Document:

EX-10.16

 EXHIBIT 10.16 

LEASE AGREEMENT 
 THIS
LEASE AGREEMENT (this “Lease”) is made this 30th day of September 2021, between ARE-NC REGION NO. 17, LLC, a Delaware limited
liability company (“Landlord”), and GREENLIGHT BIOSCIENCES INC., a Delaware corporation (“Tenant”). 
  

	 Building: 
	9 Laboratory Drive, Research Triangle Park, North Carolina 

  

	 Greenhouse:  
	The “Greenhouse” located at the Project, as more particularly shown on Exhibit B. 

  

	 Premises: 
	That portion of the Project, containing approximately 62,771 rentable square feet, consisting of (i) approximately 6,846 rentable square feet of laboratory and office space on the first floor of the Building, commonly known as Suite 100,
and approximately 40,059 rentable square feet of laboratory and office space on the third floor of the Building, commonly known as Suite 300 (collectively, the “Lab/Office Premises”), and (ii) approximately 15,866 rentable
square feet of space in the Greenhouse, commonly known as GH8 (the “Greenhouse Premises”), all as determined by Landlord, as shown on Exhibit A. 

 

	 Project: 
	The real property on which the Building and Greenhouse are located, together with all improvements thereon and appurtenances thereto as described on Exhibit B. 

 

	 Base Rent: 
	$34.00 per rentable square foot of the Lab/Office Premises per year with respect to the Lab/Office Premises, and $47.00 per rentable square foot of the Greenhouse Premises per year with respect to the Greenhouse Premises, which shall all be
subject to adjustment pursuant to Section 4 hereof. 

  

	 Rentable Area of Premises: 
	62,771 sq. ft. 

  

	 Rentable Area of Project: 
	341,820 sq. ft. 

  

	 Rentable Area of Building: 
	113,828 sq. ft. 

  

	 Rentable Area of Greenhouse: 
	47,592 sq. ft. 

  

	 Tenant’s Share of Operating Expenses of Project:  
	18.36% (13.70% with respect to the Lab/Office Premises and 4.66% with respect to the Greenhouse Premises) 

  

	 Building Share of Project:  
	33.30% 

  

	 Tenant’s Share of Operating Expenses of Building:  
	41.21% 

  

	 Greenhouse Share of Project:  
	13.98% 

  

	 Tenant Share of Operating Expenses of Greenhouse:  
	33.34% 

  

	 Security Deposit: 
	$195,039.33 

  

	 Target Greenhouse Premises Commencement Date: 
	November 15, 2021 

  

	 Target Lab/Office Premises Commencement Date: 
	July 1, 2022 

  

	 Rent Adjustment Percentage: 
	3% 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 2

  

	 Base Term: 
	Beginning on the Commencement Date and ending 11 years from the first day of the first full month following the later to occur of (i) the Lab/Office Premises Commencement Date and (ii) the Greenhouse Premises Commencement Date (the
“Latter Commencement Date”). For clarity, if the Latter Commencement Date occurs on the first day of a month, the expiration of the Base Term shall be measured from that date. If the Latter Commencement Date occurs on a day other
than the first day of a month, the Base Term shall be measured from the first day of the following month. 

  

	 Permitted Use: 
	With respect to the Lab/Office Premises: Research and development laboratory, related office and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of
Section 7 hereof. 

  

	 	With respect to the Greenhouse Premises: Plant analysis and growth room facility, greenhouse, headhouse, administrative and storage space and other uses consistent with the character of the Project and otherwise in
compliance with the provisions of Section 7 hereof. Tenant shall have exclusive use of the headhouse connected to the Greenhouse Premises. 

 

			
	Address for Rent Payment:	  	Landlord’s Notice Address:
	Alexandria Real Estate Equities, Inc.	  	26 North Euclid Avenue
	PO Box 896541	  	Pasadena, CA 91101
	Charlotte, NC 28289-6541	  	Attention: Corporate Secretary
		
	Tenant’s Notice Address:	  	
	9 Laboratory Drive, Suite 300	  	
	Research Triangle Park, NC 27709	  	
	Attention: Legal Department	  	

 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

 

			
	☒ EXHIBIT A - PREMISES DESCRIPTION	  	☒ EXHIBIT B - DESCRIPTION OF PROJECT
	☒ EXHIBIT C - WORK LETTER	  	☒ EXHIBIT D - COMMENCEMENT DATE
	☒ EXHIBIT E - RULES AND REGULATIONS	  	☒ EXHIBIT F - TENANT’S PERSONAL PROPERTY
	☒ EXHIBIT G - EXPANSION SPACE	  	

 1. Lease of Premises. Upon and subject to all of the terms and conditions hereof, Landlord hereby
leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. The portions of the Project which are for the non-exclusive use of tenants of the Project including, without limitation,
public or common restrooms, lobbies, corridors, walkways and Building entrances, are collectively referred to herein as the “Common Areas.” Tenant shall have the non-exclusive right during the
Term to use the Common Areas along with others having the right to use the Common Areas for their intended uses. Landlord reserves the right to modify Common Areas, provided that such modifications do not materially adversely affect
Tenant’s use of or access to the Premises for the Permitted Use. From and after the Commencement Date through the expiration of the Term, Tenant shall have access to the Building and the Premises 24 hours a day, 7 days a week, except in the
case of emergencies, as the result of Legal Requirements, the performance by Landlord of any installation, maintenance or repairs, or any other temporary interruptions, and otherwise subject to the terms of this Lease. 

2. Delivery; Acceptance of Premises; Commencement Date; Greenhouse Premises Commencement Date; Lab/Office Premises Commencement Date.

 (a) Commencement Date. The “Commencement Date” is the earlier to occur of (i) the Greenhouse Premises
Commencement Date and (ii) the Lab/Office Premises Commencement Date. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 3

  

 (b) Greenhouse Premises. Landlord shall use reasonable efforts to deliver the
Greenhouse Premises to Tenant on or before the Target Greenhouse Premises Commencement Date. If Landlord fails to timely deliver the Greenhouse Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this
Lease shall not be void or voidable except as provided herein. Notwithstanding anything to the contrary contained herein, if Landlord fails to deliver the Greenhouse Premises to Tenant by the date that is 120 days after the Target Greenhouse
Premises Commencement Date (as such date may be extended for Force Majeure delays and Tenant Delays, the “Greenhouse Abatement Date”), then Base Rent payable with respect to the Greenhouse Premises shall be abated 1 day for each day
after the Greenhouse Abatement Date (as such date may be amended for Force Majeure delays and Tenant Delays) that Landlord fails to deliver the Greenhouse Premises to Tenant. If Landlord does not deliver the Greenhouse Premises within 180 days of
the Target Greenhouse Premises Commencement Date for any reason other than Force Majeure delays and Tenant Delays, this Lease may be terminated by Tenant by written notice to Landlord, and if so terminated by Tenant: (a) the Security Deposit,
or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant, and (b) neither Landlord nor Tenant shall have any further rights, duties or
obligations under this Lease, except with respect to provisions which expressly survive termination of this Lease. If Tenant does not elect to void this Lease within 10 business days of the lapse of such 180 day period, such right to void this Lease
shall be waived and this Lease shall remain in full force and effect. As used herein, the terms “Tenant Improvements,” “Tenant Delays” and “Substantially Completed” shall have the meanings set forth
for such terms in the Work Letter. 
 The “Greenhouse Premises Commencement Date” shall be the date Landlord delivers the
Greenhouse Premises to Tenant. The “Greenhouse Premises Rent Commencement Date” shall be the date that is 365 days after the Greenhouse Premises Commencement Date. The period commencing on the Greenhouse Premises Commencement Date
through the day immediately preceding the Greenhouse Premises Rent Commencement Date may be referred to herein as the “Greenhouse Abatement Period.” Notwithstanding anything to the contrary contained in this Lease and the Work
Letter, Tenant acknowledges and agrees that (i) the Greenhouse Premises shall be delivered to Tenant in its then as is condition on the Greenhouse Premises Commencement Date, (ii) the Tenant Improvements with respect to the Greenhouse
Premises may be constructed by Landlord after the Greenhouse Premises Commencement Date, (iii) notwithstanding that the Tenant Improvements with respect to the Greenhouse Premises will not be completed as of the Greenhouse Premises Commencement
Date, Tenant shall nonetheless be required to pay Operating Expenses for the Greenhouse Premises from the Greenhouse Premises Commencement Date, and (iv) Tenant waives all claims against Landlord including, without limitation, for rent
abatement (excluding the Greenhouse Abatement Period) arising from Landlord completing the Tenant Improvements in the Greenhouse Premises while Tenant is occupying the Greenhouse Premises. 

Except as otherwise expressly set forth in this Lease (including Landlord’s obligations under Section 13 and
the Work Letter: (i) Tenant shall accept the Greenhouse Premises in their condition as of the Greenhouse Premises Commencement Date; (ii) Landlord shall have no obligation for any defects in the Greenhouse Premises; and
(iii) Tenant’s taking possession of the Greenhouse Premises shall be conclusive evidence that Tenant accepts the Greenhouse Premises and that the Greenhouse Premises were in good condition at the time possession was taken. Any occupancy of
the Greenhouse Premises by Tenant before the Greenhouse Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Operating Expenses. 

For the period of 60 consecutive days after the Greenhouse Premises Commencement Date, Landlord shall, at its sole cost and expense (which
shall not constitute an Operating Expense), be responsible for any repairs that are required to be made to Building Systems (as defined in Section 13) serving the Greenhouse Premises, unless Tenant or any Tenant Party was
responsible for the cause of such repair, in which case Tenant shall pay the cost. Tenant shall be entitled to receive the benefit of all warranties issued to Landlord in connection with Landlord’s Work in the Greenhouse Premises and the
Building Systems serving the Greenhouse Premises. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 4

  

 (c) Lab/Office Premises. Landlord shall use reasonable efforts to deliver
(“Deliver” or “Delivery”) the Lab/Office Premises to Tenant on or before the Target Lab/Office Premises Commencement Date with the Tenant Improvements in the Lab/Office Premises Substantially Completed. If Landlord
fails to timely Deliver the Lab/Office Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable. Notwithstanding anything to the contrary contained herein, if Landlord
fails to Deliver the Lab/Office Premises to Tenant by the date that is 120 days after the Target Lab/Office Premises Commencement Date (as such date may be extended for Force Majeure delays and Tenant Delays, the “Lab/Office Abatement
Date”), then Base Rent payable with respect to the Lab/Office Premises shall be abated 1 day for each day after the Lab/Office Abatement Date (as such date may be amended for Force Majeure delays and Tenant Delays) that Landlord fails to
Deliver the Lab/Office Premises to Tenant. As used herein, the terms “Tenant Improvements,” “Tenant Delays” and “Substantially Completed” shall have the meanings set forth for such terms in the Work
Letter. 
 The “Lab/Office Premises Commencement Date” shall be earlier of: (i) the date Landlord Delivers the
Lab/Office Premises to Tenant, or (ii) the date that Landlord could have Delivered the Lab/Office Premises to Tenant but for Tenant Delays. The “Lab/Office Premises Commencement Date” shall be earlier of: (i) the date
Landlord Delivers the Lab/Office Premises to Tenant, or (ii) the date that Landlord could have Delivered the Lab/Office Premises to Tenant but for Tenant Delays. The “Lab/Office Premises Rent Commencement Date” shall be the
earlier of (a) 365 days after the Lab/Office Premises Commencement Date, and (ii) the date Tenant conducts any business in the Lab/Office Premises or any part thereof. The period commencing on the Lab/Office Premises Commencement Date through
the day immediately preceding the Lab/Office Premises Rent Commencement Date may be referred to herein as the “Lab/Office Abatement Period.” 

Except as otherwise expressly set forth in this Lease (including Landlord’s obligations under Section 13 and
the Work Letter: (i) Tenant shall accept the Lab/Office Premises in their condition as of the Lab/Office Premises Commencement Date; (ii) Landlord shall have no obligation for any defects in the Lab/Office Premises; and
(iii) Tenant’s taking possession of the Lab/Office Premises shall be conclusive evidence that Tenant accepts the Lab/Office Premises and that the Lab/Office Premises were in good condition at the time possession was taken. Any occupancy of
the Lab/Office Premises by Tenant before the Lab/Office Premises Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Operating Expenses. 

For the period of 60 consecutive days after the Lab/Office Premises Commencement Date, Landlord shall, at its sole cost and expense (which
shall not constitute an Operating Expense), be responsible for any repairs that are required to be made to Building Systems serving the Lab/Office Premises, unless Tenant or any Tenant Party was responsible for the cause of such repair, in which
case Tenant shall pay the cost. Tenant shall be entitled to receive the benefit of all warranties issued to Landlord in connection with Landlord’s Work in the Lab/Office Premises and the Building Systems serving the Lab/Office Premises. 

Upon request of Landlord or Tenant, the parties shall execute and deliver a written acknowledgment of the Greenhouse Premises Commencement
Date, the Lab/Office Premises Commencement Date, the Greenhouse Premises Rent Commencement Date, the Lab/Office Premises Rent Commencement Date and the expiration date of the Term when such are established in the form of the “Acknowledgement of
Commencement Date” attached to this Lease as Exhibit D; provided, however, Landlord’s or Tenant’s failure to execute and deliver such acknowledgment shall not affect either party’s rights hereunder. The
“Term” of this Lease shall be the Base Term, as defined above on the first page of this Lease and the Extension Term which Tenant may elect pursuant to Section 39 hereof. 

Except as specifically provided in this Lease, Tenant agrees and acknowledges that neither Landlord nor any agent of Landlord has made any
representation or warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the conduct of Tenant’s business, and Tenant waives any implied warranty
that the Premises or the 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 5

  

 
Project are suitable for the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior
representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenant’s representations, warranties, acknowledgments and agreements
contained herein. 
 3. Rent. 

(a) Base Rent. Base Rent for the month in which the Greenhouse Premises Rent Commencement Date occurs (with respect to the Greenhouse
Premises) and Base Rent for the month in which the Lab/Office Premises Rent Commencement Date occurs (with respect to the Lab/Office Premises) and the Security Deposit shall be due and payable within 10 days after Tenant’s delivery of an
executed copy of this Lease to Landlord. Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off, equal monthly installments of Base Rent on or before the first day of each
calendar month during the Term hereof after the Greenhouse Premises Rent Commencement Date with respect to the Greenhouse Premises and after the Lab/Office Premises Rent Commencement Date with respect to the Lab/Office Premises, in lawful money of
the United States of America, at the office of Landlord for payment of Rent set forth above, or to such other person or at such other place as Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar
month shall be prorated. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in Section 5) due hereunder except for any abatement as may be expressly provided in this Lease. 

Notwithstanding anything to the contrary contained in this Lease, so long as Tenant is not in default under this Lease, for the period
commencing on the Lab/Office Premises Rent Commencement Date through the date that is 365 days after the Lab/Office Premises Rent Commencement Date, with respect to the Lab/Office Premises, Tenant shall be required to pay Base Rent with respect to
only 45,666 rentable square feet of the Lab/Office Premises (the “Lab/Office Premises Partial Abatement Period”). Commencing on the day immediately following the expiration of the Lab/Office Premises Partial Abatement Period, Tenant
shall commence paying Base Rent with respect to the entire Lab/Office Premises. 
 (b) Additional Rent. In addition to Base Rent,
Tenant agrees to pay to Landlord as additional rent (“Additional Rent”): (i) commencing on (x) the Greenhouse Premises Commencement Date with respect to the Greenhouse Premises and, (y) the Lab/Office Premises Commencement
Date with respect to the Lab/Office Premises, Tenant’s Share of “Operating Expenses” (as defined in Section 5), and (ii) any and all other amounts Tenant assumes or agrees to pay under the provisions of
this Lease, including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after any
applicable notice and cure period. 
 4. Base Rent Adjustments. 

(a) Annual Adjustments. Base Rent shall be increased on each annual anniversary of (a) the Greenhouse Premises Rent Commencement
Date (with respect to the Greenhouse Premises), and (b) the Lab/Office Premises Rent Commencement Date (with respect to the Lab/Office Premises (each an “Adjustment Date”) by multiplying the Base Rent payable immediately before
such applicable Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Base Rent payable immediately before such Adjustment Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent
adjustments for any fractional calendar month shall be prorated. 
 (b) Additional TI Allowance. In addition to the Tenant
Improvement Allowance (as defined in the Work Letter), Landlord shall, subject to the terms of the Work Letter, make available to Tenant the Additional Tenant Improvement Allowance (as defined in the Work Letter). Commencing on the

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 6

  

 
Lab/Office Premises Rent Commencement Date and continuing thereafter on the first day of each month during the Base Term, Tenant shall pay the amount necessary to fully amortize the portion of
the Additional Tenant Improvement Allowance actually funded by Landlord, if any, in equal monthly payments with interest at a rate of 7.5% per annum over the Base Term, which interest shall begin to accrue (i) on the date of Substantial
Completion of the Tenant Improvement in the Greenhouse Premises with respect to any portion of the Additional Tenant Improvement Allowance applied toward the cost of Tenant Improvements in the Greenhouse Premises, and (ii) on the date of
Substantial Completion of the Tenant Improvement in the Lab/Office Premises with respect to any portion of the Additional Tenant Improvement Allowance applied toward the cost of Tenant Improvements in the Lab Office Premises (“TI
Rent”). Any TI Rent remaining unpaid as of the expiration or earlier termination of this Lease shall be paid to Landlord in a lump sum at the expiration or earlier termination of this Lease. Tenant may, at Tenant’s option, prepay the
then-outstanding TI Rent (including applicable interest remaining unpaid) in full at any time without penalty. 
 5. Operating Expense
Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses for each calendar year during the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year.
Commencing on the Greenhouse Premises Commencement Date with respect to the Greenhouse Premises and on the Lab/Office Premises Commencement Date with respect to the Lab/Office Premises, and continuing thereafter on the first day of each month during
the Term, Tenant shall pay Landlord an amount equal to 1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated. 

The term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or accrued each
calendar year by Landlord with respect to the Building and the Greenhouse (including the Building’s Share and Greenhouse’s Share of all costs and expenses of any kind or description incurred or accrued by Landlord with respect to the
Project which are not specific to the Building or the Greenhouse) (including, without duplication, (i) Taxes (as defined in Section 9), (ii) the cost of upgrades to the Building, Greenhouse or Project or enhanced
services provided at the Building, Greenhouse and/or Project which are intended to encourage social distancing, promote and protect health and physical well-being and/or intended to limit the spread of communicable diseases and/or viruses of any
kind or nature (collectively, “Infectious Conditions”), (iii) the cost (including, without limitation, any subsidies which Landlord may provide in connection with the Amenities, provided that in no event shall Tenant be required to
pay more than Tenant’s Share of any such subsidies) of common area amenities (“Amenities”) now or hereafter located at the Project, which Amenities may include, without limitation, a fitness center, restaurant/café
and/or conference center, (iv) capital repairs and improvements amortized over the lesser of 10 years and the useful life of such capital items, and (v) the costs of Landlord’s third party property manager or, if there is no third
party property manager, administration rent in the amount of 4.0% of Base Rent (provided that during the Greenhouse Abatement Period, the Lab/Office Abatement Period and the Lab/Office Partial Abatement Period, Tenant shall nonetheless be required
to pay administration rent each month equal to the amount of the administration rent that Tenant would have been required to pay in the absence of there being a Greenhouse Abatement Period, Lab/Office Abatement Period and/or Lab/Office Partial
Abatement Period, as applicable), excluding only: 
 (a) the original construction costs of the Project and renovation prior to the date of
the Lease and costs of correcting defects in such original construction or renovation; 
 (b) capital expenditures for expansion of the
Project; 
 (c) interest, principal payments of Mortgage (as defined in Section 27) debts of Landlord, financing
costs and amortization of funds borrowed by Landlord, whether secured or unsecured; 
 (d) depreciation of the Project (except for capital
improvements, the cost of which are includable in Operating Expenses as provided above); 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary –Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 7

  

 (e) advertising, legal and space planning expenses and leasing commissions and other costs
and expenses incurred in procuring and leasing space to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants; 

(f) legal and other expenses incurred in the negotiation or enforcement of leases; 

(g) completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or performs for other tenants
within their premises, and costs of correcting defects in such work; 
 (h) costs to be reimbursed by other tenants of the Project or Taxes
to be paid directly by Tenant or other tenants of the Project, whether or not actually paid; 
 (i) salaries, wages, benefits and other
compensation paid to (i) personnel of Landlord or its agents or contractors above the position of the person, regardless of title, who has day-to-day management
responsibility for the Project or (ii) officers and employees of Landlord or its affiliates who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project; provided, however, that with respect to any
such person who does not devote substantially all of his or her employed time to the Project, the salaries, wages, benefits and other compensation of such person shall be prorated to reflect time spent on matters related to operating, managing,
maintaining or repairing the Project in comparison to the time spent on matters unrelated to operating, managing, maintaining or repairing the Project; 

(j) general organizational, administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation,
partnership, or other entity, including general corporate, legal and accounting expenses; 
 (k) costs (including attorneys’ fees and
costs of settlement, judgments and payments in lieu thereof) incurred in connection with disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or
disputes with employees, consultants, management agents, leasing agents, purchasers or mortgagees of the Building; 
 (l) costs incurred by
Landlord due to the violation by Landlord, its employees, agents or contractors or any tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7); 

(m) penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes and/or to file any tax
or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency; 

(n) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project
to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 
 (o)
costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 
 (p) costs in connection with
services (including electricity), items or other benefits of a type which are not standard for the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project,
whether or not such other tenant or occupant is specifically charged therefor by Landlord; 
 (q) costs incurred in the sale or refinancing
of the Project; 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 8

  

 (r) net income taxes of Landlord or the owner of any interest in the Project, franchise,
capital stock, gift, estate or inheritance taxes or any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein; 

(s) any costs incurred to remove, study, test or remediate Hazardous Materials in or about the Building or the Project for which Tenant is not
responsible under this Lease; and 
 (t) any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by
persons other than tenants of the Project under leases for space in the Project.  
 In addition, notwithstanding anything to the
contrary contained in this Lease, Operating Expenses incurred or accrued by Landlord with respect to any capital improvements which are reasonably expected by Landlord to reduce overall Operating Expenses (for example, without limitation, by
reducing energy usage at the Project) (the “Energy Savings Costs”) shall be amortized over a period of years equal to the least of (A) 10 years, (B) the useful life of such capital items, or (C) the quotient of
(i) the Energy Savings Costs, divided by (ii) the annual amount of Operating Expenses reasonably expected by Landlord to be saved as a result of such capital improvements. 

Within 90 days after the end of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to Tenant a
statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the previous calendar year, and (b) the total of Tenant’s payments in respect of
Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent within 30 days after
delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year Landlord shall pay the excess to Tenant within 30 days after delivery of
such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord.
Landlord’s and Tenant’s obligations to pay any overpayments or deficiencies due pursuant to this paragraph shall survive the expiration or earlier termination of this Lease. 

The Annual Statement shall be final and binding upon Tenant unless Tenant, within 60 days after Tenant’s receipt thereof, shall contest
any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. If, during such 60 day period, Tenant reasonably and in good faith questions or contests the accuracy of Landlord’s statement of
Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and records relating to the operation of the Project and such information as Landlord reasonably determines to be responsive to
Tenant’s questions (the “Expense Information”). If after Tenant’s review of such Expense Information, Landlord and Tenant cannot agree upon the amount of Tenant’s Share of Operating Expenses, then Tenant shall have
the right to have a regionally or nationally recognized independent public accounting firm selected by Tenant and approved by Landlord (which approval shall not be unreasonably withheld, conditioned or delayed), working pursuant to a fee arrangement
other than a contingent fee (at Tenant’s sole cost and expense), audit and/or review the Expense Information for the year in question (the “Independent Review”). The results of any such Independent Review shall be binding on
Landlord and Tenant. If the Independent Review shows that the payments actually made by Tenant with respect to Operating Expenses for the calendar year in question exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord
shall at Landlord’s option either (i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the excess to Tenant within 30 days after delivery of such statement, except that after the
expiration or earlier termination of this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. If the Independent Review shows that Tenant’s
payments with respect to Operating Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery of such statement. If the
Independent Review shows that Tenant has overpaid with respect to Operating Expenses by more 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 9

  

 
than 5% then Landlord shall reimburse Tenant for all costs incurred by Tenant for the Independent Review. Operating Expenses for the calendar years in which Tenant’s obligation to share
therein begins and ends shall be prorated. Notwithstanding anything set forth herein to the contrary, if the Building or Greenhouse, as applicable, is not at least 95% occupied on average during any year of the Term, Tenant’s Share of Operating
Expenses for such year shall be computed as though the Building or Greenhouse, as applicable, had been 95% occupied on average during such year. 

“Tenant’s Share of Operating Expenses of Project” shall be the percentage set forth on page 1 of this Lease as
Tenant’s Share of Operating Expenses of Project, “Tenant’s Share of Operating Expenses of Building” shall be the percentage set forth on page 1 of this Lease for Tenant’s Share of Operating Expenses of Building and
“Tenant Share of Operating Expenses of Greenhouse” shall be the percentage set forth on page 1 of this Lease as the Tenant’s Share of Operating Expenses of Greenhouse, each as may be reasonably adjusted by for changes in the
physical size of the Premises, Building, the Greenhouse or the Project occurring thereafter. Landlord and Tenant stipulate that the rentable square footages for the Premises reflected on page 1 of this Lease shall not be subject to re-measurement during the Term. Landlord may equitably increase Tenant’s Share of the Building or Greenhouse Share of Project for any item of expense or cost reimbursable by Tenant that relates to a repair,
replacement, or service that benefits only the Premises or only a portion of the Building or Project that includes the Premises or that varies with occupancy or use. Base Rent, Tenant’s Share of Operating Expenses and all other amounts payable
by Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 
 6. Security Deposit. Tenant shall
deposit with Landlord, within 10 days after Tenant’s delivery of an executed copy of this Lease to Landlord, a security deposit (the “Security Deposit”) for the performance of all of Tenant’s obligations hereunder in the
amount set forth on page 1 of this Lease, which Security Deposit shall be in the form of an unconditional and irrevocable letter of credit (the “Letter of Credit”): (i) in form and substance reasonably satisfactory to Landlord,
(ii) naming Landlord as beneficiary, (iii) expressly allowing Landlord to draw upon it at any time from time to time by delivering to the issuer notice that Landlord is entitled to draw thereunder, (iv) issued by an FDIC-insured
financial institution satisfactory to Landlord, and (v) redeemable by presentation of a sight draft in the state of North Carolina. If Tenant does not provide Landlord with a substitute Letter of Credit complying with all of the requirements
hereof at least 10 days before the stated expiration date of any then current Letter of Credit, Landlord shall have the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash without obligation for interest
thereon as the Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s
damages in case of Tenant’s default. Upon each occurrence of a Default (as defined in Section 20), Landlord may use all or any part of the Security Deposit to pay delinquent payments due under this Lease, future rent
damages, and the cost of any damage, injury, expense or liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Landlord’s right to use the Security Deposit under this
Section 6 includes the right to use the Security Deposit to pay future rent damages following the termination of this Lease pursuant to Section 21(c) below. Upon any use of all or any portion of
the Security Deposit, Tenant shall pay Landlord within 5 business days after written demand the amount that will restore the Security Deposit to the amount set forth on Page 1 of this Lease. Tenant hereby waives the provisions of any law, now or
hereafter in force which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that
Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. Upon
bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings. If Tenant shall fully
perform every provision of this Lease to be performed by Tenant, the Security Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant
(or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within 60 days after the expiration or earlier termination of this Lease. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 10

  

 If Landlord transfers its interest in the Project or this Lease, Landlord shall either
(a) transfer any Security Deposit then held by Landlord to a person or entity assuming Landlord’s obligations under this Section 6, or (b) return to Tenant any Security Deposit then held by Landlord and
remaining after the deductions permitted herein. Upon such transfer to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the
return of the Security Deposit shall apply solely against Landlord’s transferee. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation
respecting the Security Deposit is that of a debtor, not a trustee, and no interest shall accrue thereon. 
 7. Use. The Premises
shall be used solely for the Permitted Use set forth in the basic lease provisions on page 1 of this Lease, and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions
now or hereafter applicable to the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto,
“ADA”) (collectively, “Legal Requirements” and each, a “Legal Requirement”). Tenant shall, upon 5 days’ written notice from Landlord, discontinue any use of the Premises which is declared by
any Governmental Authority (as defined in Section 9) having jurisdiction to be a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void
Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a “place of public accommodation”, as
defined in the ADA or any similar legal requirement. Tenant shall reimburse Landlord promptly upon demand (and reasonable supporting documentation) for any additional premium charged for any such insurance policy by reason of Tenant’s failure
to comply with the provisions of this Section or otherwise caused by Tenant’s particular use and/or occupancy of the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the
floor or structure of the Premises, subject the Premises to use that would damage the Premises or obstruct or unreasonably interfere with the rights of Landlord or other tenants or occupants of the Project, including conducting or giving notice of
any auction, liquidation, or going out of business sale on the Premises, or using or allowing the Premises to be used for any unlawful purpose. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent
sounds or vibrations from the Premises from extending into Common Areas, or other space in the Project. Tenant shall not place any machinery or equipment weighing 500 pounds or more in or upon the Premises or transport or move such items through the
Common Areas of the Project or in the Project elevators without the prior written consent of Landlord. Except as may be provided under the Work Letter, Tenant shall not, without the prior written consent of Landlord, use the Premises in any manner
which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the Premises based upon Tenant’s Share as usually furnished for the Permitted
Use. 
 Landlord shall be responsible for the compliance of the Greenhouse Premises and the Common Areas of the Project with Legal
Requirements as of the Greenhouse Premises Commencement Date and shall be responsible for the compliance of the Lab/Office Premises with Legal Requirements as of the Lab/Office Premises Commencement Date. Following the Commencement Date, Landlord
shall, as an Operating Expense (to the extent such Legal Requirement is generally applicable to similar buildings in the area in which the Project is located) or at Tenant’s expense (to the extent such Legal Requirement is triggered by reason
of Tenant’s, as compared to other tenants of the Project, specific use of the Premises or Tenant’s Alterations) make any alterations or modifications to the Common Areas or the exterior of the Building that are required by Legal
Requirements, including the ADA. Tenant, at its sole expense, shall make any alterations or modifications to the interior of the Premises that are required by Legal Requirements (including, without limitation, compliance of the Premises with
the ADA) related to Tenant’s specific use or occupancy of the Premises, the Tenant Improvements or Tenant’s Alterations. Notwithstanding any other provision herein to the contrary and except as set forth above, Tenant shall be responsible
for any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including, without limitation, reasonable
attorneys’ fees, charges and disbursements and costs of suit) 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 11

  

 
(collectively, “Claims”) arising out of or in connection with Tenant’s failure to comply with Legal Requirements related to Tenant’s specific use or occupancy of the
Premises, the Tenant Improvements or Tenant’s Alterations, and Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any failure of the Premises to comply with
any Legal Requirement related to Tenant’s specific use or occupancy of the Premises, the Tenant Improvements or Tenant’s Alterations. 

So long as such does not materially impact the cost or design of the Tenant Improvements, Tenant acknowledges that Landlord may, but shall not
be obligated to, seek to obtain Leadership in Energy and Environmental Design (LEED), WELL Building Standard, or other similar “green” certification with respect to the Project and/or the Premises, and Tenant agrees to reasonably cooperate
with Landlord, and to provide such information and/or documentation as Landlord may reasonably request, in connection therewith. 
 8.
Holding Over. If, with Landlord’s express written consent, Tenant retains possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to
immediate termination by Landlord at any time, (ii) all of the other terms and provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full
force and effect (excluding any expansion or renewal option or other similar right or option) during such holdover period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination
of this Lease or such other amount as Landlord may indicate, in Landlord’s sole and absolute discretion, in such written consent, and (iv) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of
the Premises after the expiration or earlier termination of the Term without the express written consent of Landlord, (A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to
150% of Rent in effect during the last 30 days of the Term, and (B) Tenant shall be responsible for all damages suffered by Landlord resulting from or occasioned by Tenant’s holding over, including consequential damages. No holding over by
Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain possession of the
Premises. Acceptance by Landlord of Rent after the expiration of the Term or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease. 

9. Taxes. Landlord shall pay, as part of Operating Expenses, all taxes, levies, fees, assessments and governmental charges of any kind,
existing as of the Commencement Date, or thereafter enacted (collectively referred to as “Taxes”), imposed by any federal, state, regional, municipal, local or other governmental authority or agency, including, without limitation,
quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on or measured by or based, in whole or in part, on rent payable to (or gross receipts
received by) Landlord under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or other measure or evaluation of any kind of the Premises or the Project, or
(iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or at the direction of, or resulting from Legal Requirements, or
interpretations thereof, promulgated by any Governmental Authority, or (v) imposed as a license or other fee, charge, tax, or assessment on Landlord’s business or occupation of leasing space in the Project. Landlord may contest by
appropriate legal proceedings the amount, validity, or application of any Taxes or liens securing Taxes. Notwithstanding anything to the contrary contained in this Lease, Taxes shall not include any net income taxes, excess profits taxes, succession
taxes, estate taxes, franchise taxes, documentary transfer taxes, inheritance taxes, and gift taxes imposed on Landlord except to the extent such net income taxes are in substitution for any Taxes payable hereunder If any such Tax is levied or
assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed
against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s
property, or if the assessed valuation of the Project is increased by a value 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 12

  

 
attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, higher than the
base valuation on which Landlord from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the right, but not the obligation, to pay such
Taxes. Landlord’s determination of any excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due from Tenant to Landlord immediately upon
demand. 
 10. Parking. Subject to all applicable Legal Requirements, Force Majeure, a Taking (as defined in
Section 19 below) and the exercise by Landlord of its rights hereunder, Tenant shall have the right commencing on the Greenhouse Premises Commencement Date with respect to the Greenhouse Premises and on the Lab/Office
Premises Commencement Date with respect to the Lab/Office Premises, at no additional cost to Tenant during the Base Term, in common with other tenants of the Project pro rata in accordance with the rentable area of the Premises and the rentable
areas of the Project occupied by such other tenants, to park in those areas designated for non-reserved parking, subject in each case to Landlord’s rules and regulations. Landlord shall not be responsible
for enforcing Tenant’s parking rights against any third parties, including other tenants of the Project. 
 11. Utilities,
Services. Landlord shall provide, subject to the terms of this Section 11, water, electricity, heat, air conditioning, light, power, sewer, and other utilities (including gas and fire sprinklers to the extent the
Project is plumbed for such services), refuse and trash collection and janitorial services (collectively, “Utilities”). Except for any separately metered Utilities to the Premises, Landlord shall pay, as Operating Expenses or
subject to Tenant’s reimbursement obligation, for all Utilities used on the Premises, all maintenance charges for Utilities, and any storm sewer charges or other similar charges for Utilities imposed by any Governmental Authority or Utility
provider, and any taxes, penalties, surcharges or similar charges thereon. Landlord may cause, at Landlord’s expense, any Utilities to be separately metered or charged directly to Tenant by the provider. Tenant shall pay directly to the Utility
provider, prior to delinquency, any separately metered Utilities and services which may be furnished to Tenant or the Premises during the Term. Tenant shall pay, as part of Operating Expenses, its share of all charges for jointly metered Utilities
based upon consumption, as reasonably determined by Landlord. No interruption or failure of Utilities, from any cause whatsoever other than Landlord’s willful misconduct, shall result in eviction or constructive eviction of Tenant, termination
of this Lease or , except as otherwise provided in the immediately following paragraph, the abatement of Rent. Tenant agrees to limit use of water and sewer with respect to Common Areas to normal restroom use. 

Notwithstanding anything to the contrary set forth herein, if (i) a stoppage of an Essential Service (as defined below) to the Premises
shall occur and such stoppage is due solely to the gross negligence or willful misconduct of Landlord and not due in any part to any act or omission on the part of Tenant or any Tenant Party or any matter beyond Landlord’s reasonable control
(any such stoppage of an Essential Service being hereinafter referred to as a “Service Interruption”), and (ii) such Service Interruption continues for more than 5 consecutive business days after Landlord shall have received
written notice thereof from Tenant, and (iii) as a result of such Service Interruption, the conduct of Tenant’s normal operations in the Premises are materially and adversely affected, then, to the extent that such Service Interruption is
covered by rental interruption insurance carried by Landlord pursuant to this Lease, there shall be an abatement of one day’s Base Rent for each day during which such Service Interruption continues after such 5 business day period; provided,
however, that if any part of the Premises is reasonably useable for Tenant’s normal business operations or if Tenant conducts all or any part of its operations in any portion of the Premises notwithstanding such Service Interruption, then the
amount of each daily abatement of Base Rent shall only be proportionate to the nature and extent of the interruption of Tenant’s normal operations or ability to use the Premises. The rights granted to Tenant under this paragraph shall be
Tenant’s sole and exclusive remedy resulting from a failure of Landlord to provide services, and Landlord shall not otherwise be liable for any loss or damage suffered or sustained by Tenant resulting from any failure or cessation of services.
For purposes hereof, the term “Essential Services” shall mean the following services: HVAC service, water, sewer and electricity, but in each case only to the extent that Landlord has an obligation to provide same to Tenant under
this Lease. The provisions of this paragraph shall only apply as long as the original Tenant is the tenant occupying the Premises under this Lease and shall not apply to any assignee or sublessee. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 13

  

 Landlord’s sole obligation for either providing emergency generators or providing
emergency back-up power to Tenant shall be: (i) to provide emergency generators with not less than the capacity of the emergency generators located in the Building as of the Lab/Office Premises
Commencement Date, and (ii) to contract with a third party to maintain the emergency generators as per the manufacturer’s standard maintenance guidelines. Except as otherwise provided in the immediately preceding sentence, Landlord shall
have no obligation to provide Tenant with operational emergency generators or back-up power or to supervise, oversee or confirm that the third party maintaining the emergency generators is maintaining the
generators as per the manufacturer’s standard guidelines or otherwise. Landlord shall, upon written request from Tenant (not more frequently than once per calendar year), make available for Tenant’s inspection the maintenance contract and
maintenance records for the emergency generators for the 12 month period immediately preceding Landlord’s receipt of Tenant’s written request. During any period of replacement, repair or maintenance of the emergency generators when
the emergency generators are not operational, including any delays thereto due to the inability to obtain parts or replacement equipment, Landlord shall have no obligation to provide Tenant with an alternative
back-up generator or generators or alternative sources of back-up power. Tenant expressly acknowledges and agrees that Landlord does not guaranty that such emergency
generators will be operational at all times or that emergency power will be available to the Premises when needed.  

Notwithstanding anything to the contrary contained herein, Tenant shall have the right, at Tenant’s cost, to install one emergency
generator exclusively serving the Premises, and related screening of a design and type reasonably acceptable to Landlord (the “Dedicated Emergency Generator”) in the portion of the Project designated by Landlord and reasonably
acceptable to Tenant (“Generator Area”). Commencing on the date such Dedicated Emergency Generator is installed, Tenant shall have all of the obligations under this Lease with respect to the Generator Area as though the Generator
Area were part of the Premises including, without limitation, the delivery of a Decommissioning and HazMat Closure Plan (as defined in Section 28) with respect to the Generator Area pursuant to
Section 28, except that Tenant shall not be required to pay Base Rent with respect to the Generator Area. If the Generator Area is located in the parking areas serving the Project, then number of parking spaces available to
Tenant under this Lease may be reduced by the number of parking spaces impacted by the Generator Area, if any. Tenant shall retain ownership of and remove the Dedicated Emergency Generator at the expiration or earlier termination of this Lease. At
the expiration or earlier termination of this Lease, Tenant shall restore the Generator Area to substantially its condition prior to the installation of the Dedicated Emergency Generator and shall otherwise surrender the Generator Area free of any
debris and trash and free of any Hazardous Materials. Landlord shall have no obligation to make any repairs or improvements to the Dedicated Emergency Generator or the Generator Area and Tenant shall maintain the Dedicated Emergency Generator and
the Generator Area, at Tenant’s sole cost and expense, in good repair and condition during the Term. 
 Tenant agrees to provide
Landlord with access to Tenant’s water and/or energy usage data on a monthly basis, either by providing Tenant’s applicable utility login credentials to Landlord’s Measurabl online portal, or by another delivery method reasonably
agreed to by Landlord and Tenant. The costs and expenses incurred by Landlord in connection with receiving and analyzing such water and/or energy usage data (including, without limitation, as may be required pursuant to applicable Legal
Requirements) shall be included as part of Operating Expenses. 
 12. Alterations and Tenant’s Property. Any alterations,
additions, or improvements made to the Premises by or on behalf of Tenant, including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding the Tenant Improvements, installation, removal or
realignment of furniture systems (other than removal of furniture systems owned or paid for by Landlord) not involving any modifications to the structure or connections (other than by ordinary plugs or jacks) to Building Systems
(“Alterations”) shall be subject to Landlord’s prior written consent, which may be given or withheld in Landlord’s sole discretion if any such Alteration affects the structure or Building Systems and shall not be otherwise
unreasonably withheld. Tenant may construct nonstructural, cosmetic Alterations in the Premises without Landlord’s prior approval if the aggregate cost of all such work in any 12 month period does not exceed $50,000.00 (a “Notice-Only
Alteration”), provided Tenant notifies Landlord in writing of such intended Notice-Only Alteration, and such notice shall be accompanied by 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 14

  

 
plans, specifications, work contracts and such other information concerning the nature and cost of the Notice-Only Alteration as may be reasonably requested by Landlord, which notice and
accompanying materials shall be delivered to Landlord not less than 15 business days in advance of any proposed construction. If Landlord approves any Alterations, Landlord may impose such conditions on Tenant in connection with the
commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s reasonable discretion. Any request for approval shall be in writing, delivered not less than 15 business days in advance of any proposed
construction, and accompanied by plans, specifications, bid proposals, work contracts and such other information concerning the nature and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing
addresses of all persons performing work or supplying materials. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans and
specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and
expense any alteration or modification required by Legal Requirements as a result of any Alterations. Tenant shall pay to Landlord, as Additional Rent, within 10 days after demand an amount equal to 2% of all “hard costs” incurred by
Tenant or its contractors or agents in connection with any Alteration to cover Landlord’s overhead and expenses for plan review, coordination, scheduling and supervision. Before Tenant begins any Alteration, Landlord may post on and about the
Premises notices of non-responsibility pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by reason of faulty work
done by Tenant or its contractors, delays caused by such work, or inadequate cleanup. 
 With respect to any Alterations exceeding
$50,000.00, Landlord shall have the right to required Tenant to furnish security or make other arrangements satisfactory to Landlord to assure payment for the completion of such Alterations work free and clear of liens. With respect to all
Alterations, Tenant shall provide (and cause each contractor or subcontractor to provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting
Landlord against liability for personal injury or property damage during construction. Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who
did the work and final lien waivers from all such contractors and subcontractors; and (ii) “as built” plans for any such Alteration. 

Except for Removable Installations (as hereinafter defined), all Installations (as hereinafter defined) shall be and shall remain the property
of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term, and shall remain upon and be surrendered with the Premises as a part thereof. Notwithstanding
the foregoing, Landlord may, at the time its approval of any such Installation is requested, notify Tenant that Landlord requires that Tenant remove such Installation upon the expiration or earlier termination of the Term, in which event Tenant
shall remove such Installation in accordance with the immediately succeeding sentence. Upon the expiration or earlier termination of the Term, Tenant shall remove (i) all wires, cables or similar equipment which Tenant has installed in the
Premises or in the risers or plenums of the Building, (ii) any Installations for which Landlord has given Tenant notice of removal in accordance with the immediately preceding sentence, and (iii) all of Tenant’s Property (as
hereinafter defined), and Tenant shall restore and repair any damage caused by or occasioned as a result of such removal, including, without limitation, capping off all such connections behind the walls of the Premises and repairing any holes.
During any restoration period beyond the expiration or earlier termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. If Landlord is requested by Tenant or any lender, lessor
or other person or entity claiming an interest in any of Tenant’s Property to waive any lien Landlord may have against any of Tenant’s Property, and Landlord consents to such waiver, then Landlord shall be entitled to be paid as
administrative rent a fee of $1,000 per occurrence for its time and effort in preparing and negotiating such a waiver of lien. 
 For
purposes of this Lease, (x) “Removable Installations” means any items listed on Exhibit F attached hereto and any items agreed by Landlord in writing to be included on Exhibit F in the future,
(y) ”Tenant’s Property” means Removable Installations and, other than Installations, any personal 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 15

  

 
property, trade fixtures or equipment of Tenant that may be removed without material damage to the Premises, and (z) ”Installations” means all property of any kind paid for
with the TI Fund, all Alterations, all fixtures, and all partitions, hardware, built-in machinery, built-in casework and cabinets and other similar additions, equipment,
property and improvements built into the Premises so as to become an integral part of the Premises, including, without limitation, fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power generator and transfer switch. 

Notwithstanding anything to the contrary contained herein, Tenant shall not be required to remove or restore the Tenant Improvements at the
expiration or earlier termination of the Term, nor shall Tenant have any right to remove any of the Tenant Improvements at any time. 
 13.
Landlord’s Repairs. Landlord, as an Operating Expense, shall maintain all of the structural, exterior, parking and other Common Areas of the Project, including HVAC, plumbing, fire sprinklers, elevators and all other building systems
serving the Premises and other portions of the Project (“Building Systems”), in good repair, reasonable wear and tear and uninsured losses and damages caused by Tenant, or by any of Tenant, or by any of Tenant’s assignees,
sublessees, licensees, agents, servants, employees, invitees and contractors (or any of Tenant’s assignees, sublessees and/or licensees respective agents, servants, employees, invitees and contractors) (collectively, “Tenant
Parties”) excluded. Losses and damages caused by Tenant or any Tenant Party shall be repaired by Landlord, to the extent not covered by insurance, at Tenant’s sole cost and expense. Landlord reserves the right to stop Building Systems
services when necessary (i) by reason of accident or emergency, or (ii) for planned repairs, alterations or improvements, which are, in the reasonable judgment of Landlord, desirable or necessary to be made, until said repairs, alterations
or improvements shall have been completed. Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption; provided, however, that Landlord shall, except in
case of emergency, make a commercially reasonable effort to give Tenant 48 hours advance notice of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations or improvements. Landlord shall use reasonable efforts
to minimize interference with Tenant’s operations in the Premises during such planned stoppages of Building Systems. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Section, after
which Landlord shall make a commercially reasonable effort to promptly and diligently effect such repair. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an
unreasonable time after Tenant’s written notice of the need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s expense and agrees that the
parties’ respective rights with respect to such matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by
Section 18. 
 14. Tenant’s Repairs. Subject to Sections 13, 18 and 19 hereof,
Tenant, at its expense, shall repair, replace and maintain in good condition, reasonable wear and tear and damage by fire or other casualty excepted) all portions of the Premises, including, without limitation, entries, doors, ceilings, interior
windows, interior walls, and the interior side of demising walls. Should Tenant fail to make any such repair or replacement or fail to maintain the Premises, Landlord shall give Tenant written notice of such failure. If Tenant fails to commence cure
of such failure within 10 business days of Landlord’s notice, and thereafter diligently prosecute such cure to completion, Landlord may perform such work and shall be reimbursed by Tenant within 15 business days after demand therefor; provided,
however, that if such failure by Tenant creates or could reasonably create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the actual costs of such cure from Tenant. Subject to
Sections 17 and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party. 

15. Mechanic’s Liens. Tenant shall discharge, by bond or otherwise, any mechanic’s lien filed against the Premises or against
the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 15 business days after Tenant receives notice of the 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 16

  

 
filing thereof, at Tenant’s sole cost and shall otherwise keep the Premises and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by
Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have the right, but not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project
and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease or finance the acquisition of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of
Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing Statement filed as a matter of public record by any lessor or creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is
applicable only to removable personal property of Tenant located within the Premises. In no event shall the address of the Project be furnished on the statement without qualifying language as to applicability of the lien only to removable personal
property, located in an identified suite held by Tenant. 
 16. Indemnification. Tenant hereby indemnifies and agrees to defend, save
and hold Landlord, its officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signators (collectively, “Landlord Indemnified Parties”) harmless from and
against any and all Claims for injury or death to persons or damage to property occurring within or about the Premises or the Project arising directly or indirectly out of use or occupancy of the Premises or the Project by Tenant or any Tenant
Parties (including, without limitation, any act, omission or neglect by Tenant or any Tenant’s Parties in or about the Premises or at the Project) or a breach or default by Tenant in the performance of any of its obligations hereunder, except
to the extent caused by the willful misconduct or gross negligence of Landlord Indemnified Parties. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of
records kept within the Premises). Tenant further waives any and all Claims for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records).
Landlord Indemnified Parties shall not be liable for any damages arising from any act, omission or neglect of any tenant in the Project or of any other third party or Tenant Parties. 

17. Insurance. Landlord shall maintain all risk property and, if applicable, sprinkler damage insurance covering the full replacement
cost of the Project (including the Tenant Improvements). Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than $2,000,000 for bodily injury and property damage with respect to
the Project. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to, flood, environmental hazard and earthquake, loss or failure of building equipment,
errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds for employees employed to perform services and insurance for any improvements installed by Tenant or which are in
addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the Project. All such insurance shall be included as part of the Operating Expenses. The Project may be included in a
blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional
insurance which Landlord reasonably documents to be as a result of Tenant’s particular use of the Premises and provided that Tenant has a reasonable opportunity to cease said particular use/activity prior to incurring any such costs. 

 Tenant, at its sole cost and expense, shall maintain during the Term: all risk property insurance with business interruption and extra
expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense; workers’ compensation insurance with no less than the minimum limits required by law;
employer’s liability insurance with employers liability limits of $1,000,000 bodily injury by accident – each accident, $1,000,000 bodily injury by disease – policy limit, and $1,000,000 bodily injury by disease – each employee;
and commercial general liability insurance, with a minimum limit of not less than $4,000,000 per occurrence for bodily injury and property damage with respect to the Premises. The commercial general liability insurance maintained by Tenant shall
name Alexandria Real Estate Equities, Inc., and Landlord, its officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signators (collectively, “Landlord Insured
Parties”), as additional insureds; insure on an occurrence and 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 17

  

 
not a claims-made basis; be issued by insurance companies which have a rating of not less than policyholder rating of A and financial category rating of at least Class X in “Best’s
Insurance Guide”; shall not be cancelable for nonpayment of premium unless 30 days prior written notice shall have been given to Landlord from the insurer; not contain a hostile fire exclusion; contain a contractual liability endorsement; and
provide primary coverage to Landlord Insured Parties (any policy issued to Landlord Insured Parties providing duplicate or similar coverage shall be deemed excess over Tenant’s policies, regardless of limits). Certificates of insurance showing
the limits of coverage required hereunder and showing Landlord as an additional insured, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant (i) concurrent with
Tenant’s delivery to Landlord of a copy of this Lease executed by Tenant, and (ii) prior to each renewal of said insurance. Tenant’s policy may be a “blanket policy” with an aggregate per location endorsement which
specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5 days prior to the expiration of such policies, furnish Landlord with renewal certificates. 

In each instance where insurance is to name Landlord as an additional insured, Tenant shall upon written request of Landlord also designate
and furnish certificates so evidencing Landlord as additional insured to: (i) any lender of Landlord holding a security interest in the Project or any portion thereof, (ii) the landlord under any lease wherein Landlord is tenant of the
real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other underlying lease rather than that of a fee owner, and/or (iii) any management company retained by Landlord to
manage the Project. 
 The property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all
rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers, agents, invitees and contractors (“Related Parties”), in connection with any loss or damage
thereby insured against. Neither party nor its respective Related Parties shall be liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained hereunder, and each party waives any
claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to insure its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant
hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from
any cause whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the other’s insurer. 

Landlord may require insurance policy limits to be raised to conform with requirements of Landlord’s lender and/or to bring coverage
limits to levels then being generally required of new tenants within the Project; provided, however, that the increased amount of coverage is consistent with coverage amounts then being required by institutional owners of similar projects with
tenants occupying similar size premises in the geographical area in which the Project is located. 
 18. Restoration. If, at any time
during the Term, the Project or the Premises are damaged or destroyed by a fire or other insured casualty, Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take
to restore the Project or the Premises, as applicable (the “Restoration Period”). If the Restoration Period is estimated to exceed 12 months (the “Maximum Restoration Period”), Landlord may, in such notice, elect to
terminate this Lease as of the date that is 75 days after the date of discovery of such damage or destruction; provided, however, that notwithstanding Landlord’s election to restore, Tenant may elect to terminate this Lease by written
notice to Landlord delivered within 5 business days of receipt of a notice from Landlord estimating a Restoration Period for the Premises longer than the Maximum Restoration Period. Unless either Landlord or Tenant so elects to terminate this Lease,
Landlord shall, subject to receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises (excluding the improvements installed by Tenant or by Landlord and paid for by
Tenant unless covered by the insurance Landlord maintains as an Operating Expense 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 18

  

 
hereunder, in which case such improvements shall be included, to the extent of such insurance proceeds, in Landlord’s restoration), subject to delays arising from the collection of insurance
proceeds, from Force Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and restore the Premises issued by any Governmental Authority having jurisdiction over the use, storage,
handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (as defined in Section 30) in, on or about the Premises (collectively referred to herein as “Hazardous Materials
Clearances”); provided, however, that if repair or restoration of the Premises is not substantially complete as of the end of the Maximum Restoration Period or, if longer, the Restoration Period, Landlord may, in its sole and
absolute discretion, elect not to proceed with such repair and restoration, or Tenant may by written notice to Landlord delivered within 5 business days of the expiration of the Maximum Restoration Period or, if longer, the Restoration Period, elect
to terminate this Lease, in which event Landlord shall be relieved of its obligation to make such repairs or restoration and this Lease shall terminate as of the date that is 75 days after the later of: (i) discovery of such damage or
destruction, or (ii) the date all required Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior to such election by Landlord or Tenant. 

Tenant, at its expense, shall promptly perform, subject to delays arising from the collection of insurance proceeds, from Force Majeure (as
defined in Section 34) events or to obtain Hazardous Material Clearances, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and
commence doing business in accordance with this Lease. Notwithstanding the foregoing, Landlord may terminate this Lease if the Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more than 2
months to repair such damage, or if insurance proceeds are not available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances are obtained until the Premises are repaired and restored, in the proportion
which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises, unless Landlord provides Tenant with other space during the period of repair that is suitable for the temporary conduct of Tenant’s
business. In the event that no Hazardous Material Clearances are required to be obtained by Tenant with respect to the Premises, rent abatement shall commence on the date of discovery of the damage or destruction. Such abatement shall be the
sole remedy of Tenant, and except as provided in this Section 18, Tenant waives any right to terminate the Lease by reason of damage or casualty loss. 

The provisions of this Lease, including this Section 18, 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, or any other portion of the Project, and any statute or regulation which is now or may hereafter be in effect shall have no application to this Lease or any
damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing that this Section 18 sets forth their entire understanding and agreement with respect to
such matters. 
 19. Condemnation. If the whole or any material part of the Premises or the Project is taken for any public or
quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking would in Landlord’s reasonable
judgment, materially interfere with or impair Landlord’s ownership or operation of the Project or would in the reasonable judgment of Landlord and Tenant either prevent or materially interfere with Tenant’s use of the Premises (as
resolved, if the parties are unable to agree, by arbitration by a single arbitrator with the qualifications and experience appropriate to resolve the matter and appointed pursuant to and acting in accordance with the rules of the American
Arbitration Association), then upon written notice by Landlord or Tenant to the other this Lease shall terminate and Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided
above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially reasonable under the circumstances to their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square
footage of the Premises, Tenant’s Share of Operating Expenses and the Rent payable hereunder during the unexpired Term shall be reduced to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall
be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 19

  

 
Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the
condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby
waives any and all rights it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 

20. Events of Default. Each of the following events shall be a default (“Default”) by Tenant under this Lease: 

(a) Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder when due; provided, however, that
Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 3 days of any such notice not more than once in any 12 month period and Tenant agrees that such notice shall be in lieu of and not in addition to, or shall be
deemed to be, any notice required by law. 
 (b) Insurance. Any insurance required to be maintained by Tenant pursuant to this Lease
shall be canceled or terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement insurance at least 10 days before the
expiration of the current coverage. 
 (c) Abandonment. Tenant shall abandon the Premises. Tenant shall not be deemed to have
abandoned the Premises if Tenant provides Landlord with reasonable advance notice prior to vacating and, at the time of vacating the Premises, (i) Tenant completes Tenant’s obligations under the Decommissioning and HazMat Closure Plan in
compliance with Section 28, (ii) Tenant has obtained the release of the Premises of all Hazardous Materials Clearances and the Premises are free from any residual impact from the Tenant HazMat Operations and provides
reasonably detailed documentation to Landlord confirming such matters, (iii) Tenant has made reasonable arrangements with Landlord for the security of the Premises for the balance of the Term, and (iv) Tenant continues during the balance
of the Term to satisfy and perform all of Tenant’s obligations under this Lease as they come due. 
 (d) Improper Transfer.
Tenant shall assign, sublease or otherwise transfer or attempt to transfer all or any portion of Tenant’s interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached,
executed upon, or otherwise judicially seized and such action is not released within 90 days of the action. 
 (e) Liens. Tenant
shall fail to discharge or otherwise obtain the release of any lien placed upon the Premises in violation of this Lease within 15 days after receipt of notice of any such lien being filed against the Premises. 

(f) Insolvency Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall: (A) make a general
assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization,
arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a
“Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an
individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity) other than in connection with a Permitted Assignment (as defined in
Section 22(b)). 
 (g) Estoppel Certificate or Subordination Agreement. Tenant fails to execute any
document required from Tenant under Sections 23 or 27 within 5 business days after a second notice requesting such document. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 20

  

 (h) Other Defaults. Tenant shall fail to comply with any provision of this Lease other
than those specifically referred to in this Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a period of 30 days after written notice thereof from Landlord to Tenant. 

Any notice given under Section 20(h) hereof shall: (i) specify the alleged default, (ii) demand that Tenant cure such
default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise
in such notice; provided that if the nature of Tenant’s default pursuant to Section 20(h) is such that it cannot be cured by the payment of money and reasonably requires more than 30 days to cure, then Tenant
shall not be deemed to be in default if Tenant commences such cure within said 30 day period and thereafter diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later than 90 days from
the date of Landlord’s notice. 
 21. Landlord’s Remedies. 

(a) Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of
Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum or the highest rate permitted
by law (the “Default Rate”), whichever is less, shall be payable to Landlord on demand as Additional Rent. Nothing herein shall be construed to create or impose a duty on Landlord to mitigate any damages resulting from Tenant’s
Default hereunder. 
 (b) Late Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to
incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges which may be imposed on
Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due, Tenant shall pay to Landlord an additional sum equal to 6% of the
overdue Rent as a late charge. Notwithstanding the foregoing, before assessing a late charge the first time in any calendar year, Landlord shall provide Tenant written notice of the delinquency and will waive the right if Tenant pays such
delinquency within 5 days thereafter. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the late charge, Rent not paid
when due shall bear interest at the Default Rate from the 5th day after the date due until paid. 
 (c) Remedies. Upon the occurrence
of a Default, Landlord, at its option, without further notice or demand to Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies,
each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever. 
 (i) Terminate this
Lease, or at Landlord’s option, Tenant’s right to possession only, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, in accordance with legal process, 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; 
 (ii) Upon any termination of this Lease, whether pursuant to the
foregoing Section 21(c)(i) or otherwise, Landlord may recover from Tenant the following: 
 (A) The
worth at the time of the award of any unpaid rent which has been earned at the time of such termination; plus 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 21

  

 (B) The worth at the time of award of the amount by which the unpaid rent
which would have been earned under the Lease after termination until the scheduled expiration of the balance of the Term exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided for the period between the
termination of the Lease and the scheduled expiration of the balance of the Term; plus 
 (C) 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, customary 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

 (D) 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 21 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 Section 21(c)(ii)(A) above, the “worth at the time of award” shall be
computed by allowing interest at the Default Rate. As used in Section 21(c)(ii)(B) 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 1%. 
 (iii) Landlord may continue this Lease in effect after
Tenant’s Default and recover rent as it becomes due (Landlord and Tenant hereby agreeing that Tenant has the right to sublet or assign hereunder, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this
Lease following a Default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes due. 

(iv) Whether or not Landlord elects to terminate this Lease following a Default by Tenant, 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. Upon 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. 
 (v) Independent of the exercise of
any other remedy of Landlord hereunder or under applicable law, Landlord may conduct an environmental test of the Premises as generally described in Section 30(d) hereof, at Tenant’s expense. 

(d) Effect of Exercise. Exercise by Landlord of any remedies hereunder or otherwise available shall not be deemed to be an acceptance
of surrender of the Premises and/or a termination of this Lease by Landlord, it being understood that such surrender and/or termination can be effected only by the express written agreement of Landlord and Tenant. Any law, usage, or custom to the
contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in
accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same and shall not be deemed a waiver of Landlord’s
right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of Rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 22

  

 
Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of
notice of Landlord’s intention to re-enter, re-take or otherwise obtain possession of the Premises as provided in any statute, or to institute legal proceedings to
that end, and also waives all right of redemption in case Tenant shall be dispossessed by a judgment or by warrant of any court or judge. Any reletting of the Premises or any portion thereof shall be on such terms and conditions as Landlord in its
sole discretion may determine. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting or otherwise to
mitigate any damages arising by reason of Tenant’s Default. 
 22. Assignment and Subletting. 

(a) General Prohibition. Without Landlord’s prior written consent subject to and on the conditions described in this
Section 22, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant
any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. Other than in connection with a Permitted Assignment, if Tenant is a corporation, partnership or limited liability company, the
shares or other ownership interests thereof which are not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers
whereby more than 50% of the issued and outstanding shares or other ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity or
entities which were owners thereof at time of execution of this Lease to persons or entities who were not owners of shares or other ownership interests of the corporation, partnership or limited liability company at time of execution of this Lease,
shall be deemed an assignment of this Lease requiring the consent of Landlord as provided in this Section 22. 

(b) Permitted Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise transfer this Lease or sublet the Premises,
other than pursuant to a Permitted Assignment (as defined below), then at least 10 business days, but not more than 60 business days, before the date Tenant desires the assignment or sublease to be effective (the “Assignment Date”),
Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises and any Hazardous Materials proposed to be used, stored
handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms and conditions of the proposed assignment or sublease,
including a copy of any proposed assignment or sublease in its substantially final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its consent. Landlord may, by giving
written notice to Tenant within 10 business days after receipt of the Assignment Notice: (i) grant such consent (provided that Landlord shall further have the right to review and approve or disapprove the proposed form of sublease prior to the
effective date of any such subletting), (ii) refuse such consent, in its reasonable discretion; or (iii) except with respect to Permitted Assignments, with respect to (x) any assignment or (y) any sublease that would result in more
than 50% of the Premises being subleased for substantially the remainder of the Term, terminate this Lease with respect to the space described in the Assignment Notice as of the Assignment Date (an “Assignment Termination”). Among
other reasons, it shall be reasonable for Landlord to withhold its consent in any of these instances: (1) the proposed assignee or subtenant is a governmental agency; (2) in Landlord’s reasonable judgment, the use of the Premises by
the proposed assignee or subtenant would entail any alterations that would lessen the value of the leasehold improvements in the Premises, or would require increased services by Landlord; (3) in Landlord’s reasonable judgment, the proposed
assignee or subtenant is engaged in areas of scientific research or other business concerns that are controversial such that they may (i) attract or cause negative publicity for or about the Building or the Project, (ii) negatively affect
the reputation of the Building, the Project or Landlord, (iii) attract protestors to the Building or the Project, or (iv) lessen the attractiveness of the Building or the Project to any tenants or prospective tenants, purchasers or
lenders; (4) in Landlord’s reasonable judgment, the proposed assignee lacks the creditworthiness to support the financial obligations it will incur under the proposed assignment; (5) in Landlord’s reasonable judgment,

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 23

  

 
the character, reputation, or business of the proposed assignee or subtenant is inconsistent with the desired tenant-mix or the quality of other tenancies
in the Project or is inconsistent with the type and quality of the nature of the Building; (6) Landlord has received from any prior landlord to the proposed assignee or subtenant a negative report concerning such prior landlord’s
experience with the proposed assignee or subtenant; (7) Landlord has experienced previous defaults by or is in litigation with the proposed assignee or subtenant; (8) the use of the Premises by the proposed assignee or subtenant will
violate any applicable Legal Requirement; (9) the proposed assignee or subtenant is an entity with whom Landlord is then-negotiating to lease space in the Project; or (10) the assignment or sublease is prohibited by Landlord’s lender.
If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw such Assignment Notice by written notice to Landlord of such election within 5 business days after Landlord’s notice
electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall continue in full force and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted,
shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice,
shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall pay to Landlord a fee equal to Two Thousand Five Hundred Dollars ($2,500) in connection with its consideration of any Assignment
Notice and/or its preparation or review of any consent documents. Notwithstanding the foregoing, Landlord’s consent to an assignment of this Lease or a subletting of any portion of the Premises to any entity controlling, controlled by or under
common control with Tenant (a “Control Permitted Assignment”) shall not be required, provided that Landlord shall have the right to approve the form (in its reasonable discretion) of any such sublease or assignment. In addition,
Tenant shall have the right to assign this Lease, upon 30 days prior written notice to Landlord but without obtaining Landlord’s prior written consent, to a corporation or other entity which is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or substantially all of the assets or the ownership interests of Tenant provided that
(i) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a good business purpose and not principally for the purpose of transferring the Lease, and (ii) the net worth (as determined in accordance with
generally accepted accounting principles (“GAAP”)) of the assignee is not less than the net worth (as determined in accordance with GAAP) of Tenant as of the date of Tenant’s most current quarterly or annual financial
statements, and (iii) such assignee shall agree in writing to assume all of the terms, covenants and conditions of this Lease (a “Corporate Permitted Assignment”). Control Permitted Assignments and Corporate Permitted
Assignments are hereinafter referred to as “Permitted Assignments.” 
 (c) Additional Conditions. As a condition to
any such assignment or subletting, whether or not Landlord’s consent is required, Landlord may require: 
 (i) that any
assignee or subtenant agree, in writing at the time of such assignment or subletting, that if Landlord gives such party written notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant
directly to Landlord, which payments will be received by Landlord without any liability except to credit such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should
this Lease be terminated for any reason; provided, however, in no event shall Landlord or its successors or assigns be obligated to accept such attornment; and 

(ii) A list of Hazardous Materials, certified by the proposed assignee or sublessee to be true and correct, which the proposed
assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents relating to such use, storage, handling, treatment, generation, release or disposal of
Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation: permits; approvals; reports and correspondence; storage and management plans;
plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given its written consent to do so, which consent may be withheld in
Landlord’s sole and absolute discretion); and all closure plans or any other documents 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 24

  

 
required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks. Neither Tenant nor any
such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials
or hazardous activities. 
 (d) No Release of Tenant, Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant
and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of Rent and for compliance with all of Tenant’s other obligations under this Lease.
If the Rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto in any form) exceeds the sum of the rental
payable under this Lease, (excluding however, any Rent payable under this Section) and actual and reasonable brokerage fees, legal costs and any design or construction fees directly related to and required pursuant to the terms of any such sublease)
(“Excess Rent”), then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 30 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any part
thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee or a receiver for Tenant appointed on Landlord’s
application, may collect such rent and apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect such rent. 

(e) No Waiver. The consent by Landlord to an assignment or subletting shall not relieve Tenant or any assignees of this Lease or any
sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under the Lease. The acceptance of Rent
hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent to any subletting, assignment or
other transfer of the Premises. 
 (f) Prior Conduct of Proposed Transferee. Notwithstanding any other provision of this
Section 22, if (i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in connection with Hazardous Materials contaminating a
property, where the contamination resulted from such party’s action or use of the property in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued by any Governmental Authority in connection with the
use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority), or (iii) because of the
existence of a pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible party in connection with the remediation of such pre-existing environmental condition would be materially increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall have the absolute right, in the
exercise of Landlord’s good faith sole discretion, to refuse to consent to any assignment or subletting to any such party. Landlord shall not act in an arbitrary and capricious manner in electing whether to grant or withhold such consent.
 
 23. Estoppel Certificate. Tenant shall, within 10 business days after receipt of written notice from Landlord, execute,
acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such
modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that, to Tenant’s knowledge, there are not any
uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of this Lease or the Premises as may be reasonably requested
thereon. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 25

  

 
to deliver such statement within such time shall, at the option of Landlord, constitute a Default under this Lease, and, in any event, shall be conclusive upon Tenant that the Lease is in full
force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 

24. Quiet Enjoyment. So long as Tenant is not in Default under this Lease, Tenant shall, subject to the terms of this Lease, at all
times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. 
 25.
Prorations. All prorations required or permitted to be made hereunder shall be made on the basis of a 360 day year and 30 day months. 

26. Rules and Regulations. Tenant shall, at all times during the Term and any extension thereof, comply with all reasonable rules and
regulations at any time or from time to time established by Landlord covering use of the Premises and the Project, which rules and regulations shall be applied in a non-discriminatory manner, not unreasonably
and materially interfere with Tenant’s use and enjoyment of the Premises for the Permitted Use, and Landlord shall provide reasonable advance written notice thereof. Such rules and regulations may include, without limitation, rules and
regulations which are intended to encourage social distancing, promote and protect health and physical well-being within the Building and the Project and/or intended to limit the spread of Infectious Conditions. The current rules and regulations are
attached hereto as Exhibit E. Landlord shall not enact new rules and regulations simply as a means to increase the Rent paid by Tenant under this Lease. If there is any conflict between said rules and regulations and other provisions of this
Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and shall not enforce such rules and regulations in a
discriminatory manner. 
 27. Subordination. This Lease and Tenant’s interest and rights hereunder are hereby made and shall be
subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and
extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided, however that so long as there is no Default hereunder, Tenant’s right to possession of the Premises shall not be disturbed
by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to execute, acknowledge and deliver such instruments, confirming such subordination, and
such instruments of attornment as shall be reasonably requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenant’s quiet enjoyment of the
Premises as set forth in Section 24 hereof. Notwithstanding the foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon
this Lease shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording and in that event such Holder shall have the same rights with respect to this Lease as though this Lease had been executed
prior to the execution, delivery and recording of such Mortgage and had been assigned to such Holder. The term “Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other
encumbrances, and any reference to the “Holder” of a Mortgage shall be deemed to include the beneficiary under a deed of trust. As of the date of this Lease, there is no existing Mortgage encumbering the Project. 

Upon written request from Tenant, Landlord agrees to use reasonable efforts to cause the Holder of any future Mortgage to enter into a
subordination, non-disturbance and attornment agreement (“SNDA”) with Tenant with respect to this Lease. The SNDA shall be on the form proscribed by the Holder and Tenant shall pay the
Holder’s fees and costs in connection with obtaining such SNDA; provided, however, that Landlord shall request that Holder make any reasonable changes to the SNDA requested by Tenant. Landlord’s failure to cause the Holder to enter into
the SNDA with Tenant (or make any of the changes requested by Tenant) despite such efforts shall not be a default by Landlord under this Lease. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 26

  

 28. Surrender. Upon the expiration of the Term or earlier termination of Tenant’s
right of possession, Tenant shall surrender the Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept,
used, stored, handled, treated, generated in, or released or disposed of from, the Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances,
broom clean, ordinary wear and tear and casualty loss and condemnation covered by Sections 18 and 19 excepted. At least 3 months prior to the surrender of the Premises or such earlier date as Tenant may elect to
cease operations at the Premises, Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any Installations
permitted by Landlord to remain in the Premises) at the expiration or earlier termination of the Term, free from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the
“Decommissioning and HazMat Closure Plan”). Such Decommissioning and HazMat Closure Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of any Tenant
Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises, and shall be subject to the review and approval of Landlord’s environmental
consultant. In connection with the review and approval of the Decommissioning and HazMat Closure Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such additional
non-proprietary information concerning Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Decommissioning and HazMat
Closure Plan shall have been satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such
additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant HazMat Operations. Tenant shall
reimburse Landlord, as Additional Rent, for the actual out-of-pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the
Decommissioning and HazMat Closure Plan and to visit the Premises and verify satisfactory completion of the same, which cost shall not exceed $3,000. Landlord shall have the unrestricted right to deliver such Decommissioning and HazMat Closure Plan
and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties; provided, however, that Landlord instructs such parties to treat the same as confidential. 

If Tenant shall fail to prepare or submit a Decommissioning and HazMat Closure Plan approved by Landlord, or if Tenant shall fail to complete
the approved Decommissioning and HazMat Closure Plan, or if such Decommissioning and HazMat Closure Plan, whether or not approved by Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about the
Premises, Landlord shall have the right to take such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the reasonable cost
of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 28. 

Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the
Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost access card or key or the cost of reprogramming the
access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned
and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All obligations of Tenant
hereunder not fully performed as of the termination of the Term, including the obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation,
indemnity obligations, payment obligations with respect to Rent and obligations concerning the condition and repair of the Premises. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 27

  

 29. Waiver of Jury Trial. TO THE EXTENT PERMITTED BY LAW, TENANT AND LANDLORD WAIVE
ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR
DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 
 30. Environmental Requirements. 

(a) Prohibition/Compliance/Indemnity. Tenant shall not cause or permit any Hazardous Materials (as hereinafter defined) to be brought
upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any Tenant Party. If Tenant
breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises, the Project or any adjacent property or if
contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises by anyone other than Landlord and
Landlord’s employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless from any and
all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without limitation,
punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including, without limitation, attorneys’,
consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal
injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses which arise during or after the Term as a result of such contamination. This indemnification of
Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, treatment, remedial, removal, or restoration work required by any federal, state or local Governmental Authority
because of Hazardous Materials present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, the Building, Greenhouse, the Project or any
adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Building, the Greenhouse, the Project or any adjacent property, Tenant shall promptly take all actions at its sole expense and in
accordance with applicable Environmental Requirements as are necessary to return the Premises, the Building, the Greenhouse, the Project or any adjacent property to the condition existing prior to the time of such contamination, provided that
Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as such actions would not potentially have any material adverse long-term or short-term effect on the Premises, the Building,
the Greenhouse or the Project. Notwithstanding anything to the contrary contained in this Section 30, Tenant shall not be responsible for, and the indemnification and hold harmless obligation set forth in this paragraph shall not apply to
(i) contamination in the Premises which Tenant can prove to Landlord’s reasonable satisfaction existed in the Premises immediately prior to the Commencement Date, or (ii) the presence of any Hazardous Materials in the Premises which
Tenant can prove to Landlord’s reasonable satisfaction migrated from outside of the Premises into the Premises, unless in either case, the presence of such Hazardous Materials (x) is the result of a breach by Tenant of any of its
obligations under this Lease, or (y) was caused, contributed to or exacerbated by Tenant or any Tenant Party. 
 (b) Business.
Landlord acknowledges that it is not the intent of this Section 30 to prohibit Tenant from using the Premises for the Permitted Use. Tenant may operate its business according to prudent industry practices so long as the use
or presence of Hazardous Materials is strictly and properly monitored according to all then applicable Environmental Requirements. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business,
Tenant agrees to deliver to Landlord prior to the Commencement Date a list identifying each type of Hazardous Materials to 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 28

  

 
be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting forth any and all governmental approvals or permits required in
connection with the presence, use, storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials List”). Upon Landlord’s request, or any time that Tenant
is required to deliver a Hazardous Materials List to any Governmental Authority (e.g., the fire department) in connection with Tenant’s use or occupancy of the Premises, Tenant shall deliver to Landlord a copy of such Hazardous Materials List.
Tenant shall deliver to Landlord true and correct copies of the following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the
Commencement Date, or if unavailable at that time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans, notice of violations of any Legal
Requirements; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent
may be withheld in Landlord’s sole and absolute discretion); all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the
closure of any such tanks; and a Decommissioning and HazMat Closure Plan (to the extent surrender in accordance with Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to provide Landlord with
any portion(s) of the Haz Mat Documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section to provide
Landlord with information which could be detrimental to Tenant’s business should such information become possessed by Tenant’s competitors. 

(c) Tenant Representation and Warranty. Tenant hereby represents and warrants to Landlord that (i) neither Tenant nor any of its
legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection with Hazardous Materials contaminating a property which contamination was permitted by Tenant of such
predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is not subject to any enforcement order issued by any Governmental Authority in connection with the use, storage,
handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority). If Landlord determines that this representation
and warranty was not true as of the date of this lease, Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion. 

(d) Testing. Upon not less than 15 days advance written notice to Tenant, Landlord shall have the right to conduct annual tests of the
Premises (at its sole cost except as otherwise provided in this Section 30) to determine whether any contamination of the Premises or the Project has occurred as a result of Tenant’s use. Landlord shall use reasonable
efforts to minimize interference with Tenant’s business during such testing. Tenant shall be required to pay the cost of such annual test of the Premises if there is violation of this Section 30 or if contamination for
which Tenant is responsible under this Section 30 is identified; provided, however, that if Tenant conducts its own tests of the Premises using third party contractors and test procedures acceptable to Landlord which tests
are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant. In addition, at any time, and from time to time, prior to the expiration or earlier termination of the Term, Landlord shall have the
right to conduct appropriate tests of the Premises and the Project to determine if contamination has occurred as a result of Tenant’s use of the Premises. In connection with such testing, upon the request of Landlord, Tenant shall deliver to
Landlord or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If contamination has occurred for which Tenant is
liable under this Section 30, Tenant shall pay all costs to conduct such tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an Operating Expense). Landlord shall
provide Tenant with a copy of all third party, non-confidential reports and tests of the Premises made by or on behalf of Landlord during the Term without representation or warranty and subject to a
confidentiality agreement. Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any environmental conditions which Tenant is responsible for under this Lease and which are identified by such testing in accordance with
all Environmental Requirements. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights which Landlord may have against Tenant. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 29

  

 (e) Control Areas. Tenant shall be allowed to utilize up to its pro rata share of the
Hazardous Materials inventory within any control area or zone (located within the Premises), as designated by the applicable building code, for chemical use or storage. As used in the preceding sentence, Tenant’s pro rata share of any control
areas or zones located within the Premises shall be determined based on the rentable square footage that Tenant leases within the applicable control area or zone. For purposes of example only, if a control area or zone contains 10,000 rentable
square feet and 2,000 rentable square feet of a tenant’s premises are located within such control area or zone (while such premises as a whole contains 5,000 rentable square feet), the applicable tenant’s pro rata share of such control
area would be 20%. 
 (f) Storage Tanks. If storage tanks storing Hazardous Materials located on the Premises or the Project are used
by Tenant or are hereafter placed on the Premises or the Project by Tenant, Tenant shall install, use, monitor, operate, maintain, upgrade and manage such storage tanks, maintain appropriate records, obtain and maintain appropriate insurance,
implement reporting procedures, properly close any storage tanks, and take or cause to be taken all other actions necessary or required under applicable state and federal Legal Requirements, as such now exists or may hereafter be adopted or amended
in connection with the installation, use, maintenance, management, operation, upgrading and closure of such storage tanks. Notwithstanding anything to the contrary contained herein, Tenant shall have no right to use or install any underground
storage tanks at the Project. 
 (g) Tenant’s Obligations. Tenant’s obligations under this
Section 30 shall survive the expiration or earlier termination of the Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from
the Premises of any Hazardous Materials for which Tenant is responsible under this Lease (including, without limitation, the release and termination of any licenses or permits restricting the use of the Premises and the completion of the approved
Decommissioning and HazMat Closure Plan), Tenant shall continue to pay the full Rent in accordance with this Lease for any portion of the Premises not relet by Landlord in Landlord’s good faith sole discretion, which Rent shall be prorated
daily. Nothing contained in this Section 30(g) is intended to make Tenant responsible for removing any Hazardous Materials which Tenant is not otherwise responsible for removing under this Lease. 

(h) Definitions. As used herein, the term “Environmental Requirements” means all applicable present and future
statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the Project, or
the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or
policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, or regulated by reason
of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas
usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the “operator” of Tenant’s “facility” and the
“owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated, resulting, or produced therefrom. 

31. Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of
its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is
reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 30

  

 
covering the Premises and to any landlord of any lease of property in or on which the Premises are located and Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the
default, including time to obtain possession of the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided Landlord shall have furnished to Tenant in writing the names and addresses of all such
persons who are to receive such notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of
Landlord’s obligations hereunder. 
 All obligations of Landlord under this Lease will be binding upon Landlord only during the period
of its ownership of the Premises and Landlord shall not be responsible for obligations arising from and after the date of the transfer of Landlord’s interest in the Premises. The term “Landlord” in this Lease shall mean only
the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises and a written assumption by new owner of the obligations of Landlord arising hereunder from and after the date of such transfer, such owner
shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the duration of such owner’s ownership. 

32. Inspection and Access. Landlord and its agents, representatives, and contractors may enter the Premises at any reasonable time to
inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlord’s representatives may enter the Premises during business hours on not less than 48
hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of effecting any such repairs, inspecting the Premises, showing the Premises to
prospective purchasers and, during the last year of the Term, to prospective tenants or for any other business purpose. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is available for
sale. Landlord may grant easements, make public dedications, designate Common Areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially, adversely affects
Tenant’s use or occupancy of the Premises for the Permitted Use. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in the
case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder.
Landlord shall use reasonable efforts to comply with Tenant’s reasonable security requirements with respect to entering the Premises; provided, however, that Tenant has notified Landlord of such security requirements prior to Landlord’s
entry into the Premises. 
 33. Security. Tenant acknowledges and agrees that security devices and services, if any, while intended
to deter crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives
any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall
be solely responsible for the personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at Tenant’s cost obtain
insurance coverage to the extent Tenant desires protection against such criminal acts. 
 Subject to the terms of this Lease, Tenant, at
Tenant’s sole cost and expense, shall have the right to install and maintain a security and card access system (“Tenant’s Security System”), subject to the following conditions: (i) Tenant’s plans and
specifications for the proposed Tenant’s Security System shall be subject to Landlord’s prior written approval, which approval will not be unreasonably withheld, conditioned or delayed; provided, however, that Tenant shall coordinate the
installation and operation of Tenant’s Security System with Landlord to assure that Tenant’s Security System may be compatible with the Building’s systems and equipment; (ii) Landlord shall be provided with keys, codes and/or
access cards, as applicable, and means of immediate access to fully exercise all of its entry rights under the 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 31

  

 
Lease with respect to the Premises; and (iii) Tenant shall keep Tenant’s Security System in good operating condition and repair and Tenant shall be solely responsible, at Tenant’s
sole cost and expense, for the monitoring, operation and removal of Tenant’s Security System. Upon the expiration or earlier termination of the Lease, Tenant shall remove Tenant’s Security System. All costs and expenses associated with the
removal of Tenant’s Security System and the repair of any damage to the Premises and the Building resulting from the installation and/or removal of same shall be borne solely by Tenant. Notwithstanding anything to the contrary, neither Landlord
nor any Landlord Parties shall be directly or indirectly liable to Tenant, any Tenant Parties or any other person and Tenant hereby waives any and all claims against and releases Landlord and the Landlord Parties from any and all claims arising as a
consequence of or related to Tenant’s Security System, or the failure thereof. 
 34. Force Majeure. Except for the payment of
Rent, neither Landlord nor Tenant shall be held responsible or liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, sinkholes or subsidence, strikes, lockouts, or other labor
disputes, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable costs or failure of, or inability to obtain,
utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies, local, regional or national epidemic or pandemic, delay in issuance or revocation of permits, enemy or hostile
governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond their reasonable control (“Force Majeure”). 

35. 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 this transaction and that no Broker brought about this transaction, other than Cushman & Wakefield. Landlord and Tenant each hereby agree to indemnify and hold the other harmless
from and against any claims by any Broker, other than Cushman & Wakefield, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction. 

36. Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD AND
TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT’S PERSONAL PROPERTY OF
EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, 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; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER
THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR
CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST LANDLORD IN CONNECTION WITH
THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OFFICERS,
DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 

Tenant acknowledges and agrees that measures and/or services implemented at the Project, if any, intended to encourage social distancing,
promote and protect health and physical well-being and/or intended to limit the spread of Infectious Conditions, may not prevent the spread of such Infectious Conditions. Neither Landlord nor any Landlord Indemnified Parties shall have any liability
and 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 32

  

 
Tenant waives any claims against Landlord and the Landlord Indemnified Parties with respect to any loss, damage or injury in connection with (x) the implementation, or failure of Landlord or
any Landlord Indemnified Parties to implement, any measures and/or services at the Project intended to encourage social distancing, promote and protect health and physical well-being and/or intended to limit the spread of Infectious Conditions, or
(y) the failure of any measures and/or services implemented at the Project, if any, to limit the spread of any Infections Conditions. 

37. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and
in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal,
invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid and enforceable. 

38. Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which may be granted or withheld in
Landlord’s sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any curtains, blinds, shades or screens
other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on the window sills, (v) place any equipment,
furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering, placards, decorations, or advertising media of any
type which can be viewed from the exterior of the Premises. Standard suite entry signage and signage on the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at Landlord’s cost, and shall be of a size, color and
type acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering. The directory tablet shall be provided exclusively for the display of the name and location of
tenants.  
 39. Right to Extend Term. Tenant shall have the right to extend the Term of the Lease upon the following terms
and conditions: 
 (a) Extension Right. Tenant shall have 1 right (the “Extension Right”) to extend the term of this
Lease for 60 months (the “Extension Term”) on the same terms and conditions as this Lease (other than with respect to Base Rent and the Work Letter) by giving Landlord written notice of its election to exercise the Extension
Right at least 12 months prior, and no earlier than 15 months prior, to the expiration of the Base Term of the Lease. 
 Upon the
commencement of any Extension Term, Base Rent shall be payable at the Market Rate (as defined below). Base Rent shall thereafter be adjusted on each annual anniversary of the commencement of such Extension Term by a percentage as determined by
Landlord and agreed to by Tenant at the time the Market Rate is determined. As used herein, “Market Rate” shall mean the rate that comparable landlords of comparable buildings have accepted in current transactions from non-equity (i.e., not being offered equity in the buildings) and nonaffiliated tenants of similar financial strength for space of comparable size, quality (including all Tenant Improvements, Alterations and other
improvements) and floor height in Class A laboratory/office buildings in Research Triangle Park for a comparable term, with the determination of the Market Rate to take into account all relevant factors, including tenant inducements, available
amenities, parking costs, leasing commissions, allowances or concessions, if any. Notwithstanding the foregoing, the Market Rate shall in no event be less than the Base Rent payable as of the date immediately preceding the commencement of
such Extension Term increased by the Rent Adjustment Percentage multiplied by such Base Rent. In addition, Landlord may impose a market rent for the parking rights provided hereunder. 

If, on or before the date which is 180 days prior to the expiration of the Base Term of this Lease, Tenant has not agreed with Landlord’s
determination of the Market Rate and the rent escalations during 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 33

  

 
the Extension Term after negotiating in good faith, Tenant shall be deemed to have elected arbitration as described in Section 39(b). Tenant acknowledges and agrees
that, if Tenant has elected to exercise the Extension Right by delivering notice to Landlord as required in this Section 39(a), Tenant shall have no right thereafter to rescind or elect not to extend the term of the Lease
for the Extension Term. 
 (b) Arbitration. 

(i) Within 10 days of Tenant’s notice to Landlord of its election (or deemed election) to arbitrate Market Rate and
escalations, each party shall deliver to the other a proposal containing the Market Rate and escalations that the submitting party believes to be correct (“Extension Proposal”). If either party fails to timely submit an Extension
Proposal, the other party’s submitted proposal shall determine the Base Rent and escalations for the Extension Term. If both parties submit Extension Proposals, then Landlord and Tenant shall meet within 7 days after delivery of the last
Extension Proposal and make a good faith attempt to mutually appoint a single Arbitrator (and defined below) to determine the Market Rate and escalations. If Landlord and Tenant are unable to agree upon a single Arbitrator, then each shall, by
written notice delivered to the other within 10 days after the meeting, select an Arbitrator. If either party fails to timely give notice of its selection for an Arbitrator, the other party’s submitted proposal shall determine the Base Rent for
the Extension Term. The 2 Arbitrators so appointed shall, within 5 business days after their appointment, appoint a third Arbitrator. If the 2 Arbitrators so selected cannot agree on the selection of the third Arbitrator within the time above
specified, then either party, on behalf of both parties, may request such appointment of such third Arbitrator by application to any state court of general jurisdiction in the jurisdiction in which the Premises are located, upon 10 days prior
written notice to the other party of such intent. 
 (ii) The decision of the Arbitrator(s) shall be made within 30 days
after the appointment of a single Arbitrator or the third Arbitrator, as applicable. The decision of the single Arbitrator shall be final and binding upon the parties. The average of the two closest Arbitrators in a three Arbitrator panel shall be
final and binding upon the parties. Each party shall pay the fees and expenses of the Arbitrator appointed by or on behalf of such party and the fees and expenses of the third Arbitrator shall be borne equally by both parties. If the Market Rate and
escalations are not determined by the first day of the Extension Term, then Tenant shall pay Landlord Base Rent in an amount equal to the Base Rent in effect immediately prior to the Extension Term and increased by the Rent Adjustment Percentage
until such determination is made. After the determination of the Market Rate and escalations, the parties shall make any necessary adjustments to such payments made by Tenant. Landlord and Tenant shall then execute an amendment recognizing the
Market Rate and escalations for the Extension Term. 
 (iii) An “Arbitrator” shall be any person appointed
by or on behalf of either party or appointed pursuant to the provisions hereof and: (i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than 10 years of experience in the appraisal of improved office
and high tech industrial real estate in the greater Raleigh/Durham metropolitan area, or (B) a licensed commercial real estate broker with not less than 15 years’ experience representing landlords and/or tenants in the leasing of high tech
or life sciences space in the greater Raleigh/Durham metropolitan area, (ii) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (iii) be in all respects
impartial and disinterested. 
 (c) Rights Personal. The Extension Right is personal to Tenant and is not assignable without
Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in the Lease, except that they may be assigned in connection with
an assignment of the Lease that constitutes a Permitted Assignment. 
 (d) Exceptions. Notwithstanding anything set forth above to
the contrary, the Extension Right shall, at Landlord’s option, not be in effect and Tenant may not exercise the Extension Right: 

(i) during any period of time that Tenant is in Default under any provision of this Lease; or 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 34

  

 (ii) if Tenant has been in Default under any provision of this Lease 3 or
more times, whether or not the Defaults are cured, during the 12 month period immediately prior to the date that Tenant intends to exercise the Extension Right, whether or not the Defaults are cured. 

(e) No Extensions. The period of time within which the Extension Right may be exercised shall not be extended or enlarged by reason of
Tenant’s inability to exercise the Extension Right. 
 (f) Termination. The Extension Right shall, at Landlord’s option,
terminate and be of no further force or effect even after Tenant’s due and timely exercise of the Extension Right, if, after such exercise, but prior to the commencement date of the Extension Term, (i) Tenant fails to timely cure any
default by Tenant under this Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of the Extension Right to the date of the commencement of the Extension Term, whether or not such Defaults are
cured. 
 40. Right to Expand. 

(a) Expansion in the Building. Subject to the rights of existing tenants of the Project and to the terms of this
Section 40(a), Tenant shall have a 1 time right during the Base Term, but not the obligation, subject to the terms of this Section 40(a), to expand the Premises (the “Expansion
Right”) to include the Expansion Space upon the terms and conditions in this Section 40. For purposes of this Section 40(a), “Expansion Space” shall mean the first floor
and second floor East side space in the Building, containing approximately 8,455 rentable square feet on the first floor and 15,236 rentable square feet on the second floor, as more specifically described on Exhibit G attached hereto, which
is not occupied by a tenant or which is occupied by a then-existing tenant whose lease is expiring within 9 months or less and such tenant does not wish to renew (whether or not such tenant has a right to renew) its occupancy of such space. If all
or a portion of the Expansion Space becomes available, Landlord shall, at such time as Landlord shall elect so long as Tenant’s rights hereunder are preserved, deliver to Tenant written notice (the “Expansion Notice”) of the
availability of such Expansion Space, together with the terms and conditions on which Landlord is prepared to lease Tenant such Expansion Space. For the avoidance of doubt, Tenant shall be required to exercise its right under this
Section 40(a) with respect to all of the space described in the Expansion Notice (“Identified Expansion Space”). The term of this Lease with respect to the Identified Expansion Space may not be co-terminous with the Term of this Lease with respect to the then-existing Premises. Tenant shall have 5 business days following receipt of the Expansion Notice to deliver to Landlord written notification of
Tenant’s exercise of the Expansion Right (“Exercise Notice”) with respect to the Identified Expansion Space. If Tenant does not deliver an Exercise Notice to Landlord within such 5 business day period, then Tenant shall be
deemed to have waived its rights under this Section 40(a) to lease the Identified Expansion Space, and Landlord shall have the right to lease the Identified Expansion Space to any third party on any terms and conditions
acceptable to Landlord. Notwithstanding anything to the contrary contained herein, Tenant shall have no right to exercise the Expansion Right and the provisions of this Section 40(a) shall no longer apply after the date
that is 12 months prior to the expiration of the Base Term if Tenant has not exercised its Extension Right pursuant to Section 40. 

(b) Amended Lease. If: (i) Tenant fails to timely deliver an Exercise Notice, or (ii) after the expiration of a period of 15
days after Landlord’s delivery to Tenant of a lease amendment for Tenant’s lease of the Identified Space, no lease amendment for the Identified Space acceptable to both parties each in their reasonable discretion after using diligent good
faith efforts negotiate the same, has been executed, Tenant shall, notwithstanding anything to the contrary contained herein, be deemed to have forever waived its right to lease such Identified Space. 

(c) Exceptions. Notwithstanding the above, the Expansion Right shall, at Landlord’s option, not be in effect and may not be
exercised by Tenant: 
 (i) during any period of time that Tenant is in Default under any provision of this Lease; or 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 35

  

 (ii) if Tenant has been in Default under any provision of this Lease 3 or
more times, whether or not the Defaults are cured, during the 12 month period prior to the date on which Tenant seeks to exercise the Expansion Right. 

(d) Termination. The Expansion Right shall, at Landlord’s option, terminate and be of no further force or effect even after
Tenant’s due and timely exercise of the Expansion Right, if, after such exercise, but prior to the commencement date of the lease of such Expansion Space, (i) Tenant fails to timely cure any default by Tenant under this Lease; or
(ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of the Expansion Right to the date of the commencement of the lease of the Expansion Space, whether or not such Defaults are cured. 

(e) Subordinate. Tenant’s Expansion Right granted pursuant to Section 40(a) above are and shall remain
subject and subordinate to any expansion rights existing as of the date of this Lease.  
 (f) Rights Personal. The Expansion
Right is personal to Tenant and is not assignable without Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in this
Lease, except that they may be assigned in connection with an assignment of the Lease that constitutes a Permitted Assignment. 
 (g) No
Extensions. The period of time within which the Expansion Right may be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise the Expansion Right. 

41. Miscellaneous. 
 (a)
Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly given upon delivery or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if
delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above. Landlord and Tenant may from time to time by written notice to the other designate another address for receipt of future
notices. 
 (b) Joint and Several Liability. If and when included within the term “Tenant,” as used in this
instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant. 
 (c)
Financial Information. Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s most recent audited annual financial statements within 90 days of the end of each of Tenant’s fiscal years during the
Term, (ii) Tenant’s most recent unaudited quarterly financial statements within 45 days of the end of each of Tenant’s first three fiscal quarters of each of Tenant’s fiscal years during the Term, (iii) at Landlord’s
request from time to time, updated business plans, including cash flow projections and/or pro forma balance sheets and income statements, all of which shall be treated by Landlord as confidential information belonging to Tenant, (iv) corporate
brochures and/or profiles prepared by Tenant for prospective investors, and (v) any other financial information or summaries that Tenant typically provides to its lenders or shareholders. 

(d) Recordation. Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record.
Notwithstanding the foregoing, upon Tenant’s request and at Tenant’s sole cost and expense, Landlord shall execute and notarize a memorandum of lease prepared by Tenant which memorandum shall contain only the following information and any
other additional information that may be required by applicable law: (i) the names of the parties to the Lease, (ii) the description of the Premises and the Project, and (iii) the Term. Tenant shall file such memorandum of lease, at
Tenant’s sole cost. If Tenant fails, after written request from Landlord, to record a termination of the memorandum on the expiration or earlier termination of the Lease, Tenant shall be responsible for

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 36

  

 
any damages suffered by Landlord (from any cause including, without limitation, resulting from any indemnities or certifications which may be made by Landlord in favor of third parties). The
provisions of this Section 16 shall survive the expiration or earlier termination of the Lease. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease. 

(e) Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party
shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include
the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the
interpretation of this Lease. 
 (f) Not Binding Until Executed. The submission by Landlord to Tenant of this Lease shall have no
binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties. 

(g) Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the
maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or
received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be
paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the
applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 
 (h) Choice of Law.
Construction and interpretation of this Lease shall be governed by the internal laws of the state in which the Premises are located, excluding any principles of conflicts of laws. 

(i) Time. Time is of the essence as to the performance of Tenant’s obligations under this Lease. 

(j) OFAC. Tenant and all beneficial owners of Tenant are currently (a) in compliance with and shall at all times during the Term
of this 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 this Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List, or the Sectoral Sanctions Identification 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. 
 (k) Incorporation by Reference. All exhibits and addenda attached hereto
are hereby incorporated into this Lease and made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control. 

(l) Entire Agreement. This Lease, including the exhibits attached hereto, constitutes the entire agreement between Landlord and Tenant
pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties, and there are no warranties, representations
or other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof except as specifically set forth herein. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 37

  

 (m) No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a
lesser amount than the monthly installment of Base Rent or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement or statement on any check or letter accompanying a check
for payment of any Base Rent or Additional Rent be an accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue any other remedy provided in this
Lease. 
 (n) Hazardous Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents
and contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require any form of
protective clothing or equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord shall, to the
extent required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant. 

(o) Redevelopment of Project. Tenant acknowledges that Landlord, in its sole discretion, may, subject to the fourth sentence of
Section 1, from time to time expand, renovate and/or reconfigure the Project as the same may exist from time to time and, in connection therewith or in addition thereto, as the case may be, from time to time without
limitation: (a) change the shape, size, location, number and/or extent of any improvements, buildings, structures, lobbies, hallways, entrances, exits, parking and/or parking areas relative to any portion of the Project; (b) modify,
eliminate and/or add any buildings, improvements, and parking structure(s) either above or below grade, to the Project, the Common Areas and/or any other portion of the Project and/or make any other changes thereto affecting the same; and
(c) make any other changes, additions and/or deletions in any way affecting the Project and/or any portion thereof as Landlord may elect from time to time, including without limitation, additions to and/or deletions from the land comprising the
Project, the Common Areas and/or any other portion of the Project. Notwithstanding anything to the contrary contained in this Lease, Tenant shall have no right to seek damages (including abatement of Rent) or to cancel or terminate this Lease
because of any proposed changes, expansion, renovation or reconfiguration of the Project nor shall Tenant have the right to restrict, inhibit or prohibit any such changes, expansion, renovation or reconfiguration; provided, however, Landlord shall
not change the size, dimensions, location or Tenant’s Permitted Use of the Premises. 
 (p) Counterparts. This Lease 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 Lease and all matters related thereto, with such electronic signatures having the same legal effect as original signatures. 

[ Signatures on next page ] 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Net Multi-Tenant Laboratory	  	9 Laboratory Drive/Greenlight - Page
 38

  

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

							
	TENANT:
	
	 GREENLIGHT BIOSCIENCES INC.,

a Delaware corporation

		
	By:	 	  

	Its:	 	  

	
	☐ I hereby certify that the signature, name, and title above are my signature, name and title.
	
	LANDLORD:
	
	 ARE-NC REGION NO. 17, LLC,

a Delaware limited liability company

		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership

			
		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 general partner

				
		 		 	By:	 	  

		 		 	Its:	 	  

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 1

  

 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 
  

 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 2

  

 

 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 3

  

 

 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 1

  

 EXHIBIT B TO LEASE 

DESCRIPTION OF PROJECT 
  

 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 1

  

 EXHIBIT C TO LEASE 

WORK LETTER 
 THIS
WORK LETTER (this “Work Letter”) is incorporated into that certain Lease Agreement (the “Lease”) dated as of September 30, 2021, by and between ARE-NC REGION NO. 17,
LLC, a Delaware limited liability company (“Landlord”), and GREENLIGHT BIOSCIENCES INC., a Delaware corporation (“Tenant”). Any initially capitalized terms used but not defined herein shall have the
meanings given them in the Lease. 
 1. General 

(a) Tenant’s Authorized Representative. Tenant designates Chris Tierney (“Tenant’s Representative”) as the
only person authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other communication (“Communication”) from or on behalf of Tenant in
connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change Tenant’s Representative at any time upon not less than 5 business days advance written notice to Landlord.
Neither Tenant nor Tenant’s Representative shall be authorized to direct Landlord’s contractors in the performance of Landlord’s Work (as hereinafter defined). 

(b) Landlord’s Authorized Representative. Landlord designates Oliver Sherrill and William DePippo (either such individual acting
alone, “Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be obligated to respond to or act upon any request, approval, inquiry or other Communication
from or on behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s Representative. Landlord may change either Landlord’s Representative at any time upon not less than 5 business days
advance written notice to Tenant. Landlord’s Representative shall be the sole persons authorized to direct Landlord’s contractors in the performance of Landlord’s Work. 

(c) Architects, Consultants and Contractors. Landlord and Tenant hereby acknowledge and agree that: (i) the architect for the
Tenant Improvements (“TI Architect”) shall be Hanbury Architecture Planning, and (ii) the general contractor for the Tenant Improvements (the “General Contractor”) and subcontractors for the Tenant Improvements
shall be selected by Landlord, subject to Tenant’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. 

2. Tenant Improvements. 

(a) Definition Tenant Improvements. As used herein, the term “Tenant Improvements” shall mean all improvements of a
fixed and permanent nature (i) to the Greenhouse Premises, as set forth in Schedule 2- Greenhouse Premises Scope attached hereto, and (ii) to the Lab/Office Premises, as shown on the TI
Construction Drawings, as defined in Section 2(c) below. Other than its obligation to perform the Tenant Improvements, Landlord shall not have any obligation whatsoever with respect to the finishing of the Premises for
Tenant’s use and occupancy. Tenant acknowledges that the Tenant Improvements will be completed in 2 separate phases. 
 (b)
Tenant’s Space Plans. Tenant shall deliver to Landlord and the TI Architect schematic drawings and outline specifications (the “Space Plans”) detailing Tenant’s requirements for the Tenant Improvements concurrently
with Tenant’s delivery of an executed copy of the Lease to Landlord. Not more than 10 days thereafter, Landlord shall deliver to Tenant the written objections, questions or comments of Landlord and the TI Architect with regard to the Space
Plans. Tenant shall cause the Space Plans to be revised to reasonably address such written comments and shall resubmit said drawings to Landlord for approval within 10 days thereafter, which approval shall not be unreasonably withheld, conditioned
or delayed. Such process shall continue until Landlord has approved the Space Plans. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 2

  

 (c) Working Drawings. Landlord shall cause the TI Architect to prepare and deliver to
Tenant for review and comment construction plans, specifications and drawings for the Tenant Improvements (“TI Construction Drawings”), which TI Construction Drawings shall be prepared substantially in accordance with the Space
Plans. Tenant shall be solely responsible for ensuring that the TI Construction Drawings reflect Tenant’s requirements for the Tenant Improvements as discussed in the applicable Project Meetings. To the extent that the TI Construction Drawings
are not consistent with the Space Plans, Tenant shall promptly deliver to Landlord written feedback to the TI Construction Drawings, Landlord shall consider such feedback from Tenant in good faith and, if applicable, the TI Construction Drawings
shall be revised accordingly. Landlord and Tenant shall proceed collaboratively, including at Project Meetings, to advance the TI Construction Drawings until they have been approved by Landlord and Tenant. Any disputes in connection with such
comments shall be resolved in accordance with Section 2(d) hereof. Provided that the design reflected in the TI Construction Drawings is consistent with the Space Plans, Tenant shall approve the TI Construction Drawings
submitted by Landlord, unless Tenant submits a Change Request. Once approved by Tenant, subject to the provisions of Section 4 below, Landlord shall not materially modify the TI Construction Drawings except as may be
reasonably required in connection with the issuance of the TI Permit (as defined in Section 3(b) below). 
 (d)
Approval and Completion. It is hereby acknowledged by Landlord and Tenant that the (i) MEP Early Release Drawings for the Lab/Office Premises must be complete not later than October 8, 2021, (ii) Tenant and Landlord shall work
collaboratively to develop a list of Long Lead Items (as defined below) to be included as part of the Tenant Improvements not later than October 8, 2021, and (iii) the permit set of drawings for the Lab/Office Premises (the “Permit
Set”) must be complete and approved not later than October 21, 2021, in order for the Landlord’s Work in the Lab/Office Premises to be Substantially Complete by the Target Lab/Office Premises Commencement Date. The failure of any
of the milestones identified in the immediately preceding sentence to be achieved by the dates set forth in the immediately preceding sentence for any reason other than delays caused by Landlord, TI Architect or the General Contractor, shall
constitute a Tenant Delay. Upon any dispute regarding the design of the Tenant Improvements, which is not settled within 10 business days after notice of such dispute is delivered by one party to the other, Tenant may make the final decision
regarding the design of the Tenant Improvements, provided (x) Tenant acts reasonably and such final decision is either consistent with or a compromise between Landlord’s and Tenant’s positions with respect to such dispute,
(y) that all costs and expenses resulting from any such decision by Tenant shall be payable out of the TI Fund (as defined in Section 5(d) below), and (z) Tenant’s decision will not affect the base Building
or the Greenhouse, structural components of the Building or the Greenhouse, or any Building systems. Any changes to the TI Construction Drawings following Landlord’s and Tenant’s approval of same requested by Tenant shall be processed as
provided in Section 4 hereof. 
 Due to global supply chain delays existing as of the date of the Lease, certain
fixtures and materials being provided as part of the Tenant Improvements (A) that typically aren’t subject to long lead times may be subject to long lead times and (B) typically subject to long lead times may have longer lead times
than normally anticipated (collectively, “Long Lead Items”). Tenant acknowledges and agrees that a delay in the list of Long Lead Items to be identified by October 8, 2021, may result in extended delays in the Substantial
Completion of the Tenant Improvements in the Greenhouse Premises and/or the Lab/Office Premises, as applicable. For the avoidance of doubt, (1) except to the extent caused by Landlord or General Contractor, the failure of the Long Lead Items to
be identified by October 8, 2021, shall, constitute a Tenant Delay for each day after October 8, 2021, that such list has not been finalized, and (2) any delays in the delivery of Long Lead Items identified in such list shall
constitute a Force Majeure delay. 
 (e) Project Meetings. The parties will hold regular project meetings (each, a “Project
Meeting”) to, among other things, (i) review design documents relating to Tenant Improvements, and (ii) review the progress of the design and construction of the Tenant Improvements, and (iii) observation of the status of
construction of the Tenant Improvements. Any such observation shall be conducted under the supervision of the General Contractor and shall be subject to the General Contractor’s rules and safety requirements. The Project Meetings shall be
attended by Landlord’s Representative, Tenant’s Representative, the General Contractor and the TI Architect, and other appropriate members of the design and construction team (as appropriate given the time and subject of the particular
Project Meeting). 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 3

  

 3. Performance of Landlord’s Work. 

(a) Definition of Landlord’s Work. As used herein, “Landlord’s Work” shall mean (i) the work of
constructing the Tenant Improvements in the Greenhouse Premises and the Lab/Office Premises, which shall be paid for out of the TI Fund, and (ii) the construction of the base building and site work identified on the Landlord/Tenant matrix
attached hereto as Schedule 1 (the “Matrix”). 
 Tenant shall be solely responsible for ensuring that the design and
specifications for the Tenant Improvements are consistent with Tenant’s requirements. Landlord shall be responsible for obtaining all permits, approvals and entitlements necessary for Landlord’s Work, but shall have no obligation to, and
shall not, secure any permits, approvals or entitlements related to Tenant’s specific use of the Premises or Tenant’s business operations therein. 

(b) Commencement and Permitting. Landlord shall commence construction of the Tenant Improvements upon obtaining a building permit (the
“TI Permit”) authorizing the construction of the Tenant Improvements consistent with the TI Construction Drawings approved by Tenant. The cost of obtaining the TI Permit shall be payable from the TI Fund. Tenant shall assist
Landlord in obtaining the TI Permit. If any Governmental Authority having jurisdiction over the construction of Landlord’s Work or any portion thereof shall impose terms or conditions upon the construction thereof that: (i) are
inconsistent with Landlord’s obligations hereunder, (ii) increase the cost of constructing Landlord’s Work, or (iii) will materially delay the construction of Landlord’s Work, Landlord and Tenant shall reasonably and in good
faith seek means by which to mitigate or eliminate any such adverse terms and conditions. 
 (c) Completion of Landlord’s Work.
Landlord shall substantially complete or cause to be substantially completed Landlord’s Work in a good and workmanlike manner, in accordance with the TI Permit and applicable Legal Requirements subject, in each case, to Minor Variations and
normal “punch list” items of a non-material nature that do not interfere with the use of the Greenhouse Premises or the Lab/Office Premises, respectively, and with a certificate or temporary
certificate of occupancy (or an equivalent approval having been issued) for the Greenhouse Premises and Lab/Office Premises, respectively, permitting lawful occupancy of the Greenhouse Premises and Lab/Office Premises, respectively (but specifically
excluding any permits, licenses or other governmental approvals required to be obtained in connection with Tenant’s operations in the Premises) (“Substantial Completion” or “Substantially Complete”). Upon
Substantial Completion of Landlord’s Work with respect to the Greenhouse Premises and the Lab/Office Premises, respectively, Landlord shall require the TI Architect and the General Contractor to execute and deliver, for the benefit of Tenant
and Landlord, a Certificate of Substantial Completion in the form of the American Institute of Architects (“AIA”) document G704. For purposes of this Work Letter, “Minor Variations” shall mean any modifications
reasonably required: (i) to comply with all applicable Legal Requirements and/or to obtain or to comply with any required permit (including the TI Permit); (ii) to comply with any request by Tenant for modifications to Landlord’s Work;
(iii) to comport with good design, engineering, and construction practices that are not material; or (iv) to make reasonable adjustments for field deviations or conditions encountered during the construction of Landlord’s Work.
Landlord shall promptly undertake and shall use reasonable efforts to complete, or cause to be completed, all punch list items within 30 days after achieving Substantial Completion. On a date mutually agreed upon by the parties at a Project Meeting,
Landlord and Tenant shall conduct a walk-through inspection of the Premises prior to the Substantial Completion of Landlord’s Work to create a punch list reasonably acceptable to Landlord and Tenant. 

(d) Selection of Materials. Where more than one type of material or structure is indicated on the TI Construction Drawings approved by
Landlord and Tenant, the option will be selected at Landlord’s reasonable discretion. As to all building materials and equipment that Landlord is obligated to supply under this Work Letter, Landlord and Tenant shall select the manufacturer
thereof in their reasonable discretion. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 4

  

 (e) Delivery of the Premises. When Landlord’s Work is Substantially Complete with
respect to the Lab/Office Premises, subject to the remaining terms and provisions of this Section 3(e), Tenant shall accept the Lab/Office Premises. Tenant’s taking possession and acceptance of the Greenhouse Premises
or the Lab/Office Premises shall not constitute a waiver of: (i) any warranty with respect to workmanship (including installation of equipment) or material (exclusive of equipment provided directly by manufacturers), (ii) any non-compliance of Landlord’s Work with applicable Legal Requirements, or (iii) any claim that Landlord’s Work was not completed substantially in accordance with the TI Construction Drawings (subject
to Minor Variations and such other changes as are permitted hereunder) (collectively, a “Construction Defect”). Tenant shall have one year after Substantial Completion within which to notify Landlord of any such Construction Defect
discovered by Tenant, and Landlord shall use reasonable efforts to remedy or cause the responsible contractor to remedy any such Construction Defect within 30 days thereafter or, if such Construction Defect cannot be remedied within 30 days, within
a reasonable period taking into account the nature of the Construction Defect, so long as the responsible contractor commences such remedy within 30 days and diligently prosecutes the same to completion. Notwithstanding the foregoing, Landlord shall
not be in default under the Lease if the applicable contractor, despite Landlord’s reasonable efforts, fails to remedy such Construction Defect as provided in the immediately preceding sentence. If the contractor fails to remedy such
Construction Defect as provided above, then Landlord shall use reasonable efforts to remedy the Construction Defect within a reasonable period. 
 Tenant
shall be entitled to receive the benefit of all construction warranties and manufacturer’s equipment warranties relating to equipment installed in the Greenhouse Premises and the Lab/Office Premises. If requested by Tenant, Landlord shall
attempt to obtain extended warranties from manufacturers and suppliers of such equipment, but the cost of any such extended warranties shall be borne solely out of the TI Fund. 

(f) Commencement Date Delay. Except as otherwise provided in the Lease, Delivery of the Lab/Office Premises shall occur when
Landlord’s Work in the Lab/Office Premises has been Substantially Completed, except to the extent that completion of Landlord’s Work shall have been actually delayed by any one or more of the following causes (“Tenant
Delay”): 
 (i) Tenant’s Representative was not reasonably available to give or receive any Communication
concerning performance of the Tenant Improvements during normal working hours over a 24 hour period or to take any other action within the timeframe required to be taken by Tenant hereunder; 

(ii) Tenant’s request for Change Requests (as defined in Section 4(a) below) whether or not any
such Change Requests are actually performed; 
 (iii) Construction of any Change Requests that impact the timing of
performing the Tenant Improvements; 
 (iv) Tenant’s request for Long Lead Items (excluding those specifically
identified by Landlord and Tenant pursuant to Section 2(d) above), provided that promptly after Landlord learns of such long lead times, Landlord informs Tenant in writing that the requested items will require unusually
long lead times and Tenant does not agree to an alternative item; 
 (v) Tenant’s delay in reviewing, revising or
approving plans and specifications beyond the periods set forth herein; 
 (vi) Tenant’s delay in providing information
critical to the normal progression of the Tenant Improvements. Tenant shall provide such information as soon as reasonably possible, but in no event longer than one week after receipt of any written request for such information from Landlord unless
such longer period of time is reasonably agreed upon by the parties; 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 5

  

 (vii) Tenant’s delay in making payments to Landlord for Excess TI Costs
(as defined in Section 5(d) below); or 
 (viii) Any other act or omission by Tenant or any Tenant
Party (as defined in the Lease), or persons employed by any of such persons, which materially impacts the performance of the Tenant Improvements. 
 If
Delivery of the Lab/Office Premises is delayed for any of the foregoing reasons, then Landlord shall cause the TI Architect to certify the date on which the Tenant Improvements in the Lab/Office Premises would have been Substantially Completed but
for such Tenant Delay and such certified date shall be the date of Delivery of the Lab/Office Premises. 
 4. Changes. Any changes
requested by Tenant to the Tenant Improvements after the approval by Landlord and Tenant of the Permit Set shall be requested and instituted in accordance with the provisions of this Section 4 and shall be subject to the
written approval of Landlord and the TI Architect, such approval not to be unreasonably withheld, conditioned or delayed. 
 (a)
Tenant’s Request For Changes. If Tenant shall request changes to the Tenant Improvements (“Changes”), Tenant shall request such Changes by notifying Landlord in writing in substantially the same form as the AIA standard
change order form (a “Change Request”), which Change Request shall detail the nature and extent of any such Change. Such Change Request must be signed by Tenant’s Representative. Landlord shall, before proceeding with any
Change, use commercially reasonable efforts to respond to Tenant as soon as is reasonably possible with an estimate of: (i) the time it will take, and (ii) the architectural and engineering fees and costs that will be incurred, to analyze
such Change Request (which costs shall be paid from the TI Fund to the extent actually incurred, whether or not such change is implemented). Landlord shall thereafter submit to Tenant in writing, within 5 business days of receipt of the Change
Request (or such longer period of time as is reasonably required depending on the extent of the Change Request), an analysis of the additional cost or savings involved, including, without limitation, architectural and engineering costs and the
period of time, if any, that the Change will extend the date on which Landlord’s Work in the Greenhouse Premises or the Lab/Office Premises, as applicable, will be Substantially Complete. Any such delay in the completion of Landlord’s Work
in the Lab/Office Premises caused by a Change, including any suspension of Landlord’s Work while any such Change is being evaluated and/or designed, shall be Tenant Delay. 

Tenant has informed Landlord that Tenant may require power in excess of the electrical loads reflected in the Matrix as being available to the
Premises. To the extent that Tenant makes such determination that Tenant requires additional power, Tenant shall deliver a Change Request to Landlord identifying (x) its additional power requirements in detail, and (y) whether Tenant
proposes to satisfy its additional power requirement with (i) the addition a new Duke transformer, (ii) the addition of another leader from existing transformer, or (iii) the addition of Tenant’s own electrical distribution from
the ‘main gear’ in the building. Notwithstanding anything to the contrary contained in this Work Letter, Landlord shall consider Tenant’s proposed Change Request and shall approve or disapprove Tenant’s proposed Change Request,
in Landlord’s reasonable discretion, in accordance with the terms and conditions of this Section 4. For the avoidance of doubt, (A) it shall not be unreasonable for Landlord to disapprove Tenant’s Change
Request to the extent that the Changes requested by Tenant with respect to such additional power allocation would reduce the power available to other tenants in the Building or as required with respect to the Base Building systems, and
(B) Tenant shall be responsible for any increased costs of Landlord’s Work resulting from such Change Request. 
 (b)
Implementation of Changes. If Tenant: (i) approves in writing the cost or savings and the estimated extension in the time for completion of Landlord’s Work, if any, and (ii) deposits with Landlord any Excess TI Costs required
in connection with such Change, Landlord shall cause the approved Change to be instituted. Notwithstanding any approval or disapproval by Tenant of any estimate of the delay caused by such proposed Change, the TI Architect’s determination of
the amount of Tenant Delay in connection with such Change shall be final and binding on Landlord and Tenant. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 6

  

 5. Costs. 

(a) Budget For Tenant Improvements. Before the commencement of construction of the Tenant Improvements, Landlord shall obtain a
detailed breakdown by trade of the costs incurred or that will be incurred in connection with the design and construction of the Tenant Improvements (the “Budget”). Tenant shall have the right to review and approve the Budget, which
approval shall not be unreasonably withheld, conditioned or delayed. Notwithstanding anything to the contrary contained herein, if Tenant does not approve or disapprove the Budget within 5 business days after Landlord’s delivery to Tenant of
such Budget, Tenant shall be deemed to have approved such Budget. The Budget shall be based upon the TI Construction Drawings approved by Tenant and shall include a payment to Landlord of administrative rent (“Administrative Rent”)
equal to 2% of the TI Costs for monitoring and inspecting the construction of the Tenant Improvements and Changes, which sum shall be payable from the TI Fund (as defined in Section 5(d)). Administrative Rent shall include,
without limitation, all out-of-pocket costs, expenses and fees incurred by or on behalf of Landlord arising from, out of, or in connection with monitoring the
construction of the Tenant Improvements and Changes. 
 (b) TI Allowance. Landlord shall provide to Tenant a tenant improvement
allowance (collectively, the “TI Allowance”) as follows: 
 (i) a “Lab/Office Allowance” in
the maximum amount of $155.00 per rentable square foot of the Lab/Office Premises, which is included in the Base Rent set forth in the Lease; 

(ii) a “Greenhouse Premises Allowance” in the maximum amount of $15.00 per rentable square foot of the
Greenhouse Premises which shall, which is included in the Base Rent set forth in the Lease; and 
 (iii) an
“Additional Tenant Improvement Allowance” in the maximum amount of $150.00 per rentable square foot of the Lab/Office Premises, which shall, to the extent used, result in TI Rent as set forth in
Section 4(b) of the Lease. 
 In addition to the Lab/Office Allowance, Greenhouse Allowance and Additional Tenant
Improvement Allowance, Landlord shall pay the TI Architect up to $0.15 per rentable square foot of the Lab/Office Premises for the preparation of an initial fit plan for the Premises. 

Landlord shall reimburse Tenant up to $75,000.00 toward the cost of purchasing an insecticide spray booth for installation by Tenant in the
Greenhouse Premises. The cost of installation of such insecticide spray booth and other costs relating to the insecticide spray booth (other than the cost of purchasing the insecticide spray booth) shall be paid for out of the Greenhouse Premises
Allowance. 
 Prior to the first monthly draw with respect to which Tenant would be responsible for the payment of Excess TI Costs pursuant
to Section 5(d) below, Tenant shall notify Landlord how much Additional Tenant Improvement Allowance Tenant has elected to apply toward Excess TI Costs. If Tenant does not initially elect to apply the full amount of
the Additional Tenant Improvement Allowance, Tenant shall have the right to subsequently (but in no event later than the date that the Tenant Improvements are Substantially Completed) elect, by delivery of written notice to Landlord, to apply any
portion of the Additional Tenant Improvement Allowance then remaining available. The TI Allowance shall be disbursed in accordance with this Work Letter. 

Tenant shall have no right to the use or benefit (including any reduction to Base Rent) of any portion of the TI Allowance not required for
the construction of (i) the Tenant Improvements described in the TI Construction Drawings approved pursuant to Section 2(d), or (ii) any Changes pursuant to Section 4. Tenant may apply
unused portions of the Greenhouse Premises Allowance remaining to the Lab/Office Premises portion of the Tenant Improvements. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 7

  

 (c) Costs Includable in TI Fund. The TI Fund shall be used solely for the payment of
design, permits and construction costs in connection with the construction of the Tenant Improvements, including, without limitation, the cost of electrical power and other utilities used in connection with the construction of the Tenant
Improvements, the cost of preparing the Space Plan and the TI Construction Drawings, all costs set forth in the Budget, including Landlord’s Administrative Rent, Landlord’s
out-of-pocket expenses, costs resulting from Tenant Delays, construction management fees, and the cost of Changes (collectively, “TI Costs”).
Notwithstanding anything to the contrary contained herein, the TI Fund shall not be used to purchase any furniture, personal property or other non-Building system materials or equipment, including, but not
limited to, Tenant’s voice or data cabling, non-ducted biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements. 

(d) Excess TI Costs. Landlord shall have no obligation to bear any portion of the cost of any of the Tenant Improvements except to the
extent of the TI Allowance. If at any time the remaining TI Costs under the Budget exceed the remaining unexpended TI Allowance (“Excess TI Costs”), (i) Tenant shall be responsible for such Excess TI Costs, (ii) the monthly
disbursements of the TI Allowance shall be made in the proportion that the remaining TI Allowance bears to the outstanding TI Costs under the Budget, and (iii) Tenant shall fund the balance of each such monthly draw. If Tenant fails to make any
payment of Excess TI Costs to Landlord as required pursuant to the immediately preceding sentence, then Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including, but not limited to, the right to
interest at the Default Rate and the right to assess a late charge). For purposes of any litigation instituted with regard to such amounts, those amounts will be deemed Rent under the Lease. The TI Allowance and Excess TI Costs are herein referred
to as the “TI Fund.” Funds paid to Landlord by Tenant shall be the first disbursed to pay TI Costs. Notwithstanding anything to the contrary set forth in this Section 5(d), Tenant shall be fully and solely
liable for TI Costs and the cost of Minor Variations in excess of the TI Allowance. Within 15 days of final completion of the Tenant Improvements, Landlord shall determine the actual TI Costs and Landlord shall provide Tenant with a written
accounting, including supporting documentation, of such costs incurred by Landlord in the construction of the Tenant Improvements, including the application of any Excess TI Costs paid to Landlord by Tenant. If upon completion of the Tenant
Improvements and the payment of all sums due in connection therewith there remains any undisbursed portion of the TI Fund, Tenant shall be entitled to such undisbursed TI Fund solely to the extent of any Excess TI Costs Tenant has actually paid to
Landlord. If upon completion of the Tenant Improvements and the payment of all sums due in connection therewith there remains any costs incurred by Landlord in excess of the TI Fund, then Tenant shall reimburse Landlord for such costs within 30 days
of Landlord’s written request for such payment. 
 6. Tenant Access. 

(a) Tenant’s Access Rights. Landlord hereby agrees to permit Tenant access, at Tenant’s sole risk and expense, to the
(i) to the Greenhouse Premises 30 days prior to the Greenhouse Premises Commencement Date (and/or at such other times prior to such 30-day period as may be reasonably agreed upon by Landlord and Tenant)
and to the Lab/Office Premises 30 days prior to the Lab/Office Premises Commencement Date (and/or at such other times prior to such 30-day period as may be reasonably agreed upon by Landlord and Tenant) to
perform any work (“Tenant’s Work”) required by Tenant other than Landlord’s Work including the installation and setup of Tenant’s furniture, fixtures, equipment and cabling, provided that such Tenant’s Work is
coordinated with the TI Architect and the General Contractor, does not interfere with the completion of Landlord’s Work, and complies with the Lease and all other reasonable restrictions and conditions Landlord may impose, and (ii) prior
to the completion of Landlord’s Work in the Greenhouse Premises or the Lab/Office Premises, as applicable, to inspect and observe work in process; all such access shall be during normal business hours or at such other times as are reasonably
designated by Landlord. Notwithstanding the foregoing, Tenant shall have no right to enter onto the Premises or the Project unless and until Tenant shall deliver to Landlord evidence reasonably satisfactory to Landlord demonstrating that any
insurance reasonably required by Landlord in connection with such pre-commencement access (including, but not limited to, any insurance that Landlord may require pursuant to the Lease) is in full force and
effect. Any entry by Tenant shall comply with all established safety practices of Landlord’s contractor and Landlord until completion of Landlord’s Work and acceptance thereof by Tenant. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 8

  

 (b) No Interference. Neither Tenant nor any Tenant Party (as defined in the Lease)
shall interfere with the performance of Landlord’s Work, nor with any inspections or issuance of final approvals by applicable Governmental Authorities, and upon any such interference, Landlord shall have the right to exclude Tenant and any
Tenant Party from the Premises and the Project until Substantial Completion of Landlord’s Work. 
 (c) No Acceptance of
Premises. The fact that Tenant may, with Landlord’s consent, enter into the Lab/Office Premises prior to the date Landlord’s Work is Substantially Complete in the Lab/Office Premises for the purpose of performing Tenant’s Work
shall not be deemed an acceptance by Tenant of possession of the Lab/Office Premises. Tenant shall defend with counsel reasonably acceptable by Landlord, indemnify and hold Landlord harmless from and against any loss of or damage to Tenant’s
property, completed work, fixtures, equipment, materials or merchandise, and from liability for death of, or injury to, any person, caused by the act or omission of Tenant or any Tenant Party with respect to entering into any portion of the Premises
before Landlord’s Work in such portion of the Premises is Substantially Complete. 
 7. Miscellaneous. 

(a) Consents. Whenever consent or approval of either party is required under this Work Letter, that party shall not unreasonably
withhold, condition or delay such consent or approval, unless expressly set forth herein to the contrary. 
 (b) Modification. No
modification, waiver or amendment of this Work Letter or of any of its conditions or provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 

(c) No Default Funding. In no event shall Landlord have any obligation to fund any portion of the TI Allowance or to perform any
Landlord’s Work during any period that Tenant is in Default under the Lease. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 9

  

 Schedule 1 

Landlord/Tenant Matrix 
  

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
SITEWORK 
Perimeter sidewalks, street curbs and trees X 
Surface parking spaces (3:1,000 SF) X 
Landscaping X 
Outdoor amenities and hardscape X 
County required bicycle storage and electric car stations X

Domestic sanitary sewer connection to County X 
Roof storm drainage to storm
water connection to SWM. X 
Domestic water service to Building. X 
Fire
protection water service to Building X 
Storm water management site and building facilities X 
Duke primary and secondary electrical service. X 
Natural gas service X 
Telephone service to main demarcation room from local exchange carrier X 
Site Lighting X

Landlord identification and wayfinding signage X 
Tenant identity features and
operational signage directional signage at Landlord’s expense including installation of monuments signs X 
CODE COMPLIANCE 
Building construction (interior and exterior) in accordance with State and County adopted Building Code and NFPA life SafetyCode, current editions X 
Tenant improvement construction in accordance with requirements of Building Code adopted by Durham County at time of permit application X 
LEED & FITWELL 
Building Core and Shell is pursuing LEED Silver certification X

Building Core and Shell is pursuing Fitwel certification 
Alexandria Real
Estate Equities, Inc. Confidential and Proprietary 
CONFIDENTIAL AND PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 10

  

 

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
LEED and/or Fitwel certification for Tenant Fit-Out if applicable. Tenant shall comply with the minimum requirements
for certification to be further defined in the guideline for Tenant Improvements to be provided by Landlord. The document explains the sustainable aspects of the Core and Shell building design and construction, and also explains what steps are
needed for tenants to achieve LEED CI Certification for their space fit-out design and construction. LEED-CI is a decision for individual tenants in the building.
Tenants are encouraged to have their interior space constructed in an environmentally friendly manner. The rating system is designed to help guide and measure green strategies under the control of the tenants. These strategies can range from the
selection of non-toxic paint to Energy Star Computers and office equipment. It is important to understand that the tenant is encouraged to play an active role in the fitting out of their new space X

Items to be included, but are not limited to the following: 
1. No Smoking
policy 
2. Tenant shall encourage their employees use of public transportation, and or fuel efficient vehicles 
3 . Filter Changes as required for maintenance requirements 
4. Tenant shall not use materials
inclusive of VOC’s 
5. 50% of waste is to be recycled 
6. Water saving
fixtures for bath and restrooms 
STRUCTURE 
Structural steel and concrete
composite floor structure with a live load capacity of 100 psf. (second and third floors) X 
Floor slab at first floor in tenant areas X 
Structural enhancements for specific Tenant load requirements X 
Floor to floor heights as
follows: 
1st floor to 2nd floor: 16’ 0” X 
2nd floor to 3rd floor:
16’ 0” 
Structural framing dunnage above roof for Tenant equipment (subject to Landlord review and approval). X 
Framed openings for Base Building utility MEPF risers X 
Framing openings for tenant
manufacturing risers and MEPF risers to roof X 
Framed openings for tenant exit stairs adjacent to exterior walls X 
Miscellaneous metals items and/or concrete pads for Base Building equipment X 
Metals frames
and/or concrete pads for Tenant equipment X 
Spray fireproofing of core and shell lab-ready structural modifications X

Spray fireproofing of tenant required interstitial floor and other structural modifications X 
ROOFING 
Energy Star rated single ply membrane roofing system with rigid insulation X

Alexandria Real Estate Equities, Inc. Confidential and Proprietary 2

CONFIDENTIAL AND PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 11

  

 

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
Roofing penetrations for base building equipment/systems X 
Roofing
penetrations for Tenant equipment/systems X 
Walkway pads to Base Building equipment X 
Walkway pads to Tenant equipment X 
Roofing alterations due to Tenant changes X 
Roof screens to the extent required for core and shell equipment X 
EXTERIOR 
Building exterior consisting of glazed curtainwall, masonry, phenolic panels, and metal panels meeting Energy Code requirements X 
Main Building entrances X 
Two Base Building scissor lift loading docks X 
Multiple delivery and loading docks for tenant operations X 
Screening of Base Building rooftop
equipment X 
Screening of Tenant rooftop equipment (space available within base building screening) X 
Louvers for base building equipment. X 
Louvers for Tenant equipment. X 
Modifications to the core and shell exterior façade elements, built in accordance with the Landlord and County requirements as a result of tenant modifications X 
COMMON AREAS 
Limited common areas, e.g. utility closets, electrical room, water meter room,
passenger elevators, toilets within central core area, freight elevator and base building loading docks X 
ADA accessibility throughout common areas X 
Finished toilet rooms for core areas X 
Building janitor, electrical and telephone closets with
finished interiors X 
Exit stairways at exterior walls proposed by tenant (all stairwells to be finished and painted) X 
Finished mechanical rooms for base building equipment X 
Doors, frames and hardware at common
areas X 
Doors, frames, and hardware within Tenant premises X 
Interior common
area directional and code compliant signage X 
Core shaft available for tenant risers. X 
Modifications to core closets to accommodate Tenant risers X 
Any modifications to common areas
shall be approved by landlord. X 
WINDOW TREATMENT 
Building standard window
treatment at all windows in common areas X 
Building standard window treatment at all windows in tenant areas X 
TENANT AREAS 
Alexandria Real Estate Equities, Inc. Confidential and Proprietary 3 
CONFIDENTIAL AND PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 12

  

 

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
Drywall and associated finishes at inside face of exterior walls X

Finishes at interior columns within Tenant spaces. X 
Tenant interior signage
X 
5/8” drywall, taped and primed only at core and shell partitions exposed within Tenant premises. 
Finishes at inside face at Tenant side of core partitions X 
Core and shell toilet rooms per
current plans and specifications. X 
Electrical closets within Tenant premises (electrical will be pulled to MPOE of the building and to each floor of the
building;) 480/277V AND 208/120V DISTRIBUTION AND BRANCH CIRCUIT PANELS. X X 
Tel/data rooms for interconnection with Tenant tel/data X 
Tenant kitchen areas X 
Modifications to core areas to accommodate Tenant requirements X

Tenant partitions, ceilings, flooring, painting, finishes, doors, frames, hardware, millwork, casework, equipment, and buildout X 
Tenant fixed or movable casework. X 
Tenant manufacturing and laboratory equipment, including
but not limited to biosafety cabinets, autoclaves, glass washers X 
Tenant chemical fume hoods and bench fume hoods X 
All non-MEPF requirements for Tenant High Hazard room requirements X 
Shaft enclosures for base building systems’ risers X 
Shaft enclosures for Tenant risers
(in addition to risers putin plnce for tenant use) X 
Access to and repair of shaft enclosures at core and shellas a result of tenant improvements X 
ELEVATORS 
Two (2) Passenger elevators- Electric
traction 3,500 pound capacity with quality cab finishes serving levels 1, 2 and 3. Two (2) freight elevator 5,200 pound capacity serving levels 1, 2, and 3. X

FIRE PROTECTION 
Sprinkler service entrance including fire department
connection, backflow prevention, fire pump (based on flow test), alarm check valve and standpipes in each stair X 
Typical floor fire protection loop, branch piping
and sprinkler heads as required by code and Owners Insurance Underwriter X 
Fire protection system throughout tenant premises (please describe system) Main fire
panel and associated devices for the core and shell as code required. X 
Specialized extinguishing systems or containment fortenant program areas X 
Pre-action dry-pipe systems X 
Fire extinguisher cabinets in common areas X 
Alexandria Real Estate Equities, Inc.
Confidential and Proprietary 4 
CONFIDENTIAL AND PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 13

  

 

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
Fire extinguisher cabinets in Tenant Premises X 
PLUMBING 
Domestic water service with backflow prevention tied to base building risers for core and shell requirements with valved and capped (V&C) connection points for Tenant
connection on each floor (3 locations per floor) X 
Distribution of cold potable water for tenant needs from valved and capped (V&C) connection points provided
on each floor X 
Hot water generation (potable/non-potable) via gas fired condensing type tankless water heaters X

Potable hot water generation with a circulation system for common area restrooms X 
Generation and distribution of potable hot water for tenant needs on each floor X 
Common area
restroom plumbing fixtures compliant with NC and Durham code, accessibility requirements and anticipated 50% manufacturing & lab/50% office occupancy X 
Tenant
restroom plumbing fixtures compliant with accessibility requirements (in addition to those provided by the Base Building) X

Non-potable cold water and hot waters distributed to risers with V&C connections for Tenant needs on each floor (3
locations per floor) X 
Distribution of non-potable cold and hot water for tenant needs from V&C connection points
provided on each floor. X 
Tepid water system distributed to risers with V&C connections for Tenant needs on each floor (3 locations per floor) X 
Distribution of tepid water for tenant needs from V&C connection points provided at each floor. X 
Wall hydrants in core areas and roof (where required bycode) X 
Sanitary waste and vent risers
for core and shell requirements and future tenant capped wye fittings on each floor (3 locations per floor) X 
Sanitary waste and vent distribution from capped
connections for Tenant requirements X 
Process waste and vent risers for core and shell requirements and future tenant capped wye fittings on each floor (3
locations per floor) X 
Process waste and vent distribution from capped connections for Tenant requirements X 
Storm drainage and overflow system X 
Tenant lab waste neutralization system, lab waste piping
and vent pipe distribution within tenant areas X 
Distribution of compressed air piping to base building risers with valve and capped (V&C) connection points
for Tenant connection on each floor (typical of 3 1ocations per floor) X 
Distribution of vacuum piping to base building risers with valve and capped (V&C)
connection points for Tenant connection on each floor (typical of 3 locations per floor) X 
Alexandria Real Estate Equities, Inc. Confidential and Proprietary 5

CONFIDENTIAL AND PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 14

  

 

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
Duplex oilless air compressor and distribution of compressed air piping to base building risers with valve and capped (V&C) connection points for Tenant
connection on each floor (typical X 
Vacuum pump and distribution of Vacuum piping for tenant needs from valve and capped (V&C) connections point provided on
each floor to tenant process points X 
RO/ DI or other pure water for tenant needs X 
Specialty gas systems and manifolds (ie CO2, N2), piping, and other requirements including tanks and cylinders X 
Low- or high-pressure steam systems for tenant needs X

Provisions for tenant metering and sub-metering at Tenant connection X 
Providing Tenant metering and sub-metering at Tenant connection X 
Non-potable cold water and hot waters distributed to risers with V&C connections for Tenant needs on each floor (3 locations per floor)
X 
Tepid water system distributed to risers with V&C connections for Tenant needs an each floor X 
NATURAL GAS 
Natural gas service to building and piping to base building natural gas
requirements. X 
Natural gas riser distributed to a V&C connection for Tenant needs on each floor (3 locations per floor) X 
Natural gas piping from Tenant meter to Tenant premises or Tenant equipment area. X 
Natural
gas pipe distribution within Tenant premises. X 
Natural gas pressure regulator vent pipe riser from tenant valve location through roof. X 
HEATING, VENTILATION, AIR CONDITIONING 
HVAC dedicated outdoor air system with DX cooling and
gas fired heating to support future Fan Coil Units based on 50% Lab/ 50% Office allocation. X 
Dedicated pretreated outdoor air system with duct distribution and
risers only with connections at each floor to support future fan coil units based on 50% Lab / 50% Office allocation. (3 locations per floor designed @ 8,335 cfm per floor) X 
Dedicated outdoor air duct distribution from future duct connection for tenant needs (3 locations per floor) 
Process or spot chilled water distribution to Tenant requirements 
Indoor water-cooled chillers
and double cell cooling tower (1400 tons) X 
Alexandria Real Estate Equities, Inc. Confidential and Proprietary 6 
CONFIDENTIAL AND PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 15

  

 

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
Chilled water and Heating water loop in core with capped valved connections and risers for fan coil units (3 locations per floor) X 
Chilled waler distribution to Tenant requirements X 
Heating water distribution to Tenant
requirements X 
Tenant fit-out Fan Coil Units X 
Main lobby packaged VAV rooftop unit X 
Natural gas fired, condensing type boilers and pumps
provides heat to the water source heat pump loop X 
Plate and frame heat exchanger system for waterside economizer X 
Chemical treatment water system serves cooling tower and water source heat pump loop X

Building Management System (BMS) for core area and Landlord infrastructure X

BMS (compatible with Landlord’s system) within Tenant Premises and Tenant infrastructure X 
Core / Common area ventilation. X 
Tenant air distribution ducted system, including supply,
return and outdoor air ductwork, air devices, insulation, hangers and volume dampers X 
Core areas air distribution ducted system, including supply, return and
outdoor air ductwork, air devices, insulation, hangers and volume dampers X 
Direct digital control system (DDC) with graphic panelserving central plan, including
chiller, cooling tower, pumps, boilers, common space HVAC equipment and ventilation units. X 
Roof mounted laboratory exhaust fans for tenant labexhaust connected
to vertical exhaust air duct risers X 
Roof mounted laboratory exhaust fans for dedicated fumehood or specialty exhaust systems X 
Specialized HVAC requirements for Tenant High Hazard Rooms. X 
Restroom exhaust for common area
restrooms X 
Restroom exhaust for restrooms within Tenant premises X 
Electric
room ventilation system for Base Building electrical room X 
Electric room ventilation system for electrical closets within Tenant premises X 
Additional/ dedicated cooling for Tenant requirements. X 
Tenant meters; CS, CR, SA, EA, OA,
natural gas X 
Additional specialized HVAC systems as a result of tenant requirements. X 
Shutdown/start-up costs as a result of Tenant tie-in to base building systems. X 
ELECTRICAL 
THERE ARE TWO (2) DUKE TRANSFORMERS FEEDING TWO (2) 4000A, 480/277V
SWITCHBOARDS (SWITCHBOARD “A” IN ELEC RM 7125 AND SWITCHBOARD “B” IN ELEC RM 7115). X 
Alexandria Real Estate Equities, Inc. I Confidential and
Proprietary 7 
CONFIDENTIAL AND PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 16

  

 

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
Service sized for 50-50 standard lab – office (approximately 30 Watts / SF – 20 for tenant and 20 central plant and central HVAC equipment) X

THERE ARE TWO (2) 4000A, 480/277V SWITCHBOARDS (SWITCHBOARD “A” IN ELEC RM 7125 AND SWITCHBOARD “B” IN ELEC RM 7115). X 
Step down dry type transformer for all house 208/120VIoads X 
625 KW diesel generator sized for
Tenant’s use X 
450 KW diesel generator sized for Tenant’s use X

Allocation of power riser for Tenant use (w/usf) based on 50% Lab/50% office:

o Office lighting – 1 o Office power – 4o Office HVAC – 1 X

lab lighting – 1.5 
Lab & Manufacturing power – 18 X

lab HVAC – 1.5 
Circuit breaker at all floors serving Tenant Premises X X

Private Meter for Tenant bus tie in X 
480/277 volt power to Tenant dedicated
HVAC systems. X 
Electric closets at floors for Building systems and common areas. X 
Additional electric closets within Tenant Premises. X 
Lighting and power distribution for
common areas X 
Lighting and power distribution for Tenant Premises X 
Common
area life safety emergency lighting/signage X 
Tenant Premises life safety emergency lighting/signagevia utilizing battery packs or other methods X 
Automatic transfer from normal to emergency/standbypower for selected base building equipment X

Emergency power distribution within Tenant Premises X 
Tenant panels,
transformers, etc. in addition to BaseBuilding X 
Specialized Electrical requirements for Tenant HighHazard Rooms X 
Tenant UPS system, battery backup, and associated equipment/distribution X 
DESCRIPTION Shell
& Core Tenant Fit Up 
LIFE SAFETY SYSTEMS 
Base Building fire alarm system
with devices in coreareas X 
Alexandria Real Estate Equities, Inc. Confidential and Proprietary 8 
CONFIDENTIAL AND PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 17

  

 

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
Fire alarm sub panels and devices for Tenant premises with integration into Base Building system X 
Alteration to core area fire alarm system as a result of Tenant fit-out X 
Specialized Fire Alarm requirements for Tenant HighHazard Rooms X 
Fire extinguisher cabinets
in core areas X 
Fire extinguisher cabinets in Tenant areas X 
Annunciator /
Fire Control Panel X 
TELEPHONE/DATA 
Underground local exchage carrier service
to primary demarcation room on level 1 X 
Tel Data riser conduit from demark to each floor X 
Tenant tel/data rooms X 
Pathways from demarcation room directly into Tenant tel/data rooms X

Tel/Data cabling from demarcation room Tenant tel/data room X 
Tel/data
infrastructure including but not limited to servers, computers, phone systems, switches, routers, MUX panels, equipment racks, ladder racks, etc. X 
Provisioning of
circuits and service from service providers X 
Audio visual systems and support X 
Station cabling from Tenant tel/data room to all Tenant locations, within the suite and exterior to the suite, if needed X 
SECURITY 
Card reader access at visitor and staff entrance doors X 
Exterior cameras at entrance and egress locations X 
Interior cameras in tenant premises X

Security centra l monitoring system X 
SECURITY 
Card access at Building entries. X 
Card readers within elevators for tenant floor control X

Card access from stairwell into upper floors Tenant controlled lobby, if needed. X 
Card access from stairwell into upper floors commonlobby, if needed. X 
Card access into or
within Tenant Premises on separateTenant installed and managed system. X 
Video camera coverage of building entrance points, lobbies, loading dock area. X

Video camera coverage of Tenant Premises on separate Tenant installed and managed system. X 
Manned security station (Not Anticipated) 
GREENHOUSE AND GREENHOUSE SUPPORT 
Headhouse Bench Work area, service sinks, and cart storage area . X 
Alexandria Real Estate
Equities, Inc. Confidential and Proprietary 9 
CONFIDENTIAL AND PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 18

  

 

 
 9 Laboratory Drive Drive 
Landlord/Tenant Scope
Allocation Matrix 
September 1, 2020 
DESCRIPTION Shell & Core Tenant
Fit Up 
Card access into greenhouse X 
Card access into individual greenhouse
compartment X 
Greenhouse Compartment Shading - Overhead operable shading system and controls X 
Greenhouse Compartment Lighting- Each greenhouse grow light is a Hi-LuxGro, 1000W, 277V, with high output MH/HPS lamp, 5500K color
temperature, and 140,000 lumens. The number of grow lights will vary with the size of the compartment (18, 24, or 32). User-adjustable lights are mounted on variable-height rails to vary light intensity as
needed. X 
Greenhouse Compartment Environmental Conditioning – X 
Summer
Thresholds: 
GH chambers – 75 F +/- 5 F, RH – 60% to 80%. 
Mechanical
Corridors – 85 F, RH – 60% to 80%. 
Service Corridors – 75 F, RH – 60% to 80%. 
Winter Thresholds: 
GH chambers – 75 F +/- 5 F, RH – 60% to 80%. 
Mechanical Corridors – 60 F, RH– 60% to 80% 
Service Corridors – 70 F, RH –
60% to 80%. 
Compartment includes ceiling-height ductwork. 
Greenhouse
Compartment Controls – temperature, humidity, lighting, and irrigation controls X 
Greenhouse compartment Plumbing– hose bib connection at compartment
entry wall X 
Greenhouse Compartment Irrigation connection– plumbing connection for greenhouse irrigation, with solenoid valve X 
Alexandria Real Estate Equities, Inc. Confidential and Proprietary 10 
CONRDENTIAL AND
PROPRIETARY. DO NOT COPY OR DISTRIBUTE. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 19

  

 Schedule 2 

Greenhouse Premises Scope 
  

	 	•	 	 Floor painting (greenhouse compartments, corridors, aisleways) 

 

	 	•	 	 RO system for irrigation and humidification including associated electrical and plumbing 

 

	 	•	 	 Solenoid valves, water mainfold piping, and integration with PRIVA system 

 

	 	•	 	 Installation of spray booth including associated mechanical, electrical, and plumbing (subject to
Section 5(b) of the Work Letter) 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 1

  

 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made this          day of
                ,             , between ARE-NC REGION NO. 17,
LLC, a Delaware limited liability company (“Landlord”), and GREENLIGHT BIOSCIENCES INC., a Delaware corporation (“Tenant”), and is attached to and made a part of the Lease dated
                    ,              (the “Lease”), by and between
Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

Landlord and Tenant hereby acknowledge and agree, for all purposes of the Lease, that the Commencement Date is
                    ,             , the Greenhouse Premises Commencement Date is
                    ,             , the Lab/Office Premises Commencement Date is
                    ,             , the Greenhouse Premises Rent Commencement Date is
                    ,             , the Lab/Office Premises Rent Commencement Date is
                    ,             , and the termination date of the Base Term of the
Lease shall be midnight on                     ,             . In case of a conflict
between the terms of the Lease and the terms of this Acknowledgment of Commencement Date, this Acknowledgment of Commencement Date shall control for all purposes. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date first above
written. 
  

							
	TENANT:
	
	GREENLIGHT BIOSCIENCES INC.,
	a Delaware corporation
		
	By:	 	  

	Its:	 	  

	
	☐ I hereby certify that the signature, name, and title above are my signature, name and title.
	
	LANDLORD:
	
	ARE-NC REGION NO. 17, LLC,
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
		 	a Delaware limited partnership
			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland corporation,
		 		 	general partner
				
		 		 	By:	 	  

		 		 	Its:	 	  

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Rules and Regulations	  	9 Laboratory Drive/Greenlight - Page 1

  

 EXHIBIT E TO LEASE 

Rules and Regulations 

1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used by them for any purpose
other than ingress and egress to and from the Premises. 
 2. Tenant shall not place any objects, including antennas, outdoor furniture,
etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 
 3. Except for animals
assisting the disabled, no animals shall be allowed in the offices, halls, or corridors in the Project. 
 4. Tenant shall not disturb the
occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises. 

5. If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician
as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenant’s expense. 

6. Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as
specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project. 

7. Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the overnight parking of operative
vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked
vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as
specified by Landlord. 
 8. Tenant shall take reasonable measures to maintain the Premises free from rodents, insects and other pests,
unless consented to in writing by Landlord. 
 9. Landlord reserves the right to exclude or expel from the Project any person who, in the
judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 

10. Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and
cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person. 

11. Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures,
heating apparatus, or any other service equipment affecting the Premises. 
 12. Tenant shall not permit storage outside the Premises,
including without limitation, outside storage of trucks and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Rules and Regulations	  	9 Laboratory Drive/Greenlight - Page 2

  

 13. All moveable trash receptacles provided by the trash disposal firm for the Premises must
be kept in the trash enclosure areas, if any, provided for that purpose. 
 14. No auction, public or private, will be permitted on the
Premises or the Project. 
 15. No awnings shall be placed over the windows in the Premises except with the prior written consent of
Landlord. 
 16. The Premises shall not be used for lodging, sleeping or cooking (except that Tenant may use microwave ovens, toasters and
coffee makers in the Premises for the benefit of Tenant’s employees and contractors in an area designated for such items, but only if the use thereof is at all times supervised by the individual using the same) or for any immoral or illegal
purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 
 17. Tenant shall
ascertain from Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use
more than such safe capacity. Landlord’s consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 

18. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 

19. Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s
ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted beyond the Premises. 

20. Tenant shall cause any vendors and other service providers hired by Tenant to perform services at the Premises or the Project to maintain
in effect workers’ compensation insurance as required by Legal Requirements and commercial general liability insurance with coverage amounts reasonably acceptable to Landlord. Tenant shall cause such vendors and service providers to name
Landlord and Alexandria Real Estate Equities, Inc. as additional insureds under such policies and shall provide Landlord with certificates of insurance evidencing the required coverages (and showing Landlord and Alexandria Real Estate Equities, Inc.
as additional insureds under such policies) prior to the applicable vendor or service provider providing any services to Tenant at the Project. 

21. Neither Tenant nor any of the Tenant Parties shall have the right to photograph, videotape, film, digitally record or by any other means
record, transmit and/or distribute any images, pictures or videos of all or any portion of the Premises or the Project that could identify the Project or the name of the Project, or that identify Landlord or any other tenants or any affiliates of
Landlord or any other tenants. The foregoing is not meant to prohibit individual employees from taking and disseminating photos of themselves or other people within the Premises or at the Project so long as neither the Building nor any proprietary
information, equipment or improvements of Landlord are included within such photos. 
 22. Tenant shall regularly review the guidelines
published by the Centers for Disease Control (CDC) and any state and/or local Governmental Authorities, and will implement the practices and procedures suggested thereby, as well as industry standard best practices, to prevent the spread of
Infectious Conditions, including, without limitation, COVID-19. 
 23. Landlord shall have the right
to (a) require tenants to implement and enforce reasonable screening and tracking protocols intended to identify and track the activity at the Project of employees, agents, contractors and visitors seeking access to or accessing the Premises
and or the Project exhibiting flu-like symptoms or symptoms consistent with those associated with any currently known or unknown Infectious Conditions including, without limitation, COVID-19 (collectively, “Symptoms”), (b) require tenant employees, agents, contractors and visitors to comply with reasonable screening and tracking

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
	Rules and Regulations	  	9 Laboratory Drive/Greenlight - Page 3

  

 
protocols implemented by Landlord, Landlord’s property manager and/or any operator of Project Amenities, intended to identify and track the activity at the Project of individuals seeking
access to or accessing the Premises or the Project (including the Project Amenities) exhibiting Symptoms, (c) require tenants to implement and enforce protocols to prohibit individuals exhibiting Symptoms, from accessing the Premises and/or the
Project, (d) require tenants to immediately report to Landlord incidences of (i) tenant employees, agents, contractors and visitors accessing the Premises or any portion of the Project while exhibiting Symptoms, and/or (ii) tenant
employees, agents, contractors and visitors known to have accessed the Premises or the Project being diagnosed with an Infectious Condition including, without limitation, COVID-19. 

24. Landlord may exclude or expel from the Project any person that has Symptoms associated with any currently known or unknown Infectious
Condition including, without limitation, COVID-19. 
 25. Notwithstanding anything to the contrary
contained herein, if, at any time during the Term, Landlord becomes aware that any Tenant Party exhibiting Symptoms and/or diagnosed with an Infectious Condition had access to the Premises or any portion of the Project (including, without
limitation, the Project Amenities), Tenant shall be responsible for any costs incurred by Landlord to perform additional or deep cleaning of the Premises and/or the Common Areas of the Project or to take other measures deemed reasonably necessary or
prudent by Landlord which are intended to limit the spread of such Infectious Condition due to such Tenant Party’s presence at the Project. 

26. Landlord reserves the right to implement additional rules and regulations relating to access to the Premises, the Building and/or the
Project (including, without limitation, the Project Amenities) which are intended to promote and protect health and physical well-being and/or intended to limit the spread of Infectious Conditions. 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page
 66

  

 EXHIBIT F TO LEASE 

TENANT’S PERSONAL PROPERTY 

To the extent not following are not purchased all or in part with the TI Fund: 
  

	 	•	 	 RO system for 3rd floor, and potentially the 1st floor, exclusive of the GH system 

  

	 	•	 	 Air compressor 

  

	 	•	 	 Glasswash 

  

	 	•	 	 Autoclave 

  

	 	•	 	 Walk-in Growth Chambers 

 

	 	•	 	 In-house chilled water system 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 1

  

 EXHIBIT G TO LEASE 

EXPANSION SPACE 
  

 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.

			
		  	9 Laboratory Drive/Greenlight - Page 2

  

 

 

  

					
		  	

	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not

Copy or Distribute. Alexandria and the Alexandria Logo are

registered trademarks of Alexandria Real Estate Equities, Inc.EX-10.19

 Exhibit 10.19 

LOAN AND SECURITY AGREEMENT 

THIS LOAN AND SECURITY AGREEMENT (this “Agreement”) is dated as of the Effective Date between SILICON VALLEY
BANK, a California corporation (“Bank”), and the borrower listed on Schedule I hereto (“Borrower”). The parties agree as follows: 
  

	 	1	 LOAN AND TERMS OF PAYMENT 

1.1 Term Loan. 
 (a)
Availability. Subject to the terms and conditions of this Agreement, upon Borrower’s request, Bank shall make one (1) term loan advance to Borrower on or about the Effective Date not exceeding the Term A Loan Availability Amount
(such advance is referred to herein as a “Term A Loan Advance”). Subject to the terms and conditions of this Agreement, upon Borrower’s request, during the Term Loan Draw Period, Bank shall make one (1) term loan advance
not exceeding the Term B Loan Availability Amount (such advance is referred to herein as a “Term B Loan Advance”). The Term A Loan Advance and the Term B Loan Advance are hereinafter referred to singly as a “Term Loan
Advance” and collectively as the “Term Loan Advances”. Borrower may request Term Loan Advances as set forth on Schedule I hereto. 

(b) Repayment. Borrower shall repay each Term Loan Advance as set forth in Schedule I hereto. All outstanding principal and accrued and
unpaid interest under each Term Loan Advance, and all other outstanding Obligations with respect to such Term Loan Advance, are due and payable in full on the Term Loan Maturity Date. 

(c) Permitted Prepayment. Borrower shall have the option to prepay all or any portion of the Term Loan Advances, provided Borrower
(i) delivers written notice to Bank of its election to prepay the Term Loan Advances at least ten (10) days prior to such prepayment, and (ii) pays, on the date of such prepayment (A) the outstanding principal plus accrued and
unpaid interest with respect to the Term Loan Advances along with a notice of the portion of the principal amount being prepaid (which shall be in increments of $5,000,000), (B) the Prepayment Fee with respect to the portion of the Term Loan
Advances being prepaid, (C) the Final Payment with respect to the portion of the Term Loan Advances being prepaid, and (D) all other sums, if any, that shall have become due and payable with respect to the Term Loan Advances being prepaid,
including interest at the Default Rate with respect to any past due amounts. 
 (d) Mandatory Prepayment upon an Acceleration. If the
Term Loan Advances are accelerated by Bank following the occurrence and during the continuance of an Event of Default, Borrower shall immediately pay to Bank an amount equal to the sum of (i) all outstanding principal plus accrued and unpaid
interest with respect to the Term Loan Advances, (ii) the Prepayment Fee, (iii) the Final Payment, and (iv) all other sums, if any, that shall have become due and payable with respect to the Term Loan Advances, including interest at
the Default Rate with respect to any past due amounts. 
 1.2 Payment of Interest on the Credit Extensions. 

(a) Interest Payments. Interest on the principal amount of each Term Loan Advance is payable as set forth on Schedule I hereto. 

(b) Interest Rate. 

(i) Term Loan Advances. Subject to Section 1.2(c), the outstanding principal amount of any Term Loan Advance shall accrue
interest as set forth on Schedule I hereto. 
 (ii) All-In Rate. Notwithstanding any
terms in this Agreement to the contrary, if at any time the interest rate applicable to any Obligations is less than zero percent (0.0%), such interest rate shall be deemed to be zero percent (0.0%) for all purposes of this Agreement. 

 (c) Default Rate. Immediately upon the occurrence and during the continuance of an
Event of Default, the outstanding Obligations shall bear interest at a rate per annum which is three percent (3.0%) above the rate that is otherwise applicable thereto (the “Default Rate”) unless Bank otherwise elects, in its sole
discretion, to impose a lesser increase. Fees and expenses which are required to be paid by Borrower pursuant to the Loan Documents (including, without limitation, Bank Expenses) but are not paid when due shall bear interest until paid at a rate
equal to the highest rate applicable to the Obligations. Payment or acceptance of the increased interest rate provided in this Section 1.2(c) is not a permitted alternative to timely payment and shall not constitute a waiver of any Event of
Default or otherwise prejudice or limit any rights or remedies of Bank. 
 (d) Adjustment to Interest Rate. Each change in the
interest rate applicable to any amounts payable under the Loan Documents based on changes to the Prime Rate shall be effective on the effective date of any change to the Prime Rate and to the extent of such change. 

(e) Interest Computation. Interest shall be computed as set forth on Schedule I hereto. In computing interest, the date of the making
of any Credit Extension shall be included and the date of payment shall be excluded; provided, however, that if any Credit Extension is repaid on the same day on which it is made, such day shall be included in computing interest on such Credit
Extension. 
  

	 	1.3	 Fees. Borrower shall pay to Bank: 

(a) Prepayment Fee. The Prepayment Fee, when due hereunder, which shall be fully earned and
non-refundable as of such date; 
 (b) Final Payment. The Final Payment, when due hereunder,
which shall be fully earned and non-refundable as of such date; and 
 (c) Bank Expenses. All
Bank Expenses incurred through and after the Effective Date, when due (or, if no stated due date, upon demand by Bank). 
 Unless otherwise
provided in this Agreement or in a separate writing by Bank, Borrower shall not be entitled to any credit, rebate, or repayment of any fees earned by Bank pursuant to this Agreement, notwithstanding any termination of this Agreement or the
suspension or termination of Bank’s obligation to make loans and advances hereunder. Bank may deduct amounts owing by Borrower under the clauses of this Section 1.3 pursuant to the terms of Section 1.4(c). Bank shall provide Borrower
written notice of deductions made pursuant to the terms of the clauses of this Section 1.3. 
  

	 	1.4	 Payments; Application of Payments; Debit of Accounts. 

(a) All payments (including prepayments) to be made by Borrower under any Loan Document shall be made in immediately available funds in
Dollars, without setoff, counterclaim, or deduction, before 12:00 p.m. Eastern time on the date when due. Payments of principal and/or interest received after 12:00 p.m. Eastern time are considered received at the opening of business on the next
Business Day. When a payment is due on a day that is not a Business Day, the payment shall be due the next Business Day, and additional fees or interest, as applicable, shall continue to accrue until paid. 

(b) Bank has the exclusive right to determine the order and manner in which all payments with respect to the Obligations may be applied.
Borrower shall have no right to specify the order or the accounts to which Bank shall allocate or apply any payments required to be made by Borrower to Bank or otherwise received by Bank under this Agreement when any such allocation or application
is not specified elsewhere in this Agreement. 

  
 2 

 (c) Bank may debit any of Borrower’s deposit accounts maintained with Bank, including
the Designated Deposit Account, for principal and interest payments or any other amounts Borrower owes Bank when due under the Loan Documents. These debits shall not constitute a set-off. 

1.5 Change in Circumstances. 

(a) Increased Costs. If any Change in Law shall: (i) impose, modify, or deem applicable any reserve, special deposit, compulsory
loan, insurance charge, or similar requirement against assets of, deposits with or for the account of, or advances, loans, or other credit extended or participated in by, Bank, (ii) subject Bank to any Taxes (other than (A) Indemnified
Taxes, (B) Taxes described in clauses (b) through (d) of the definition of Excluded Taxes, and (C) Connection Income Taxes) on its loans, loan principal, letters of credit, commitment, or other obligations, or its deposits, reserves,
other liabilities, or capital attributable thereto, or (iii) impose on Bank any other condition, cost, or expense (other than Taxes) affecting this Agreement or Credit Extensions made by Bank, and the result of any of the foregoing shall be to
increase the cost to Bank of making, converting to, continuing, or maintaining any Credit Extension (or of maintaining its obligation to make any such Credit Extension), or to reduce the amount of any sum received or receivable by Bank hereunder
(whether of principal, interest, or any other amount) then, upon written request of Bank, Borrower shall promptly pay to Bank such additional amount or amounts as will compensate Bank for such additional costs incurred or reduction suffered. 

(b) Capital Requirements. If Bank determines that any Change in Law affecting Bank regarding capital or liquidity requirements, has or
would have the effect of reducing the rate of return on Bank’s capital as a consequence of this Agreement, any term loan facility, or the Credit Extensions made by Bank to a level below that which Bank could have achieved but for such Change in
Law (taking into consideration Bank’s policies with respect to capital adequacy and liquidity), then from time to time upon written request of Bank, Borrower shall promptly pay to Bank such additional amount or amounts as will compensate Bank
for any such reduction suffered. 
 (c) Delay in Requests. Failure or delay on the part of Bank to demand compensation pursuant to
this Section 1.5 shall not constitute a waiver of Bank’s right to demand such compensation; provided that Borrower shall not be required to compensate Bank pursuant to subsection (a) for any increased costs incurred or reductions
suffered more than 9 months prior to the date that Bank notifies Borrower of the Change in Law giving rise to such increased costs or reductions (except that if the Change in Law giving rise to such increased costs or reductions is retroactive, then
the 9-month period shall be extended to include the period of retroactive effect). 
 1.6 Taxes.

 (a) Payments Free of Taxes. Any and all payments by or on account of any obligation of Borrower under any Loan Document shall
be made without deduction or withholding for any Taxes, except as required by Applicable Law. If any Applicable Law (as determined in the good-faith discretion of Borrower) requires the deduction or withholding of any Tax from any such payment by
Borrower, then (i) Borrower shall be entitled to make such deduction or withholding, (ii) Borrower shall timely pay the full amount deducted or withheld to the relevant Governmental Authority in accordance with Applicable Law, and
(iii) if such Tax is an Indemnified Tax, the sum payable by Borrower shall be increased as necessary so that, after such deduction or withholding has been made (including such deductions and withholdings applicable to additional sums payable
under this Section 1.6), Bank receives an amount equal to the sum it would have received had no such deduction or withholding been made. 

(b) Payment of Other Taxes by Borrower. Without limiting the provisions of subsection (a) above, Borrower shall timely pay any
Other Taxes to the relevant Governmental Authority in accordance with Applicable Law. 
 (c) Tax Indemnification. Without limiting
the provisions of subsections (a) and (b) above, Borrower shall, and does hereby, indemnify Bank, within 10 days after demand therefor, for the full amount of any Indemnified Taxes (including Indemnified Taxes imposed or asserted on or
attributable to amounts payable under this Section 1.6) payable or paid by Bank or required to be withheld or deducted from a payment to Bank and any reasonable expenses arising therefrom or with respect thereto, whether or not such Indemnified
Taxes were correctly or legally imposed or asserted by the relevant Governmental Authority. A certificate as to the amount of such payment or liability delivered to Borrower by Bank shall be conclusive absent manifest error. 

  
 3 

 (d) Evidence of Payments. As soon as practicable after any payment of Taxes by
Borrower to a Governmental Authority pursuant to this Section 1.6, Borrower shall deliver to Bank a certified copy of a receipt issued by such Governmental Authority evidencing such payment, a copy of the return reporting such payment, or other
evidence of such payment reasonably satisfactory to Bank. 
 (e) Status of Bank. If Bank (including any assignee or successor) is
entitled to an exemption from or reduction of withholding tax with respect to payments made under any Loan Document, Bank shall deliver to Borrower, at the time or times reasonably requested by Borrower, such properly completed and executed
documentation reasonably requested by Borrower as will permit such payments to be made without withholding or at a reduced rate of withholding. In addition, Bank, if reasonably requested by Borrower, shall deliver such other documentation prescribed
by Applicable Law or reasonably requested by Borrower as will enable Borrower to determine whether or not Bank is subject to backup withholding or information reporting requirements. Without limiting the generality of the foregoing, Bank shall
deliver whichever of IRS Form W-9, IRS Form W-8BEN, IRS Form W-8BEN-E, IRS Form W-8ECI or IRS Form W-8IMY is applicable, as well as any applicable supporting documentation or certifications. Bank (including any assignee or successor) agrees that if any
form or certification it previously delivered expires or becomes obsolete or inaccurate in any respect, it shall update such form or certification or promptly notify Borrower in writing of its legal inability to do so. 

If a payment made to Bank (including any assignee or successor) under any Loan Document would be subject to U.S. federal withholding Tax
imposed by FATCA if Bank were to fail to comply with the applicable reporting requirements of FATCA (including those contained in Section 1471(b) or 1472(b) of the Internal Revenue Code, as applicable), Bank (or the applicable assignee or
successor) shall deliver to Borrower at the time or times prescribed by law and at such time or times reasonably requested by Borrower such documentation prescribed by Applicable Law (including as prescribed by Section 1471(b)(3)(C)(i) of the
Internal Revenue Code) and such additional documentation reasonably requested by Borrower as may be necessary for Borrower to comply with its obligations under FATCA and to determine that Bank (or the applicable assignee or successor) has complied
with Bank’s obligations under FATCA or to determine the amount, if any, to deduct and withhold from such payment. Solely for purposes of the preceding sentence, “FATCA” shall include any amendments made to FATCA after the date of this
Agreement. 
 1.7 Procedures for Borrowing. 

(a) Subject to the prior satisfaction of all other applicable conditions to the making of a Term Loan Advance set forth in this Agreement
(which must be satisfied no later than 12:00 p.m. Eastern time on the applicable Funding Date), to obtain a Term Loan Advance, Borrower shall notify Bank (which notice shall be irrevocable) by 12:00 p.m. Eastern time at least 2 Business Days prior
to the Funding Date of the Term Loan Advance. Such notice shall be made by electronic mail or by telephone and, together with any such notification, Borrower shall deliver to Bank by electronic mail a completed Payment/Advance Form executed by an
Authorized Signer and such other reports and information as Bank may reasonably request. Bank may rely on any telephone notice given by a person whom Bank believes is an Authorized Signer. Borrower will indemnify Bank for any loss Bank suffers due
to such belief or reliance. Bank shall have received satisfactory evidence that the Board has approved that such Authorized Signer may provide such notices and request such Term Loan Advance (which requirement may be deemed satisfied by the prior
delivery of Borrowing Resolutions or a secretary’s certificate that certifies as to such Board approval). 
 (b) Bank shall credit
proceeds of a Credit Extension to the Designated Deposit Account. Bank may make Term Loan Advances under this Agreement based on instructions from an Authorized Signer or without instructions if such Term Loan Advances are necessary to meet
Obligations which have become due. 
  

	 	2	 CONDITIONS OF CREDIT EXTENSIONS 

2.1 Conditions Precedent to Initial Credit Extension. Bank’s obligation to make the initial Credit Extension is subject to
the condition precedent that Bank shall have received, in form and substance satisfactory to Bank, such documents, and completion of such other matters, as Bank may reasonably deem necessary or appropriate, including, without limitation: 

  
 4 

 (a) duly executed Loan Documents; 

(b) duly executed Warrant, together with a capitalization table and copies of Borrower’s equity documents; 

(c) the Operating Documents of Borrower and long-form good standing certificates of the Borrower certified by the Secretary of State of the
State of Delaware and the Secretary of State of the Commonwealth of Massachusetts, in each case as of a date no earlier than 30 days prior to the Effective Date; 

(d) certificate duly executed by a Responsible Officer or secretary of Borrower with respect to Borrower’s (i) Operating Documents
and (ii) Borrowing Resolutions;  
 (e) certified copies, dated as of a recent
date, of searches for financing statements filed in the central filing office of the State of Delaware, accompanied by written evidence (including any UCC termination statements) that the Liens indicated in any such financing statements either
constitute Permitted Liens or have been or, in connection with the initial Credit Extension, will be terminated or released; 
 (f) duly
executed Perfection Certificate of Borrower; 
 (g) duly executed signature to the Stock Pledge Agreement; 

(h) evidence satisfactory to Bank that the insurance policies required by Section 5.8 hereof are in full force and effect; 

(i) payment of the fees and Bank Expenses then due as specified in Section 1.3 hereof; and 

(j) duly executed consent of the investors representing a Required Majority (as defined in the Existing Convertible Note Purchase Agreement)
under Borrower’s Indebtedness pursuant to the Existing Convertible Note Purchase Agreement. 
 2.2 Conditions Precedent to
All Credit Extensions. Bank’s obligation to make each Credit Extension, including the initial Credit Extension, is subject to the following conditions precedent: 

(a) receipt of Borrower’s Credit Extension request and the related materials and documents as required by and in accordance with
Section 1.7; 
 (b) the representations and warranties in this Agreement shall be true and correct in all material respects as of the
date of any Credit Extension request and as of the Funding Date of each Credit Extension; provided, however, that such materiality qualifier shall not be applicable to any representations and warranties that already are qualified or modified by
materiality in the text thereof; and provided, further that those representations and warranties expressly referring to a specific date shall be true and correct in all material respects as of such date, and no Default or Event of Default shall have
occurred and be continuing or result from the Credit Extension. Each Credit Extension is Borrower’s representation and warranty on that date that the representations and warranties in this Agreement remain true and correct in all material
respects; provided, however, that such materiality qualifier shall not be applicable to any representations and warranties that already are qualified or modified by materiality in the text thereof; and provided, further that those representations
and warranties expressly referring to a specific date shall be true and correct in all material respects as of such date; and 
 (c) a
Material Adverse Change shall not have occurred and be continuing. 
 2.3 Covenant to Deliver. Borrower shall deliver to Bank
each item required to be delivered to Bank under this Agreement as a condition precedent to any Credit Extension. A Credit Extension made prior to the receipt by Bank of any such item shall not constitute a waiver by Bank of Borrower’s
obligation to deliver such item, and the making of any Credit Extension in the absence of a required item shall be in Bank’s sole discretion. 

  
 5 

	 	3	 CREATION OF SECURITY INTEREST 

3.1 Grant of Security Interest. 

(a) Borrower hereby grants Bank, to secure the payment and performance in full of all of the Obligations, a continuing security interest in,
and pledges to Bank, the Collateral, wherever located, whether now owned or hereafter acquired or arising, and all proceeds and products thereof. 

(b) Borrower acknowledges that it previously has entered, or may in the future enter, into Bank Services Agreements with Bank. Regardless of
the terms of any Bank Services Agreement, Borrower agrees that any amounts Borrower owes Bank thereunder shall be deemed to be Obligations hereunder and that it is the intent of Borrower and Bank to have all such Obligations secured by the first
priority perfected security interest in the Collateral granted herein (subject to Permitted Liens). 
 3.2 Authorization to File
Financing Statements. Borrower hereby authorizes Bank to file financing statements, without notice to Borrower, with all jurisdictions deemed necessary or appropriate by Bank to perfect or protect Bank’s interest or rights hereunder,
including a notice that any disposition of the Collateral, by either Borrower or any other Person, shall be deemed to violate the rights of Bank under the Code. Such financing statements may indicate the Collateral as set forth in the definition of
“Collateral” in Section 12.2 hereof. 
 3.3 Termination. If this Agreement is terminated, Bank’s Lien in
the Collateral shall continue until the Obligations (other than inchoate indemnity obligations) are repaid in full in cash. Upon payment in full in cash of the Obligations (other than inchoate indemnity obligations) and at such time as Bank’s
obligation to make Credit Extensions has terminated, Bank shall, at Borrower’s sole cost and expense, terminate its security interest in the Collateral and all rights therein shall revert to Borrower and Bank shall take such actions as may be
reasonably requested by Borrower to evidence such repayment and release (including delivery of a payoff letter and filing of UCC-3 termination statements (or authorizing Borrower to file such UCC-3 termination statements)) and all of Borrower’s obligations under the Loan Documents shall terminate in accordance with Section 11.1. In the event (a) all Obligations (other than inchoate
indemnity obligations), except for Bank Services, are satisfied in full, and (b) this Agreement is terminated, Bank shall terminate the security interest granted herein upon Borrower providing cash collateral acceptable to Bank in its
commercially reasonable discretion for Bank Services, if any. In the event such Bank Services consist of outstanding Letters of Credit, Borrower shall provide to Bank cash collateral in an amount equal to at least (x) 105.0% of the face amount of
all such Letters of Credit denominated in Dollars and (y) 110.0% of the Dollar Equivalent of the face amount of all such Letters of Credit denominated in a Foreign Currency, plus, in each case, all interest, fees, and costs due or estimated by Bank
in its commercially reasonable discretion to become due in connection therewith, to secure all of the Obligations relating to such Letters of Credit. 
  

	 	4	 REPRESENTATIONS AND WARRANTIES 

Borrower represents and warrants as follows: 

4.1 Due Organization, Authorization; Power and Authority. 

(a) Borrower and each of its Subsidiaries are each duly existing and in good standing as a Registered Organization in their respective
jurisdiction of formation and are qualified and licensed to do business and are in good standing in any jurisdiction in which the conduct of their respective business or their ownership of property requires that they be qualified, except where the
failure to do so could not reasonably be expected to have a material adverse effect on Borrower’s business or operations. 
 (b) All
information set forth on the Perfection Certificate pertaining to Borrower and each of its Subsidiaries is true and correct (it being understood and agreed that Borrower may from time to time update certain information in the Perfection Certificate
after the Effective Date to the extent permitted by one or more specific provisions in this Agreement and the Perfection Certificate shall be deemed to be updated to the extent such notice is provided to Bank of such permitted update). 

  
 6 

 (c) The execution, delivery, and performance by Borrower and each of its Subsidiaries of the
Loan Documents to which they are parties have been duly authorized, and do not (i) conflict with any of Borrower’s or any such Subsidiary’s organizational documents, (ii) contravene, conflict with, constitute a default under, or
violate any material Applicable Law, (iii) contravene, conflict with, or violate any applicable order, writ, judgment, injunction, decree, determination, or award of any Governmental Authority by which Borrower or any of its Subsidiaries or any
of their property or assets may be bound or affected, (iv) require any action by, filing, registration, or qualification with, or Governmental Approval from, any Governmental Authority (except such Governmental Approvals which have already been
obtained and are in full force and effect and filings to perfect Bank’s Lien), or (v) conflict with, contravene, constitute a default or breach under, or result in or permit the termination or acceleration of, any material agreement by
which Borrower or any of its Subsidiaries is bound. Neither Borrower nor any of its Subsidiaries are in default under any agreement to which it is a party or by which it is bound in which the default could reasonably be expected to have a material
adverse effect on Borrower’s or any of its Subsidiary’s business or operations. 
 4.2 Collateral. 

(a) The security interest granted herein is and shall at all times continue to be a first priority perfected security interest in the
Collateral (subject to Permitted Liens). Borrower has good title to, rights in, and the power to transfer each item of the Collateral upon which it purports to grant a Lien hereunder, free and clear of any and all Liens except Permitted Liens. 

(b) Borrower has no Collateral Accounts at or with any bank or financial institution other than Bank or Bank’s Affiliates except for the
Collateral Accounts described in the Perfection Certificate delivered to Bank in connection herewith and which Borrower has taken such actions as are necessary to give Bank a perfected security interest therein to the extent required, pursuant to
the terms of Section 5.7(c). To Borrower’s knowledge, the Accounts are bona fide, existing obligations of the Account Debtors. 

(c) No material Collateral (individually or in the aggregate in excess of $250,000.00) is in the possession of any third-party bailee (such as
a warehouse) except as otherwise provided in the Perfection Certificate or as permitted pursuant to Section 6.2. None of the components of any material Collateral (individually or in the aggregate in excess of $250,000.00) shall be maintained
at locations other than as provided in the Perfection Certificate or as permitted pursuant to Section 6.2. 
 (d) All Inventory (net of
reserves for slow-moving and obsolete items) is in all material respects of good and marketable quality, free from material defects. 
 (e)
Borrower owns, or possesses the right to use to the extent necessary in its business, all Intellectual Property, licenses, and other intangible assets that are used in the conduct of its business as now operated, except to the extent that such
failure to own or possess the right to use such asset would not reasonably be expected to have a material adverse effect on Borrower’s business or operations, and no such asset, to the best knowledge of Borrower, conflicts with the valid
Intellectual Property, license, or intangible asset of any other Person to the extent that such conflict could reasonably be expected to have a material adverse effect on Borrower’s business or operations. 

(f) Except as noted on the Perfection Certificate or for which notice has been given to Bank pursuant to and in accordance with
Section 5.8(b), Borrower is not a party to, nor is it bound by, any Restricted License. 
 4.3 Litigation. Other than as
set forth in the Perfection Certificate or as disclosed to Bank pursuant to Section 5.3(h), there are no actions, investigations, or proceedings pending or, to the knowledge of any Responsible Officer, threatened in writing by or against
Borrower or any of its Subsidiaries that are expected to involve more than, individually or in the aggregate, $250,000.00 not covered by independent third party insurance as to which liability has been accepted by the carrier providing such
insurance. 

  
 7 

 4.4 Financial Statements; Financial Condition. All consolidated financial
statements for Borrower and any of its Subsidiaries delivered to Bank by submission to the Financial Statement Repository or otherwise submitted to Bank fairly present in all material respects Borrower’s consolidated financial condition and
Borrower’s consolidated results of operations for the periods covered thereby, subject, in the case of unaudited financial statements, to normal year-end adjustments and the absence of footnote
disclosures. There has not been any material deterioration in Borrower’s consolidated financial condition since the date of the most recent financial statements submitted to the Financial Statement Repository or otherwise submitted to Bank.

 4.5 Solvency. The fair salable value of Borrower’s consolidated assets (including goodwill minus disposition costs)
exceeds the fair value of Borrower’s consolidated liabilities; Borrower is not left with unreasonably small capital after the transactions in this Agreement; and Borrower and each of its Subsidiaries are able to pay their debts (including trade
debts) as they mature. 
 4.6 Regulatory Compliance. Borrower is not an “investment company” or a company
“controlled” by an “investment company” under the Investment Company Act of 1940, as amended. Borrower is not engaged as one of its important activities in extending credit for margin stock (under Regulations X, T, and U of the
Federal Reserve Board of Governors). Borrower and each of its Subsidiaries (a) have complied in all material respects with all Applicable Law, and (b) have not violated any Applicable Law, the violation of which could reasonably be
expected to have a material adverse effect on Borrower’s business or operations. Borrower and each of its Subsidiaries have duly complied with, and their respective facilities, business, assets, property, leaseholds, real property, and
Equipment are in compliance with, Environmental Laws, except where the failure to do so could not reasonably be expected to have a material adverse effect on Borrower’s business or operations; there have been no outstanding citations, notices,
or orders of non-compliance issued to Borrower or any of its Subsidiaries or relating to their respective facilities, businesses, assets, property, leaseholds, real property, or Equipment under such
Environmental Laws. Borrower and each of its Subsidiaries have obtained all consents, approvals, and authorizations of, made all declarations or filings with, and given all notices to, all Governmental Authorities that are necessary to continue
their respective businesses as currently conducted, except where the failure to obtain or make or file the same would not reasonably be expected to have a material adverse effect on Borrower’s business or operations. 

4.7 Subsidiaries; Investments. Borrower does not own any stock, partnership, or other ownership interest or other equity
securities except for Permitted Investments. 
 4.8 Tax Returns and Payments; Pension Contributions. 

(a) Borrower and each of its Subsidiaries have timely filed (subject to validly filed extensions), or submitted extensions for, all required
tax returns and reports, and Borrower and each of its Subsidiaries have timely paid all foreign, federal, state, and local taxes, assessments, deposits, and contributions owed by Borrower and each of its Subsidiaries except (i) to the extent
such taxes are being contested in good faith by appropriate proceedings promptly instituted and diligently conducted, so long as such reserve or other appropriate provision, if any, as shall be required in conformity with GAAP shall have been made
therefor, or (ii) if such taxes, assessments, deposits, and contributions do not, individually or in the aggregate, exceed $100,000.00. Borrower is unaware of any claims or adjustments proposed for any of Borrower’s or any of its
Subsidiary’s prior tax years which could result in additional taxes becoming due and payable by Borrower or any of its Subsidiaries in excess of $100,000.00 in the aggregate. 

(b) Borrower and each of its Subsidiaries have paid all amounts necessary to fund all present pension, profit sharing, and deferred
compensation plans in accordance with their terms, and neither Borrower nor any of its Subsidiaries has withdrawn from participation in, and has not permitted partial or complete termination of, or permitted the occurrence of any other event with
respect to, any such plan which could reasonably be expected to result in any liability of Borrower or any of its Subsidiaries, including any liability to the Pension Benefit Guaranty Corporation or its successors or any other Governmental
Authority. 
 4.9 Full Disclosure. No written representation, warranty, or other statement of Borrower or any of its
Subsidiaries in any report, certificate, or written statement submitted to the Financial Statement Repository or otherwise submitted to Bank, as of the date such representation, warranty, or other statement was made, taken together with all such
reports, certificates, and written statements submitted to the Financial Statement Repository or otherwise submitted to Bank, contains any untrue statement of a material fact or omits to state a material fact necessary to make the statements
contained in the reports, certificates, or written statements not misleading in light of the circumstances under which they were made (it being recognized by Bank that the projections and forecasts provided by Borrower or any of its Subsidiaries in
good faith and based upon reasonable assumptions are not viewed as facts and that actual results during the period or periods covered by such projections and forecasts may differ from the projected or forecasted results). 

  
 8 

 4.10 Sanctions. Neither Borrower nor any of its Subsidiaries is: (a) in
violation of any Sanctions; or (b) a Sanctioned Person. Neither Borrower nor any of its Subsidiaries, directors, officers, employees, agents, or Affiliates: (i) conducts any business or engages in any transaction or dealing with any
Sanctioned Person, including making or receiving any contribution of funds, goods, or services to or for the benefit of any Sanctioned Person; (ii) deals in, or otherwise engages in any transaction relating to, any property or interests in
property blocked pursuant to any Sanctions; (iii) engages in or conspires to engage in any transaction that evades or avoids, or has the purpose of evading or avoiding, or attempts to violate, any of the prohibitions set forth in any Sanctions;
or (iv) otherwise engages in any transaction that could cause Bank to violate any Sanctions. 
  

	 	5	 AFFIRMATIVE COVENANTS 

Borrower shall do all of the following: 

5.1 Use of Proceeds. Cause the proceeds of the Credit Extensions to be used solely (a) as working capital or (b) to
fund its general business purposes, and not for personal, family, household or agricultural purposes. 
 5.2 Government Compliance.

 (a) Maintain its and all of its Subsidiaries’ legal existence (except as permitted under Section 6.3 with respect to
Subsidiaries only) and good standing in their respective jurisdictions of formation and maintain qualification in each jurisdiction in which the failure to so qualify would reasonably be expected to have a material adverse effect on Borrower’s
business or operations. Borrower shall comply, and have each Subsidiary comply, in all material respects, with all laws, ordinances, and regulations to which it is subject. 

(b) Obtain all of the Governmental Approvals necessary for the performance by Borrower and each of its Subsidiaries of their obligations under
the Loan Documents to which they are parties, including any grant of a security interest to Bank. Borrower shall promptly provide copies of any such obtained Governmental Approvals to Bank upon Bank’s reasonable request. 

5.3 Financial Statements, Reports. Deliver to Bank by submitting to the Financial Statement Repository: 

(a) Monthly Financial Statements. As soon as available, but no later than 30 days after the last day of each month, a company prepared
consolidated balance sheet and income statement covering Borrower’s consolidated operations for such month in a form of presentation reasonably acceptable to Bank; 

(b) Compliance Statement. Within 30 days after the last day of each month and together with the statements set forth in
Section 5.3(a), a duly completed Compliance Statement, confirming that, as of the end of such month, Borrower was in full compliance with all of the terms and conditions of this Agreement; 

(c) Annual Operating Budget and Financial Projections. Within 60 days after the end of each fiscal year of Borrower, and
contemporaneously with any updates or amendments thereto, (A) annual operating budgets (including income statements, balance sheets, and cash flow statements, by month) for the current fiscal year of Borrower, and (B) annual financial
projections for the current fiscal year (on a quarterly basis), in each case as approved by the Board, together with any related business forecasts used in the preparation of such annual financial projections; 

(d) Annual Audited Financial Statements. As soon as available, and in any event within 180 days following the end of Borrower’s
fiscal year, audited consolidated financial statements prepared under GAAP, consistently applied, together with an unqualified opinion on the financial statements from an independent certified public accounting firm reasonably acceptable to Bank;

  
 9 

 (e) SEC Filings. In the event that Borrower or any of its Subsidiaries becomes
subject to the reporting requirements under the Exchange Act within 5 days of filing, notification of the filing and copies of all periodic and other reports, proxy statements, and other materials filed by Borrower and/or any of its Subsidiaries or
any Guarantor with the SEC, any Governmental Authority succeeding to any or all of the functions of the SEC, or with any national securities exchange, or distributed to its shareholders, as the case may be. Documents required to be delivered
pursuant to the terms hereof (to the extent any such documents are included in materials otherwise filed with the SEC) may be delivered electronically and, if so delivered, shall be deemed to have been delivered on the date on which Borrower or any
of its Subsidiaries posts such documents, or provides a link thereto, on Borrower’s or any of its Subsidiaries’ website on the internet at Borrower’s or any of its Subsidiaries’ website address; provided, however, Borrower shall
promptly notify Bank in writing (which may be by electronic mail) of the posting of any such documents; 
 (f) Security Holder and
Subordinated Debt Holder Reports. Within 5 days of delivery, copies of all material statements, reports, and notices made available to Borrower’s security holders or to any holders of Subordinated Debt (solely in their capacities as
security holders or holders of Subordinated Debt and not in any other role); 
 (g) Beneficial Ownership Information. Prompt written
notice of any changes to the beneficial ownership information set out in Section 14 of the Perfection Certificate. Borrower understands and acknowledges that Bank relies on such true, accurate, and up-to-date beneficial ownership information to meet Bank’s regulatory obligations to obtain, verify, and record information about the beneficial owners of its legal entity customers; 

(h) Legal Action Notice. Prompt written notice of any legal actions, investigations, or proceedings pending or threatened in writing
against Borrower or any of its Subsidiaries that could reasonably be expected to result in damages or costs to Borrower or any of its Subsidiaries of, individually or in the aggregate, $250,000.00 or more; 

(i) Tort Claim Notice. If Borrower shall acquire a commercial tort claim, Borrower shall promptly notify Bank in a writing signed by
Borrower of the general details thereof, and grant to Bank in such writing a security interest therein and in the proceeds thereof, all upon the terms of this Agreement, with such writing to be in form and substance reasonably satisfactory to Bank;

 (j) Government Filings. Within 5 days after the same are sent or received, copies of all correspondence, reports, documents, and
other filings by Borrower or any of its Subsidiaries with any Governmental Authority regarding compliance with or maintenance of Governmental Approvals or Applicable Law or that could reasonably be expected to have a material effect on any of the
Governmental Approvals or otherwise on the business of Borrower or any of its Subsidiaries; 
 (k) Registered Organization. If
Borrower is not a Registered Organization as of the Effective Date but later becomes one, promptly notify Bank of such occurrence and provide Bank with Borrower’s organizational identification number; 

(l) Default. Prompt written notice of the occurrence of a Default or Event of Default; and 

(m) Other Information. Promptly, from time to time, such other information regarding Borrower or any of its Subsidiaries or compliance
with the terms of any Loan Documents as reasonably requested by Bank. 
 Any submission by Borrower of a Compliance Statement or any other
financial statement submitted to the Financial Statement Repository pursuant to this Section 5.3 or otherwise submitted to Bank shall be deemed to be a representation by Borrower that (i) as of the date of such Compliance Statement or
other financial statement, the information and calculations set forth therein are true and correct, (ii) as of the end of the compliance period set forth in such submission, Borrower is in complete compliance with all required covenants except
as noted in such Compliance Statement or other financial statement, as applicable, (iii) as of the date of such submission, no Events of Default have occurred or are continuing, (iv) all representations and warranties other than any
representations or 

  
 10 

 
warranties that are made as of a specific date in Section 4 remain true and correct in all material respects as of the date of such submission except as noted in such Compliance Statement or
other financial statement, as applicable, (v) as of the date of such submission, Borrower and each of its Subsidiaries has timely filed all required tax returns and reports, and Borrower has timely paid all foreign, federal, state, and local
taxes, assessments, deposits, and contributions owed by Borrower except as otherwise permitted pursuant to the terms of Section 4.8, and (vi) as of the date of such submission, no Liens have been levied or claims made against Borrower or
any of its Subsidiaries relating to unpaid employee payroll or benefits of which Borrower has not previously provided written notification to Bank. 

5.4 Taxes; Pensions. 

(a) Timely file, and require each of its Subsidiaries to timely file (in each case, unless subject to a valid extension), all required tax
returns and reports and timely pay, and require each of its Subsidiaries to timely pay, all foreign, federal, state, and local taxes, assessments, deposits, and contributions owed by Borrower and each of its Subsidiaries, except for (i) taxes
in an amount less than $100,000.00 (individually or in the aggregate), and (ii) deferred payment of any taxes contested pursuant to the terms of Section 4.8(a) hereof, and shall deliver to Bank, on demand, appropriate certificates
attesting to such payments, and pay, and require each of its Subsidiaries to pay, all amounts necessary to fund all present pension, profit sharing, and deferred compensation plans in accordance with their terms. 

(b) To the extent Borrower or any of its Subsidiaries defers payment of any contested taxes, (i) notify Bank in writing of the
commencement of, and any material development in, the proceedings, and (ii) post bonds or take any other steps required to prevent the Governmental Authority levying such contested taxes from obtaining a Lien upon any of the Collateral that is
other than a “Permitted Lien.” 
 5.5 Access to Collateral; Books and Records. At reasonable times, on one
(1) Business Day’s notice (provided no notice is required if an Event of Default has occurred and is continuing), Bank, or its agents, shall have the right to inspect the Collateral and the right to audit and copy Borrower’s Books.
Such inspections and audits shall be conducted no more often than one (1) time every 12 months, unless an Event of Default has occurred and is continuing, in which case such inspections and audits shall occur as often as Bank shall determine
necessary. The foregoing inspections and audits shall be conducted at Borrower’s expense and the charge therefor shall be $1,000.00 per person per day (or such higher amount as shall represent Bank’s then-current standard charge for the
same), plus out-of-pocket expenses. In the event Borrower and Bank schedule an audit more than eight (8) days in advance, and Borrower cancels the audit with less
than eight (8) days written notice to Bank, then (without limiting any of Bank’s rights or remedies) Borrower shall pay Bank a fee of $2,000.00 plus any
out-of-pocket expenses incurred by Bank to compensate Bank for the anticipated costs and expenses of the cancellation. 

5.6 Insurance. 
 (a) Keep
its business and the Collateral insured for risks and in amounts that are customary for companies in Borrower’s industry and location. Insurance policies shall be in a form, with financially sound and reputable insurance companies that are not
Affiliates of Borrower, and in amounts that are reasonably satisfactory to Bank. 
 (b) All property policies shall have a lender’s
loss payable endorsement showing Bank as lender loss payee. All liability policies shall show, or have endorsements showing, Bank as an additional insured. Bank shall be named as lender loss payee and/or additional insured with respect to any such
insurance providing coverage in respect of any Collateral. 
 (c) Ensure that proceeds with respect to any Collateral payable under any
property policy are, at Bank’s option, payable to Bank on account of the Obligations. Notwithstanding the foregoing, (i) so long as no Event of Default has occurred and is continuing, Borrower shall have the option of applying the proceeds
of any casualty policy covering Collateral up to $300,000.00 with respect to any loss, but not exceeding $300,000.00 in the aggregate for all losses under all casualty policies in any one year, toward the replacement or repair of destroyed or
damaged property; provided that any such replaced or repaired property (i) shall be of equal or like value as the replaced or repaired Collateral and (ii) shall be deemed Collateral in which Bank has been granted a first priority
security interest (subject to Permitted Liens), and (b) after the occurrence and during the continuance of an Event of Default, all proceeds payable under such casualty policy shall, at the option of Bank, be payable to Bank on account of the
Obligations. 

  
 11 

 (d) At Bank’s request, Borrower shall deliver certified copies of insurance policies
and evidence of all premium payments. Each provider of any such insurance required under this Section 5.6 shall agree, by endorsement upon the policy or policies issued by it or by independent instruments furnished to Bank, that it will give
Bank 30 days’ prior written notice before any such policy or policies shall be canceled or altered in any material respect. If Borrower fails to obtain insurance as required under this Section 5.6 or to pay any amount or furnish any
required proof of payment to third persons and Bank, Bank may make all or part of such payment or obtain such insurance policies required in this Section 5.6, and take any action under the policies Bank deems prudent. 

5.7 Accounts. 
 (a)
Maintain all of Borrower’s, any of its Subsidiaries’ (excluding Security Corp.), and any Guarantor’s operating accounts, depository accounts, and excess cash with Bank. In addition to the foregoing, Borrower shall at all times have on
deposit in operating and depository accounts maintained in the name of Borrower with Bank, cash in an amount equal to the lesser of (i) one hundred percent (100.0%) of the Dollar value of Borrower’s consolidated cash, including any
Subsidiaries’, Affiliates’, or related entities’ cash, in the aggregate, at all financial institutions, and (ii) one hundred ten percent (110.0%) of the then-outstanding Obligations of Borrower to Bank. Notwithstanding the
foregoing, provided that no Event of Default has occurred and is continuing, at all times in which the aggregate amount of cash in accounts in the name of Borrower with Bank exceeds $100,000,000.00 (the “Required Amount”), Borrower
shall be permitted to maintain fifty percent (50.0%) of its cash in excess of the Required Amount with other financial institutions. 
 (b)
In addition to the foregoing, Borrower, any Subsidiary of Borrower (excluding (x) Security Corp. and (y) any Subsidiary of Borrower that is not (i) a Borrower or a Secured Guarantor and (ii) a Foreign Subsidiary), and any Secured
Guarantor that is not a Foreign Subsidiary shall obtain any business credit card (other than the Permitted AmEx Credit Cards) and letter of credit exclusively from Bank. 

(c) In addition to and without limiting the restrictions in (a), Borrower shall provide Bank 5 days’ prior written notice before
establishing any Collateral Account at or with any bank or financial institution other than Bank or Bank’s Affiliates. For each Collateral Account that Borrower at any time maintains, Borrower shall cause the applicable bank or financial
institution (other than Bank) at or with which any Collateral Account is maintained to execute and deliver a Control Agreement or other appropriate instrument with respect to such Collateral Account to perfect Bank’s Lien in such Collateral
Account in accordance with the terms hereunder, which Control Agreement may not be terminated without the prior written consent of Bank. The provisions of the previous sentence shall not apply to (i) deposit accounts exclusively used for
payroll, payroll taxes, and other employee wage and benefit payments to or for the benefit of Borrower’s employees and identified to Bank by Borrower as such or (ii) De Minimis Accounts. 

5.8 Protection of Intellectual Property Rights. 

(a) (i) Use commercially reasonable efforts to protect, defend, and maintain the validity and enforceability of Borrower’s and each
Subsidiary’s Intellectual Property, material to its business, except to the extent that such failure to do so would not reasonably be expected to have a material adverse effect on Borrower’s business or operations; (ii) promptly
advise Bank in writing of infringements or any other event, in each case in which Borrower is aware, that could reasonably be expected to materially and adversely affect the value Borrower’s and each Subsidiary’s Intellectual Property; and
(iii) not allow any Intellectual Property material to Borrower’s or any Subsidiary’s business to be abandoned, forfeited, or dedicated to the public without Bank’s written consent. 

(b) Provide written notice to Bank of entering into or becoming bound by any Restricted License (other than over-the-counter software that is commercially available to the public) within the later of (i) 30 days from such date and (ii) on the next Compliance Statement delivered by Borrower to Bank. Borrower
shall take such commercially reasonable steps as Bank reasonably requests to obtain the consent of, or waiver by, any person whose consent or waiver is necessary for (i) any such Restricted License to be deemed “Collateral” and for
Bank to have a security interest in it that might otherwise be restricted or prohibited by law or by the terms of any such Restricted License, whether now existing or entered into in the future, and (ii) Bank to have the ability in the event of
a liquidation of any Collateral to dispose of such Collateral in accordance with Bank’s rights and remedies under this Agreement and the other Loan Documents. 

  
 12 

 5.9 Litigation Cooperation. From the date hereof and continuing through the
termination of this Agreement, make available to Bank, without expense to Bank, Borrower and its officers, employees, and agents and Borrower’s books and records, to the extent that Bank may reasonably deem them necessary to prosecute or defend
any third-party suit or proceeding instituted by or against Bank with respect to any Collateral or relating to Borrower. 
 5.10
Formation or Acquisition of Subsidiaries. Notwithstanding and without limiting the negative covenants contained in Sections 6.3 and 6.7 hereof, at the time that Borrower or any Guarantor forms any Subsidiary or acquires any Subsidiary after
the Effective Date (including, without limitation, pursuant to a Division), Borrower and such Guarantor shall (a) cause such new Subsidiary to provide to Bank a joinder to this Agreement to become a
co-borrower hereunder or a guaranty to become a Guarantor hereunder (as determined by Bank in its sole discretion), together with documentation, all in form and substance reasonably satisfactory to Bank
(including being sufficient to grant Bank a first priority Lien (subject to Permitted Liens) in and to the assets of such newly formed or acquired Subsidiary), (b) provide to Bank appropriate certificates and powers and financing statements,
pledging all of the direct or beneficial ownership interest in such new Subsidiary, in form and substance reasonably satisfactory to Bank; and (c) provide to Bank all other documentation in form and substance reasonably satisfactory to Bank,
including one or more customary opinions of counsel reasonably satisfactory to Bank, which in its opinion is appropriate with respect to the execution and delivery of the applicable documentation referred to above. Any document, agreement, or
instrument executed or issued pursuant to this Section 5.10 shall be a Loan Document. 
 5.11 Inventory; Returns. Keep
all Inventory (net of reserves for slow-moving and obsolete items) in good and marketable condition, free from material defects. Returns and allowances between Borrower and its Account Debtors shall follow Borrower’s customary practices.
Borrower shall promptly notify Bank of all returns, recoveries, disputes, and claims that involve more than $250,000.00. 
 5.12
Further Assurances. Execute any further instruments and take such further action as Bank reasonably requests to perfect, protect, ensure the priority of, or continue Bank’s Lien on the Collateral or to effect the purposes of this
Agreement. 
 5.13 Sanctions. (a) Not, and not permit any of its Subsidiaries to, engage in any of the activities
described in Section 4.10 in the future; (b) not, and not permit any of its Subsidiaries to, become a Sanctioned Person; (c) ensure that the proceeds of the Obligations are not used to violate any Sanctions; and (d) deliver to
Bank any certification or other evidence requested from time to time by Bank in its sole discretion, confirming each such Person’s compliance with this Section 5.13. In addition, have implemented, and will consistently apply while this
Agreement is in effect, procedures to ensure that the representations and warranties in Section 4.10 remain true and correct while this Agreement is in effect. 

5.14 Post-Closing Matters. Deliver to Bank, each in form and substance satisfactory to Bank: 

(a) within thirty (30) days of the Effective Date, lender loss payable and/or additional insured clauses or endorsements in favor of Bank,
in each case as required by Section 5.6 herein; and 
 (b) within fifteen (15) days of the Effective Date, a subordination
agreement by each Purchaser (as defined in the Existing Convertible Note Purchase Agreement) in favor of Bank (the “2021 Investor Subordination Agreement”), together with the duly executed copies of the underlying documents
evidencing Borrower’s Indebtedness with such Purchasers. 

  
 13 

 6 NEGATIVE COVENANTS 

Borrower shall not do any of the following without Bank’s prior written consent: 

6.1 Dispositions. Convey, sell, lease, transfer, assign, or otherwise dispose of (including, without limitation, pursuant to a
Division) (collectively, “Transfer”), or permit any of its Subsidiaries to Transfer, all or any part of its business or property, except for Transfers (a) of Inventory in the ordinary course of business; (b) of worn-out or obsolete Equipment that is, in the reasonable judgment of Borrower, no longer economically practicable to maintain or useful in the ordinary course of business of Borrower; (c) consisting of
Permitted Liens and Permitted Investments; (d) consisting of the sale or issuance of any stock, partnership, membership, or other ownership interest or other equity securities of Borrower permitted under Section 6.2 of this Agreement;
(e) consisting of Borrower’s or its Subsidiaries’ use or transfer of money or Cash Equivalents in a manner that is not prohibited by the terms of this Agreement or the other Loan Documents; (f) consisting of non-exclusive licenses for the use of the property of Borrower or its Subsidiaries in the ordinary course of business and exclusive licenses for the use of the property of Borrower or its Subsidiaries in the
ordinary course of business that could not result in a legal transfer of title of the licensed property but that may be exclusive in respects other than territory and may be exclusive as to territory only as to discrete geographical areas outside of
the United States; (g) among Borrower and/or any Secured Guarantors, and (h) other non-material personal property for cash consideration not to exceed $200,000.00 in any fiscal year. 

6.2 Changes in Business, Management, Control, or Business Locations. (a) Engage in or permit any of its Subsidiaries to
engage in any business other than the businesses currently engaged in by Borrower and such Subsidiary, as applicable, or reasonably related thereto; (b) liquidate or dissolve or permit any of its Subsidiaries to liquidate or dissolve, except
for any Permitted Dissolutions; (c) fail to provide notice to Bank of any Key Person departing from or ceasing to be employed by Borrower within 10 days after such Key Person’s departure from Borrower; (d) permit, allow, or suffer to
occur any Change in Control; or (e) without at least 10 days’ prior written notice to Bank, (i) add any new offices or business locations, including warehouses (unless such new offices or business locations contain less than
$250,000.00 in Borrower’s assets or property) or deliver any portion of the Collateral valued, individually or in the aggregate, in excess of $250,000.00 to a bailee at a location other than to a bailee and at a location already disclosed in
the Perfection Certificate, (ii) change its jurisdiction of organization, (iii) change its organizational structure or type, (iv) change its legal name, or (v) change any organizational number (if any) assigned by its
jurisdiction of organization. If Borrower intends to add any new offices or business locations, including warehouses, containing in excess of $250,000.00 of Borrower’s assets or property, then Borrower will use commercially reasonable efforts
to cause the landlord of any such new offices or business locations, including warehouses, to execute and deliver a landlord consent in form and substance reasonably satisfactory to Bank. If Borrower intends to deliver any portion of the Collateral
valued, individually or in the aggregate, in excess of $250,000.00 to a bailee, and Bank and such bailee are not already parties to a bailee agreement governing both the Collateral and the location to which Borrower intends to deliver the
Collateral, then Borrower will use commercially reasonable efforts to cause such bailee to execute and deliver a bailee agreement in form and substance reasonably satisfactory to Bank. 

6.3 Mergers or Acquisitions. Merge or consolidate, or permit any of its Subsidiaries to merge or consolidate, with any other
Person, or acquire, or permit any of its Subsidiaries to acquire, all or substantially all of the stock, partnership, membership, or other ownership interest or other equity securities or property of another Person (including, without limitation, by
the formation of any Subsidiary or pursuant to a Division). A Subsidiary may merge or consolidate into another Subsidiary or into Borrower. 

6.4 Indebtedness. Create, incur, assume, or be liable for any Indebtedness, or permit any Subsidiary to do so, other than
Permitted Indebtedness. 
 6.5 Encumbrance. Create, incur, allow, or suffer to exist any Lien on any of its property, or
assign or convey any right to receive income, including the sale of any Accounts, or permit any of its Subsidiaries to do so, except for Permitted Liens, permit any Collateral not to be subject to the first priority security interest granted herein
except for Permitted Liens, or enter into any agreement, document, instrument, or other arrangement (except with or in favor of Bank) with any Person which directly or indirectly prohibits or has the effect of prohibiting Borrower or any Subsidiary
from assigning, mortgaging, pledging, granting a security interest in or upon, or encumbering any of Borrower’s or any Subsidiary’s Intellectual Property, except (i) as is otherwise permitted in Section 6.1 hereof and the
definition of “Permitted Liens” herein and (ii) customary restrictions on assignment, transfer and encumbrances in license agreements and other agreements under which Borrower or any Subsidiary is the licensee or counterparty;
provided that such covenants do not prohibit Borrower or any Subsidiary from granting a security interest in Borrower’s or any Subsidiary’s Intellectual Property in favor of Bank; and provided further that the counter-parties to such
covenants are not permitted to receive a security interest in Borrower’s or any Subsidiary’s Intellectual Property. 

  
 14 

 6.6 Maintenance of Collateral Accounts. Maintain any Collateral Account except
pursuant to the terms of Section 5.7(c). 
 6.7 Distributions; Investments. (a) Pay any dividends or make any
distribution or payment, or redeem, retire, or purchase any stock, partnership, membership, or other ownership interest or other equity securities provided that Borrower may (i) convert any of its convertible securities into other securities
pursuant to the terms of such convertible securities or otherwise in exchange thereof, (ii) pay dividends solely in common stock, (iii) repurchase the stock of former employees or consultants pursuant to a stock purchase agreement so long
as an Event of Default does not exist at the time of such repurchase and would not exist after giving effect to any such repurchase, provided that the aggregate amount of all such repurchases does not exceed $250,000.00 per fiscal year, and
(iv) Borrower may make distributions to any Secured Guarantor; or (b) directly or indirectly make any Investment (including, without limitation, by the formation of any Subsidiary) other than Permitted Investments, or permit any of its
Subsidiaries (other than Securities Corp.) to do so. 
 6.8 Transactions with Affiliates. Directly or indirectly enter into or
permit to exist any material transaction with any Affiliate of Borrower, except for transactions that are in the ordinary course of Borrower’s business, upon fair and reasonable terms that are no less favorable to Borrower than would be
obtained in an arm’s-length transaction with a non-affiliated Person. 

6.9 Subordinated Debt. Except as expressly permitted under the terms of the subordination, intercreditor, or other similar
agreement to which any Subordinated Debt is subject: (a) make or permit any payment on such Subordinated Debt; or (b) amend any provision in any document relating to such Subordinated Debt which would increase the amount thereof, provide
for earlier or greater principal, interest, or other payments thereon, or adversely affect the subordination thereof to Obligations owed to Bank. 

6.10 Compliance. (a) Become an “investment company” or a company controlled by an “investment company”,
under the Investment Company Act of 1940, as amended, or undertake as one of its important activities extending credit to purchase or carry margin stock (as defined in Regulation U of the Board of Governors of the Federal Reserve System), or use the
proceeds of any Credit Extension for that purpose; (b) (i) fail to meet the minimum funding requirements of ERISA, (ii) permit a Reportable Event or Prohibited Transaction, as defined in ERISA, to occur, (iii) fail to comply with the
Federal Fair Labor Standards Act, or (iv) violate any other law or regulation, if the foregoing subclauses (i) through (iv), individually or in the aggregate, could reasonably be expected to have a material adverse effect on
Borrower’s business or operations, or permit any of its Subsidiaries to do so; or (c) withdraw or permit any Subsidiary to withdraw from participation in, permit partial or complete termination of, or permit the occurrence of any other
event with respect to, any present pension, profit sharing, and deferred compensation plan which could reasonably be expected to result in any liability of Borrower, including any liability to the Pension Benefit Guaranty Corporation or its
successors or any other Governmental Authority. 
 7 EVENTS OF DEFAULT 

Any one of the following shall constitute an event of default (an “Event of Default”) under this Agreement: 

7.1 Payment Default. Borrower fails to (a) make any payment of principal or interest on any Credit Extension within three
(3) Business Days after its due date, or (b) pay any other Obligations within three (3) Business Days after such Obligations are due and payable (which Business Day cure period shall not apply to payments due on the Term Loan Maturity
Date). During the cure period, the failure to make or pay any such payment is not an Event of Default (but no Credit Extension will be made during the cure period); 

  
 15 

 7.2 Covenant Default. 

(a) Borrower fails or neglects to perform any obligation in Section 5 (other than Sections 5.2 (Government Compliance), 5.9 (Litigation
Cooperation), 5.11 (Inventory; Returns), and 5.12 (Further Assurances)) or violates any covenant in Section 5.13; or 
 (b) Borrower
fails or neglects to perform, keep, or observe any other term, provision, condition, covenant, or agreement contained in this Agreement or any Loan Documents, and as to any default (other than those specified in this Section 7) under such other
term, provision, condition, covenant, or agreement that can be cured, has failed to cure the default within 10 days after the occurrence thereof; provided, however, that if the default cannot by its nature be cured within the 10-day period or cannot after diligent attempts by Borrower be cured within such 10-day period, and such default is likely to be cured within a reasonable time, then Borrower
shall have an additional period (which shall not in any case exceed 30 days) to attempt to cure such default, and within such reasonable time period the failure to cure the default shall not be deemed an Event of Default (but no Credit Extensions
shall be made during such cure period). Cure periods provided under this section shall not apply, among other things, to financial covenants or any other covenants that are required to be satisfied, completed, or tested by a date certain or any
covenants set forth in clause (a) above; 
 7.3 Material Adverse Change. A Material Adverse Change occurs; 

7.4 Attachment; Levy; Restraint on Business. 

(a) (i) The service of process seeking to attach, by trustee or similar process, any funds of Borrower or any Subsidiary, or (ii) a
notice of lien or levy is filed against any of Borrower’s or any of its Subsidiaries’ assets by any Governmental Authority, and the same under subclauses (i) and (ii) hereof are not, within 10 days after the occurrence thereof,
discharged or stayed (whether through the posting of a bond or otherwise); provided, however, no Credit Extensions shall be made during any 10 day cure period; or 

(b) (i) any material portion of Borrower’s or any of its Subsidiaries’ assets is attached, seized, levied on, or comes into
possession of a trustee or receiver, or (ii) any court order enjoins, restrains, or prevents Borrower or any of its Subsidiaries from conducting all or any material part of its business; 

7.5 Insolvency. (a) Borrower or any of its Subsidiaries is unable to pay its debts (including trade debts) as they become
due or otherwise becomes insolvent; (b) Borrower or any of its Subsidiaries begins an Insolvency Proceeding; or (c) an Insolvency Proceeding is begun against Borrower or any of its Subsidiaries and is not dismissed or stayed within 45 days
(but no Credit Extensions shall be made while any of the conditions described in clause (a) exist or until any Insolvency Proceeding is dismissed); 

7.6 Other Agreements. There is, under any agreement to which Borrower, any of Borrower’s Subsidiaries, or any Guarantor is
a party with a third party or parties, (a) any default resulting in a right by such third party or parties, whether or not exercised, to accelerate the maturity of any Indebtedness in an amount individually or in the aggregate in excess of
$250,000.00; or (b) any breach or default by Borrower, any of Borrower’s Subsidiaries, or Guarantor, the result of which could reasonably be expected to have a material adverse effect on Borrower’s, any of Borrower’s
Subsidiaries’, or any Guarantor’s business operations; provided, however, that the Event of Default under this Section 7.6 caused by the occurrence of a breach or default under such other agreement shall be
cured or waived for purposes of this Agreement upon Bank receiving written notice from the party asserting such breach or default of such cure or waiver of the breach or default under such other agreement, if at the time of such cure or waiver under
such other agreement (x) Bank has not declared an Event of Default under this Agreement and/or exercised any rights with respect thereto; (y) any such cure or waiver does not result in an Event of Default under any other provision of this
Agreement or any Loan Document; and (z) in connection with any such cure or waiver under such other agreement, the terms of any agreement with such third party are not modified or amended in any manner which could in the good faith business
judgment of Bank be materially less advantageous to Borrower or any Guarantor; 
 7.7 Judgments; Penalties. One or more fines,
penalties, or final judgments, orders, or decrees for the payment of money in an amount, individually or in the aggregate, of at least $250,000.00 (not covered by independent third-party insurance as to which liability has been accepted by such
insurance carrier) shall be rendered against Borrower or any of its Subsidiaries by any Governmental Authority, and the same are not, within 10 days after the entry, assessment, or issuance thereof, discharged, satisfied or paid, or after execution
thereof, stayed or bonded pending appeal, or such judgments are not discharged prior to the expiration of any such stay (provided that no Credit Extensions will be made prior to the discharge, satisfaction payment, or stay or bonding of such fine,
penalty, judgment, order, or decree); 

  
 16 

 7.8 Misrepresentations. Borrower or any of its Subsidiaries or any Person
acting for Borrower or any of its Subsidiaries makes any representation, warranty, or other statement now or later in this Agreement, any Loan Document, or in any writing delivered to Bank or to induce Bank to enter this Agreement or any Loan
Document, and such representation, warranty, or other statement is incorrect in any material respect when made (it being agreed and acknowledged by Bank that the projections and forecasts provided by Borrower or any of its Subsidiaries in good faith
and based upon reasonable assumptions are not viewed as facts and that actual results during the period or periods covered by such projections and forecasts may differ from the projected or forecasted results); 

7.9 Subordinated Debt. If: (a) any document, instrument, or agreement evidencing any Subordinated Debt shall for any reason
be revoked or invalidated or otherwise cease to be in full force and effect, or any Person (other than Bank) shall be in breach thereof or contest in any manner the validity or enforceability thereof or deny that it has any further liability or
obligation thereunder; (b) a default or event of default (however defined) has occurred under any document, instrument, or agreement evidencing any Subordinated Debt, which default shall not have been cured or waived within any applicable grace
period; or (c) the Obligations shall for any reason be subordinated or shall not have the priority contemplated by this Agreement or any applicable subordination or intercreditor agreement; 

7.10 Lien Priority. There is a material impairment in the perfection or priority of Bank’s security interest in the
Collateral on the terms set forth in the Loan Documents; 
 7.11 Guaranty. (a) Any guaranty of any Obligations terminates
or ceases for any reason to be in full force and effect; (b) any Guarantor does not perform any obligation or covenant under any guaranty of the Obligations; (c) any circumstance described in Sections 7.3, 7.4, 7.5, 7.6, 7.7, or 7.8 of
this Agreement occurs with respect to any Guarantor, (d) the death, liquidation, winding up, or termination of existence of any Guarantor; or (e) (i) a material impairment in the perfection or priority of Bank’s Lien in the collateral
provided by Guarantor or in the value of such collateral, or (ii) a material adverse change in the general affairs, management, results of operation, condition (financial or otherwise) or the prospect of repayment of the Obligations, occurs
with respect to any Guarantor; or 
 7.12 Governmental Approvals. Any Governmental Approval shall have been (a) revoked,
rescinded, suspended, modified in an adverse manner, or not renewed in the ordinary course for a full term or (b) subject to any decision by a Governmental Authority that designates a hearing with respect to any applications for renewal of any
of such Governmental Approval or that could result in the Governmental Authority taking any of the actions described in clause (a) above, and such decision or such revocation, rescission, suspension, modification, or non-renewal (i) causes, or could reasonably be expected to cause, a Material Adverse Change, or (ii) adversely affects the legal qualifications of Borrower or any of its Subsidiaries to hold such
Governmental Approval in any applicable jurisdiction and such revocation, rescission, suspension, modification, or non-renewal could reasonably be expected to affect the status of or legal qualifications of
Borrower or any of its Subsidiaries to hold any Governmental Approval in any other jurisdiction. 
 8 BANK’S RIGHTS AND
REMEDIES 
 8.1 Rights and Remedies. Upon the occurrence and during the continuance of an Event of Default, Bank may,
without notice or demand, do any or all of the following: 
 (a) declare all Obligations immediately due and payable (but if an Event of
Default described in Section 7.5 occurs, all Obligations are immediately due and payable without any action by Bank); 
 (b) stop
advancing money or extending credit for Borrower’s benefit under this Agreement or under any other agreement between Borrower and Bank; 

  
 17 

 (c) demand that Borrower (i) deposit cash with Bank in an amount equal to at least (A)
105.0% of the aggregate face amount of any Letters of Credit denominated in Dollars remaining undrawn, and (B) 110.0% of the Dollar Equivalent of the aggregate face amount of any Letters of Credit denominated in a Foreign Currency remaining undrawn
(plus, in each case, all interest, fees, and costs due or estimated by Bank in its commercially reasonable discretion to become due in connection therewith), to secure all of the Obligations relating to such Letters of Credit, as collateral security
for the repayment of any future drawings under such Letters of Credit, and Borrower shall forthwith deposit and pay such amounts, and (ii) pay in advance all letter of credit fees scheduled to be paid or payable over the remaining term of any
Letters of Credit; 
 (d) terminate any FX Contracts (it being understood and agreed that (i) Bank is not obligated to deliver the
currency which Borrower has contracted to receive under any FX Contract, and Bank may cover its exposure for any FX Contracts by purchasing or selling currency in the interbank market as Bank deems appropriate; (ii) Borrower shall be liable for
all losses, damages, costs, margin obligations, and expenses incurred by Bank arising from Borrower’s failure to satisfy its obligations under any FX Contract or the execution of any FX Contract; and (iii) Bank shall not be liable to
Borrower for any gain in value of a FX Contract that Bank may obtain in covering Borrower’s breach); 
 (e) verify the amount of,
demand payment of and performance under, and collect any Accounts and General Intangibles, settle or adjust disputes and claims directly with Account Debtors for amounts on terms and in any order that Bank considers advisable, and notify any Person
owing Borrower money of Bank’s security interest in such funds; 
 (f) make any payments and do any acts it considers necessary or
reasonable to protect the Collateral and/or its security interest in the Collateral. Borrower shall assemble the Collateral if Bank requests and make it available as Bank designates. Bank may enter premises where the Collateral is located, take and
maintain possession of any part of the Collateral, and pay, purchase, contest, or compromise any Lien which appears to be prior or superior to its security interest and pay all expenses incurred. Borrower grants Bank a license to enter and occupy
any of its premises, without charge, to exercise any of Bank’s rights or remedies; 
 (g) apply to the Obligations any
(i) balances and deposits of Borrower it holds, or (ii) amount held by Bank owing to or for the credit or the account of Borrower; 

(h) ship, reclaim, recover, store, finish, maintain, repair, prepare for sale, advertise for sale, and sell the Collateral. For use solely
upon the occurrence and during the continuation of an Event of Default, Bank is hereby granted a non-exclusive, royalty-free license or other right to use, without charge, Borrower’s labels, Patents,
Copyrights, mask works, rights of use of any name, trade secrets, trade names, Trademarks, and advertising matter, or any similar property as it pertains to the Collateral, in completing production of, advertising for sale, and selling any
Collateral and, in connection with Bank’s exercise of its rights under this Section 8.1, Borrower’s rights under all licenses and all franchise agreements inure to Bank’s benefit; 

(i) place a “hold” on any account maintained with Bank and/or deliver a notice of exclusive control, any entitlement order, or other
directions or instructions pursuant to any Control Agreement or similar agreements providing control of any Collateral; 
 (j) demand and
receive possession of Borrower’s Books; and 
 (k) exercise all rights and remedies available to Bank under the Loan Documents or at
law or equity, including all remedies provided under the Code or any Applicable Law (including disposal of the Collateral pursuant to the terms thereof). 

8.2 Power of Attorney. Borrower hereby irrevocably appoints Bank as its true and lawful attorney-in-fact, (a) exercisable upon the occurrence and during the continuance of an Event of Default, to: (i) endorse Borrower’s name on any checks, payment instruments, or other forms of
payment or security; (ii) sign Borrower’s name on any invoice or bill of lading for any Account or drafts against Account Debtors; (iii) demand, collect, sue, and give releases to any Account Debtor for monies due, settle and adjust
disputes and claims about the Accounts directly with Account Debtors, and compromise, prosecute, or defend any action, claim, case, or proceeding about any Collateral (including filing a claim or voting a claim in any bankruptcy case in Bank’s
or Borrower’s name, as Bank chooses); (iv) make, 

  
 18 

 
settle, and adjust all claims under Borrower’s insurance policies; (v) pay, contest, or settle any Lien, charge, encumbrance, security interest, or other claim in or to the Collateral,
or any judgment based thereon, or otherwise take any action to terminate or discharge the same; and (vi) transfer the Collateral into the name of Bank or a third party as the Code permits; and (b) regardless of whether an Event of Default
has occurred, to sign Borrower’s name on any documents necessary to perfect or continue the perfection of Bank’s security interest in the Collateral. Bank’s foregoing appointment as Borrower’s attorney in fact, and all of
Bank’s rights and powers, coupled with an interest, are irrevocable until such time as all Obligations (other than inchoate indemnity obligations) have been satisfied in full, Bank is under no further obligation to make Credit Extensions and
the Loan Documents have been terminated. Bank shall not incur any liability in connection with or arising from the exercise of such power of attorney and shall have no obligation to exercise any of the foregoing rights and remedies. 

8.3 Protective Payments. If Borrower fails to obtain the insurance called for by Section 5.5 or fails to pay any premium
thereon or fails to pay any other amount which Borrower is obligated to pay under this Agreement or any other Loan Document or which may be required to preserve the Collateral, Bank may obtain such insurance or make such payment, and all amounts so
paid by Bank are Bank Expenses and immediately due and payable, bearing interest at the then highest rate applicable to the Obligations, and secured by the Collateral. Bank will make reasonable efforts to provide Borrower with notice of Bank
obtaining such insurance at the time it is obtained or within a reasonable time thereafter. No payments by Bank are deemed an agreement to make similar payments in the future or Bank’s waiver of any Event of Default. 

8.4 Application of Payments and Proceeds. Bank may apply any funds in its possession, whether from Borrower account balances,
payments, proceeds realized as the result of any collection of Accounts or other disposition of the Collateral, or otherwise, to the Obligations in such order as Bank shall determine in its sole discretion. Any surplus shall be paid to Borrower or
other Persons legally entitled thereto; Borrower shall remain liable to Bank for any deficiency. If Bank, in its commercially reasonable discretion, directly or indirectly, enters into a deferred payment or other credit transaction with any
purchaser at any sale of Collateral, Bank shall have the option, exercisable at any time, of either reducing the Obligations by the principal amount of the purchase price or deferring the reduction of the Obligations until the actual receipt by Bank
of cash therefor. 
 8.5 Bank’s Liability for Collateral. Bank’s sole duty with respect to the
custody, safekeeping, and physical preservation of the Collateral in its possession or under its control, under Section 9-207 of the Code or otherwise, shall be to deal with it in the same manner as Bank
deals with its own property consisting of similar instruments or interests. Borrower bears all risk of loss, damage, or destruction of the Collateral. 

8.6 No Waiver; Remedies Cumulative. Bank’s failure, at any time or times, to require strict performance by Borrower of any
provision of this Agreement or any other Loan Document shall not waive, affect, or diminish any right of Bank thereafter to demand strict performance and compliance herewith or therewith. No waiver hereunder shall be effective unless signed by the
party granting the waiver and then is only effective for the specific instance and purpose for which it is given. Bank’s rights and remedies under this Agreement and the other Loan Documents are cumulative. Bank has all rights and remedies
provided under the Code, by law, or in equity. Bank’s exercise of one right or remedy is not an election and shall not preclude Bank from exercising any other remedy under this Agreement or other remedy available at law or in equity, and
Bank’s waiver of any Event of Default is not a continuing waiver. Bank’s delay in exercising any remedy is not a waiver, election, or acquiescence. 

8.7 Demand Waiver. Borrower waives demand, notice of default or dishonor, notice of payment and nonpayment, notice of any
default, nonpayment at maturity, release, compromise, settlement, extension, or renewal of accounts, documents, instruments, chattel paper, and guarantees held by Bank on which Borrower is liable. 

9 NOTICES 
 All
notices, consents, requests, approvals, demands, or other communication by any party to this Agreement or any other Loan Document must be in writing and shall be deemed to have been validly served, given, or delivered: (a) upon the earlier of
actual receipt and 3 Business Days after deposit in the U.S. mail, first-class, registered or certified mail return receipt requested, with proper postage prepaid; (b) upon transmission, when sent by electronic mail; (c) 1 Business Day after
deposit with a reputable overnight courier with all charges prepaid; or (d) when delivered, if hand-delivered by messenger, all of which shall be addressed to the party to be notified and sent to the

  
 19 

 
address or email address indicated below; provided that, for clause (b), if such notice, consent, request, approval, demand, or other communication is not sent during the normal business hours of
the recipient, it shall be deemed to have been sent at the opening of business on the next Business Day of the recipient. Bank or Borrower may change its mailing or electronic mail address by giving the other party written notice thereof in
accordance with the terms of this Section 9. 
  

					
		 	If to Borrower:	  	GreenLight Biosciences Inc.
		 		  	200 Boston Avenue, Suite 100
		 		  	Medford, Massachusetts 02155
		 		  	Attn: Susan Keefe
		 		  	Email: skeefe@greenlightbio.com
		 		  	Website URL: www.greenlightbiosciences.com
			
		 	with a copy to (which	  	
		 	shall not constitute	  	
		 	notice):	  	Foley Hoag LLP
		 		  	155 Seaport Boulevard
		 		  	Boston, Massachusetts 02210-2600
		 		  	Attn: Dave Broadwin
		 		  	Email: DAB@foleyhoag.com
			
		 	If to Bank:	  	Silicon Valley Bank
		 		  	275 Grove Street, Suite 2-200
		 		  	Newton, Massachusetts 02466
		 		  	Attn: Lauren Cole
		 		  	Email: LCole@svb.com
			
		 	with a copy to (which	  	
		 	shall not constitute	  	
		 	notice):	  	Morrison & Foerster LLP
		 		  	200 Clarendon Street, Floor 20
		 		  	Boston, Massachusetts 02116
		 		  	Attn: David A. Ephraim, Esquire
		 		  	Email: DEphraim@mofo.com

 10 CHOICE OF LAW, VENUE AND JURY TRIAL WAIVER; JUDICIAL REFERENCE 

Except as otherwise expressly provided in any of the Loan Documents, Massachusetts law governs the Loan Documents without regard to principles
of conflicts of law that would require the application of the laws of another jurisdiction. Borrower and Bank each irrevocably and unconditionally submit to the exclusive jurisdiction of the State and Federal courts in Boston, Massachusetts;
provided, however, that nothing in this Agreement shall be deemed to operate to preclude Bank from bringing suit or taking other legal action in any other jurisdiction with respect to the Loan Documents or to realize on the Collateral or any other
security for the Obligations, or to enforce a judgment or other court order in favor of Bank. Borrower expressly, irrevocably, and unconditionally submits and consents in advance to such jurisdiction in any action or suit commenced in any such
court, and Borrower hereby irrevocably and unconditionally waives, to the fullest extent permitted by Applicable Law, any objection that it may have based upon lack of personal jurisdiction, improper venue, or forum non conveniens and hereby
irrevocably and unconditionally consents to the granting of such legal or equitable relief as is deemed appropriate by such court. Borrower hereby waives personal service of the summons, complaints, and other process issued in such action or suit
and agrees that service of such summons, complaints, and other process may be made by registered or certified mail addressed to Borrower at the address set forth in, or subsequently provided by Borrower in accordance with, Section 9 of this
Agreement and that service so made shall be deemed completed upon the earlier to occur of Borrower’s actual receipt thereof or 3 days after deposit in the U.S. mails, proper postage prepaid. 

  
 20 

 TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, BORROWER AND BANK EACH WAIVES ITS
RIGHT TO A JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION ARISING OUT OF OR BASED UPON THIS AGREEMENT, THE LOAN DOCUMENTS, OR ANY CONTEMPLATED TRANSACTION, INCLUDING CONTRACT, TORT, BREACH OF DUTY, AND ALL OTHER CLAIMS. THIS WAIVER IS A MATERIAL
INDUCEMENT FOR THE PARTIES HERETO TO ENTER INTO THIS AGREEMENT. EACH PARTY HERETO HAS REVIEWED THIS WAIVER WITH ITS COUNSEL. 
 This
Section 10 shall survive the termination of this Agreement and the repayment of all Obligations. 
 11 GENERAL PROVISIONS

 11.1 Termination Prior to Maturity Date; Survival. All covenants, representations, and warranties made in this
Agreement shall continue in full force until this Agreement has terminated pursuant to its terms and all Obligations (other than inchoate indemnity obligations) have been satisfied. So long as Borrower has satisfied the Obligations (other than
inchoate indemnity obligations, and any other obligations which, by their terms, are to survive the termination of this Agreement and the repayment of all Obligations, and any Obligations under Bank Services Agreements that are cash collateralized
in accordance with Section 3.3 of this Agreement), this Agreement may be terminated prior to the Term Loan Maturity Date by Borrower, effective 3 Business Days after written notice of termination is given to Bank. Those obligations that are
expressly specified in this Agreement as surviving this Agreement’s termination and the repayment of all Obligations shall continue to survive notwithstanding this Agreement’s termination and the repayment of all Obligations. 

11.2 Successors and Assigns. This Agreement binds and is for the benefit of the successors and permitted assigns of each party.
Borrower may not assign or transfer this Agreement or any rights or obligations under it without Bank’s prior written consent (which may be granted or withheld in Bank’s sole discretion) and any other attempted assignment or transfer by
Borrower shall be null and void. Bank has the right, without the consent of or notice to Borrower, to sell, transfer, assign, negotiate, or grant participation in all or any part of, or any interest in, Bank’s obligations, rights, and benefits
under this Agreement and the other Loan Documents (other than the Warrant, as to which assignment, transfer and other such actions are governed by the terms thereof). Unless an Event of Default has occurred and is continuing, Bank shall only assign
any interest in the Loan Documents to any Eligible Assignee. For purposes hereof, an “Eligible Assignee” is (a) any bank organized under the Federal Reserve System, or (b) any commercial bank, insurance company, investment or
mutual fund or other entity that is an “accredited investor” (as defined in Regulation D under the Securities Act) and which extends credit or buys loans as one of its businesses and (i) has at least $500,000,000 of Tier 1 Capital and
Credit Rating of at least A1/P1 or equivalent or single A or equivalent, (ii) is not a vulture fund or distress fund as reasonably determined by Bank, and (iii) is not a competitor of Borrower as reasonably determined by Borrower; provided
that neither the Borrower nor any Affiliate of the Borrower shall be an Eligible Assignee. 
 11.3 Indemnification. 

(a) General Indemnification. Borrower shall indemnify, defend, and hold Bank and its Affiliates and the partners, directors, officers,
employees, agents, trustees, administrators, managers, advisors, and representatives of Bank and its Affiliates (each, an “Indemnified Person”) harmless against: all losses, claims, damages, liabilities, and related expenses
(including Bank Expenses and the reasonable fees, charges, and disbursements of any counsel for any Indemnified Person) (collectively, “Claims”) arising out of, in connection with, or as a result of (i) the execution or
delivery of this Agreement, any other Loan Document, or any agreement or instrument contemplated hereby or thereby, the performance by the parties hereto of their respective obligations hereunder or thereunder, or the consummation of the
transactions contemplated hereby or thereby, (ii) any Credit Extension or the use or proposed use of the proceeds therefrom, (iii) any actual or alleged presence or release of hazardous materials on or from any property owned or operated
by Borrower or any of its Subsidiaries, or any environmental liability related in any way to Borrower or any of its Subsidiaries, or (iv) any actual or prospective claim, litigation, investigation, or proceeding relating to any of the
foregoing, whether based on contract, tort, or any other theory, whether brought by a third party or by Borrower, and regardless of whether any Indemnified Person is a party thereto; provided that such indemnity shall not, as to any Indemnified
Person, be available to the extent that such losses, claims, damages, liabilities, or related expenses are determined by a court of competent jurisdiction by final and non-appealable judgment to have resulted
from the gross negligence or willful misconduct of such Indemnified Person. All amounts due under this Section 11.3 shall be payable promptly after demand therefor. 

  
 21 

 (b) Waiver of Consequential Damages, Etc. To the fullest extent permitted by
Applicable Law, Borrower shall not assert, and hereby waives, any claim against any Indemnified Person, on any theory of liability, for special, indirect, consequential, or punitive damages (as opposed to direct or actual damages) or any loss of
profits arising out of, in connection with, or as a result of, this Agreement, any other Loan Document, or any agreement or instrument contemplated hereby, the transactions contemplated hereby or thereby, any Credit Extension, or the use of the
proceeds thereof. No Indemnified Person shall be liable for any damages arising from the use by unintended recipients of any information or other materials distributed by it through telecommunications, electronic, or other information transmission
systems in connection with this Agreement or the other Loan Documents or the transactions contemplated hereby or thereby. 
 This
Section 11.3 shall survive the termination of this Agreement and the repayment of all Obligations until all statutes of limitation with respect to the Claims, losses, and expenses for which indemnity is given shall have run. 

11.4 Time of Essence. Time is of the essence for the performance of all Obligations in this Agreement. 

11.5 Severability of Provisions. Each provision of this Agreement is severable from every other provision in determining the
enforceability of any provision. 
 11.6 Amendments in Writing; Waiver; Integration. No purported amendment or modification of
any Loan Document, or waiver, discharge, or termination of any obligation under any Loan Document, shall be effective unless, and only to the extent, expressly set forth in a writing signed by each party hereto. Without limiting the generality of
the foregoing, no oral promise or statement, nor any action, inaction, delay, failure to require performance, or course of conduct shall operate as, or evidence, an amendment, supplement, or waiver or have any other effect on any Loan Document. Any
waiver granted shall be limited to the specific circumstance expressly described in it, and shall not apply to any subsequent or other circumstance, whether similar or dissimilar, or give rise to, or evidence, any obligation or commitment to grant
any further waiver. The Loan Documents represent the entire agreement about this subject matter and supersede prior negotiations or agreements. All prior agreements, understandings, representations, warranties, and negotiations between the parties
about the subject matter of the Loan Documents merge into the Loan Documents. 
 11.7 Counterparts. This Agreement may be
executed in any number of counterparts and by different parties on separate counterparts, each of which, when executed and delivered, is an original, and all taken together, constitute one Agreement. Delivery of an executed signature page of this
Agreement by electronic mail transmission shall be effective as delivery of a manually executed counterpart hereof. 
 11.8
Confidentiality. Bank agrees to maintain the confidentiality of Information (as defined below), except that Information may be disclosed (a) to Bank’s Subsidiaries and Affiliates and their respective employees, directors, agents,
attorneys, accountants, and other professional advisors (collectively, “Representatives” and, together with Bank, collectively, “Bank Entities”); (b) to prospective transferees, assignees, credit providers, or
purchasers of Bank’s interests under or in connection with this Agreement and their Representatives (provided, however, Bank shall obtain any such prospective transferee’s, assignee’s, credit provider’s, purchaser’s, or
their Representatives shall have entered into an agreement containing provisions substantially the same as those in this Section 11.8; (c) as required by law, regulation, subpoena, or other order; (d) to Bank’s regulators or as
otherwise required or requested in connection with Bank’s examination or audit; (e) in connection with the exercise of remedies under the Loan Documents or any action or proceeding relating to this Agreement or any other Loan Document or
the enforcement of rights hereunder or thereunder; and (f) to third-party service providers of Bank so long as such service providers have executed a confidentiality agreement with Bank with terms no less restrictive than those contained
herein. “Information” means all information received from Borrower regarding Borrower or its business, in each case other than information that is either: (i) in the public domain or in Bank’s possession when disclosed to
Bank, or becomes part of the public domain (other than as a result of its disclosure by Bank in violation of this Agreement) after disclosure to Bank; or (ii) disclosed to Bank by a third party, if Bank does not know that the third party is
prohibited from disclosing the information. 

  
 22 

 11.9 Electronic Execution of Documents. The words “execution,”
“signed,” “signature,” and words of like import in any Loan Document shall be deemed to include electronic signatures, including any Electronic Signature as defined in the Electronic Transactions Law (2003 Revision) of the Cayman
Islands (the “Cayman Islands Electronic Signature Law”), if applicable, or the keeping of records in electronic form, including any Electronic Record, as defined in Cayman Islands Electronic Signature Law, each of which shall
be of the same legal effect, validity and enforceability as a manually executed signature or the use of a paper-based recordkeeping systems, as the case may be, to the extent and as provided for in any Applicable Law, including, without limitation,
any state law based on the Uniform Electronic Transactions Act or the Cayman Islands Electronic Signature Law; provided, however that sections 8 and 19(3) of the Cayman Islands Electronic Signature Law shall not apply to this Agreement or the
execution or delivery thereof. 
 11.10 Right of Setoff. Borrower hereby grants to Bank a Lien and a right of setoff as
security for all Obligations to Bank, whether now existing or hereafter arising upon and against all deposits, credits, collateral, and property, now or hereafter in the possession, custody, safekeeping or control of Bank or any entity under the
control of Bank (including a subsidiary of Bank) or in transit to any of them, and other obligations owing to Bank or any such entity. At any time after the occurrence and during the continuance of an Event of Default, without demand or notice, Bank
may set off the same or any part thereof and apply the same to any liability or Obligation of Borrower even though unmatured and regardless of the adequacy of any other collateral securing the Obligations. ANY AND ALL RIGHTS TO REQUIRE BANK TO
EXERCISE ITS RIGHTS OR REMEDIES WITH RESPECT TO ANY OTHER COLLATERAL WHICH SECURES THE OBLIGATIONS, PRIOR TO EXERCISING ITS RIGHT OF SETOFF WITH RESPECT TO SUCH DEPOSITS, CREDITS, OR OTHER PROPERTY OF BORROWER, ARE HEREBY KNOWINGLY, VOLUNTARILY, AND
IRREVOCABLY WAIVED. 
 11.11 Captions and Section References. The headings used in this Agreement are for convenience only and
shall not affect the interpretation of this Agreement. Unless indicated otherwise, section references herein are to sections of this Agreement. 

11.12 Construction of Agreement. The parties hereto mutually acknowledge that they and their attorneys have participated in the
preparation and negotiation of this Agreement. In cases of uncertainty this Agreement shall be construed without regard to which of the parties caused the uncertainty to exist. 

11.13 Relationship. The relationship of the parties to this Agreement is determined solely by the provisions of this Agreement.
The parties do not intend to create any agency, partnership, joint venture, trust, fiduciary, or other relationship with duties or incidents different from those of parties to an arm’s-length contract.

 11.14 Third Parties. Nothing in this Agreement, whether express or implied, is intended to: (a) confer any benefits,
rights, or remedies under or by reason of this Agreement on any Persons other than the express parties to it and their respective permitted successors and assigns; (b) relieve or discharge the obligation or liability of any Person not an
express party to this Agreement; or (c) give any Person not an express party to this Agreement any right of subrogation or action against any party to this Agreement. 

11.15 Anti-Terrorism Law. Bank hereby notifies Borrower that, pursuant to the requirements of Anti-Terrorism Law, Bank may be
required to obtain, verify, and record information that identifies Borrower, which information may include the name and address of Borrower and other information that will allow Bank to identify Borrower in accordance with Anti-Terrorism Law.
Borrower hereby agrees to take any action necessary to enable Bank to comply with the requirements of Anti-Terrorism Law. 
 12
ACCOUNTING TERMS AND OTHER DEFINITIONS 
 12.1 Accounting and Other Terms. 

(a) Accounting terms not defined in this Agreement shall be construed following GAAP. Calculations and determinations must be made following
GAAP (except for with respect to unaudited financial statements for the absence of footnotes and subject to year-end audit adjustments), provided that, if at any time any change in GAAP would affect the
computation of any financial ratio or requirement set forth in any Loan Document, and either Borrower or Bank shall so request, Borrower and Bank shall negotiate in good faith to amend such ratio or requirement to preserve the original intent
thereof in light of such change in GAAP; provided, further, that, until so amended, (i) such ratio or requirement shall continue to be computed in accordance with GAAP prior to such change 

  
 23 

 
therein and (ii) Borrower shall provide Bank financial statements and other documents required under this Agreement or as reasonably requested hereunder setting forth a reconciliation
between calculations of such ratio or requirement made before and after giving effect to such change in GAAP. Notwithstanding the foregoing, all financial covenants (if any) and other financial calculations shall be computed with respect to Borrower
only, and not on a consolidated basis. 
 (b) As used in the Loan Documents: (i) the words “shall” or “will” are
mandatory, the word “may” is permissive, the word “or” is not exclusive, the words “includes” and “including” are not limiting, the singular includes the plural, and numbers denoting amounts that are set off
in brackets are negative; (ii) the term “continuing” in the context of an Event of Default means that the Event of Default has not been remedied (if capable of being remedied) or waived; and (iii) whenever a representation or
warranty is made to Borrower’s knowledge or awareness, to the “best of” Borrower’s knowledge, or with a similar qualification, knowledge or awareness means the actual knowledge, after reasonable investigation, of any Responsible
Officer. 
 12.2 Definitions. Capitalized terms not otherwise defined in this Agreement shall have the meanings set forth in
this Section 12.2. All other terms contained in this Agreement, unless otherwise indicated, shall have the meaning provided by the Code to the extent such terms are defined therein. As used in this Agreement, the following capitalized terms
have the following meanings: 
 “2021 Investor Subordination Agreement” is defined in Section 5.14(b). 

“Account” is, as to any Person, any “account” of such Person as “account” is defined in the Code with
such additions to such term as may hereafter be made, and includes, without limitation, all accounts receivable and other sums owing to such Person. 

“Account Debtor” is any “account debtor” as defined in the Code, with such additions to such term as may hereafter
be made. 
 “Affiliate” is, with respect to any Person, each other Person that owns or controls directly or indirectly the
Person, any Person that controls or is controlled by or is under common control with the Person, and each of that Person’s senior executive officers, directors, partners, and, for any Person that is a limited liability company, that
Person’s managers and members. 
 “Agreement” is defined in the preamble hereof. 

“Anti-Terrorism Law” means any law relating to terrorism or money laundering, including Executive Order No. 13224 and
the USA Patriot Act. 
 “Applicable Law” means all applicable provisions of constitutions, laws, statutes, ordinances,
rules, treaties, regulations, permits, licenses, approvals, interpretations, and orders of courts or Governmental Authorities and all orders and decrees of all courts and arbitrators. 

“Authorized Signer” means any individual listed in Borrower’s Borrowing Resolution who is authorized to execute the Loan
Documents, including making (and executing if applicable) any Credit Extension request, on behalf of Borrower. 
 “Bank” is
defined in the preamble hereof. 
 “Bank Entities” is defined in Section 11.8. 

“Bank Expenses” are all out-of-pocket and
documented audit fees, reasonable costs, and reasonable expenses (including reasonable, out-of-pocket, and documented attorneys’ fees and expenses) for preparing,
amending, negotiating, administering, defending, and enforcing the Loan Documents (including, without limitation, those incurred in connection with appeals or Insolvency Proceedings) or otherwise incurred with respect to Borrower or any Guarantor.

  
 24 

 “Bank Services” are any products, credit services, and/or financial
accommodations previously, now, or hereafter provided to Borrower or any of its Subsidiaries by Bank or any Bank Affiliate, including, without limitation, any letters of credit, cash management services (including, without limitation, merchant
services, direct deposit of payroll, business credit cards, and check cashing services), interest rate swap arrangements, and foreign exchange services as any such products or services may be identified in Bank’s various agreements related
thereto (each, a “Bank Services Agreement”). 
 “Bank Services Agreement” is defined in the definition of
Bank Services. 
 “Board” is Borrower’s board of directors or equivalent governing body. 

“Borrower” is set forth on Schedule I hereto. 

“Borrower’s Books” are all Borrower’s books and records including ledgers, federal and state tax returns, records
regarding Borrower’s assets or liabilities, the Collateral, business operations or financial condition, and all computer programs or storage or any equipment containing such information. 

“Borrowing Resolutions” are, with respect to any Person, those resolutions adopted by such Person’s board of directors
(and, if required under the terms of such Person’s Operating Documents, stockholders) and delivered by such Person to Bank approving the Loan Documents to which such Person is a party and the transactions contemplated thereby, together with a
certificate executed by its secretary on behalf of such Person certifying (a) such Person has the authority to execute, deliver, and perform its obligations under each of the Loan Documents to which it is a party, (b) that set forth as a
part of or attached as an exhibit to such certificate is a true, correct, and complete copy of the resolutions then in full force and effect authorizing and ratifying the execution, delivery, and performance by such Person of the Loan Documents to
which it is a party, (c) the name(s) of the Person(s) authorized to execute the Loan Documents, including making (and executing if applicable) any Credit Extension request, on behalf of such Person, together with a sample of the true
signature(s) of such Person(s), and (d) that Bank may conclusively rely on such certificate unless and until such Person shall have delivered to Bank a further certificate canceling or amending such prior certificate. 

“Business Day” is a day other than a Saturday, Sunday, or other day on which commercial banks in the State of California are
authorized or required by law to close. 
 “Cash Equivalents” are (a) marketable direct obligations issued or
unconditionally guaranteed by the United States or any agency or any State thereof having maturities of not more than one (1) year from the date of acquisition; (b) commercial paper maturing no more than one (1) year after its
creation and having the highest rating from either Standard & Poor’s Ratings Group or Moody’s Investors Service, Inc.; (c) Bank’s certificates of deposit issued maturing no more than one (1) year after issue; and
(d) money market funds at least 95.0% of the assets of which constitute Cash Equivalents of the kinds described in clauses (a) through (c) of this definition. 

“Cash Management Services” is defined in Section 1.4. 

“Cayman Islands Electronic Signature Law” is defined in Section 11.9. 

“Change in Control” means (a) at any time, any “person” or “group” (as such terms are used in
Sections 13(d) and 14(d) of the Exchange Act), shall become, or obtain rights (whether by means of warrants, options, or otherwise) to become, the “beneficial owner” (as defined in Rules 13(d)-3 and 13(d)-5 under the Exchange Act), directly or indirectly, of 49.0% or more of the ordinary voting power for the election of directors, partners, managers, and members, as applicable, of Borrower (determined on a
fully diluted basis) other than by the sale of Borrower’s equity securities in a public offering or to venture capital or private equity investors so long as Borrower identifies to Bank the venture capital or private equity investors at least 7
Business Days prior to the closing of the transaction and provides to Bank a description of the material terms of the transaction; (b) during any period of 12 consecutive months, a majority of the members of the Board of Borrower cease
to be composed of individuals (i) who were members of that board or equivalent governing body on the first day of such period, (ii) whose election or nomination to that board or equivalent governing body was approved by individuals
referred to in clause (i) above constituting at the time of 

  
 25 

 
such election or nomination at least a majority of that board or equivalent governing body, or (iii) whose election or nomination to that board or other equivalent governing body was
approved by individuals referred to in clauses (i) and (ii) above constituting at the time of such election or nomination at least a majority of that board or equivalent governing body; or (c) at any time, Borrower shall cease to own
and control, of record and beneficially, directly or indirectly, 100.0% of each class of outstanding stock, partnership, membership, or other ownership interest or other equity securities of each Subsidiary of Borrower free and clear of all Liens
(except Permitted Liens). 
 “Change in Law” means the occurrence, after the Effective Date, of: (a) the adoption or
taking effect of any law, rule, regulation, or treaty; (b) any change in Applicable Law or in the administration, interpretation, implementation, or application thereof by any Governmental Authority; or (c) the making or issuance of any
request, rule, guideline, or directive (whether or not having the force of law) by any Governmental Authority; provided that, notwithstanding anything herein to the contrary, (i) the Dodd-Frank Wall Street Reform and Consumer Protection Act and
all requests, rules, guidelines, or directives thereunder or issued in connection therewith and (ii) all requests, rules, guidelines, or directives promulgated by Bank for International Settlements, the Basel Committee on Banking Supervision
(or any successor or similar authority), or the United States or foreign regulatory authorities, in each case pursuant to Basel III, shall in each case be deemed to be a “Change in Law”, regardless of the date enacted, adopted, or issued.

 “Claims” is defined in Section 11.3. 

“Code” is the Uniform Commercial Code, as the same may, from time to time, be enacted and in effect in the Commonwealth of
Massachusetts; provided, that, to the extent that the Code is used to define any term herein or in any Loan Document and such term is defined differently in different Articles or Divisions of the Code, the definition of such term contained in
Article or Division 9 shall govern; provided further, that in the event that, by reason of mandatory provisions of law, any or all of the attachment, perfection, or priority of, or remedies with respect to, Bank’s Lien on any Collateral is
governed by the Uniform Commercial Code in effect in a jurisdiction other than the Commonwealth of Massachusetts, the term “Code” shall mean the Uniform Commercial Code as enacted and in effect in such other jurisdiction solely for
purposes of the provisions thereof relating to such attachment, perfection, priority, or remedies and for purposes of definitions relating to such provisions. 

“Collateral” consists of all of Borrower’s right, title, and interest in and to the following personal property: 

(a) (i) all goods, Accounts (including health-care receivables), Equipment, Inventory, contract rights, or rights to payment of money, leases,
license agreements, franchise agreements, General Intangibles (except as provided below), commercial tort claims, documents, instruments (including any promissory notes), chattel paper (whether tangible or electronic), cash, deposit accounts,
certificates of deposit, fixtures, letters of credit rights (whether or not the letter of credit is evidenced by a writing), securities, securities accounts, securities entitlements, and all other investment property, supporting obligations, and
financial assets, whether now owned or hereafter acquired, wherever located; and (ii) all Borrower’s Books relating to the foregoing, and any and all claims, rights, and interests in any of the above and all substitutions for, additions,
attachments, accessories, accessions, and improvements to and replacements, products, proceeds, and insurance proceeds of any or all of the foregoing. 

(b) Notwithstanding the foregoing, the Collateral does not include (i) any interest of Borrower as a lessee under an Equipment lease
and/or property subject to a Lien pursuant to an Equipment lease, purchase money Indebtedness financing or other financing arrangement that is permitted hereunder, in any case if Borrower is prohibited by the terms of such lease or other permitted
financing arrangement from granting a security interest in such lease or property or under which such an assignment or Lien would cause a default to occur under such lease or other permitted financing arrangement; provided, however, that upon
termination of such prohibition, such interest shall immediately become Collateral without any action by Borrower or Bank, (ii) any interest of Borrower as a lessee or sublessee under a real property lease, (iii) rights held under a
license that are not assignable by their terms without the consent of the licensor thereof (but only to the extent such restriction on assignment is enforceable under applicable law), (iv) any interest of Borrower under any lease, license, contract,
or agreement if and to the extent that the grant of the security interest therein shall, after giving effect to Sections 9-406, 9-407,
9-408 or 9-409 of the Code (or any successor provision or provisions), constitute or result in (A) the abandonment, invalidation or unenforceability of any right,
title or interest of Borrower therein or (B) a breach or termination pursuant to the terms of thereof, or a default thereunder; provided, however, that, with respect to clauses (iii) and (iv), upon termination of such prohibition, such

  
 26 

 
interest shall immediately become Collateral without any action by Borrower or Bank, or (v) any Intellectual Property; provided, however, the Collateral shall include all Accounts and all
proceeds of Intellectual Property. If a judicial authority (including a U.S. Bankruptcy Court) would hold that a security interest in the underlying Intellectual Property is necessary to have a security interest in such Accounts and such property
that are proceeds of Intellectual Property, then the Collateral shall automatically, and effective as of the Effective Date, include the Intellectual Property to the extent necessary to permit perfection of Bank’s security interest in such
Accounts and such other property of Borrower that are proceeds of the Intellectual Property. 
 (c) Pursuant to the terms of a certain
negative pledge arrangement with Bank, Borrower has agreed not to encumber any of its Intellectual Property without Bank’s prior written consent. 

“Collateral Account” is any Deposit Account, Securities Account, or Commodity Account. 

“Commodity Account” is any “commodity account” as defined in the Code, with such additions to such term as may
hereafter be made. 
 “Compliance Statement” is that certain statement in the form attached hereto as Exhibit A. 

“Connection Income Taxes” means Other Connection Taxes that are imposed on or measured by net income (however denominated) or
that are franchise Taxes or branch profits Taxes. 
 “Contingent Obligation” is, for any Person, any direct or indirect
liability of that Person for (a) any direct or indirect guaranty by such Person of any indebtedness, lease, dividend, letter of credit, credit card, or other obligation of another, (b) any other obligation endorsed, co-made, discounted, or sold with recourse by that Person, or for which that Person is directly or indirectly liable; (c) any obligations for undrawn letters of credit for the account of that Person; and
(d) all obligations from any interest rate, currency or commodity swap agreement, interest rate cap or collar agreement, or other agreement or arrangement designated to protect a Person against fluctuation in interest rates, currency exchange
rates, or commodity prices; but “Contingent Obligation” does not include endorsements in the ordinary course of business. The amount of a Contingent Obligation is the stated or determined amount of the primary obligation for which the
Contingent Obligation is made or, if not determinable, the maximum reasonably anticipated liability for it determined by the Person in good faith; but the amount may not exceed the maximum of the obligations under any guarantee or other support
arrangement. 
 “Control Agreement” is any control agreement entered into among the depository institution at which
Borrower maintains a Deposit Account or the securities intermediary or commodity intermediary at which Borrower maintains a Securities Account or a Commodity Account, Borrower, and Bank pursuant to which Bank obtains control (within the meaning of
the Code) over such Deposit Account, Securities Account, or Commodity Account. 
 “Copyrights” are any and all copyright
rights, copyright applications, copyright registrations, and like protections in each work of authorship and derivative work thereof, whether published or unpublished and whether or not the same also constitutes a trade secret. 

“Credit Extension” is any FX Contract, Term Loan Advance, or any other extension of credit by Bank for Borrower’s
benefit. 
 “Currency” is coined money and such other banknotes or other paper money as are authorized by law and circulate
as a medium of exchange. 
 “Default” means any event which with notice or passage of time or both, would constitute an
Event of Default. 
 “Default Rate” is defined in Section 1.2(c). 

  
 27 

 “De Minimis Accounts” are accounts of Borrower maintained with financial
institutions other than Bank so long as the aggregate amount of funds in each such accounts does not exceed $50,000 individually or $250,000 in the aggregate (for all such accounts). 

“Deposit Account” is any “deposit account” as defined in the Code, with such additions to such term as may
hereafter be made. 
 “Designated Deposit Account” is the deposit account established by Borrower with Bank for purposes of
receiving Credit Extensions. 
 “Division” means, in reference to any Person which is an entity, the division of such
Person into two (2) or more separate Persons, with the dividing Person either continuing or terminating its existence as part of such division, including, without limitation, as contemplated under
Section 18-217 of the Delaware Limited Liability Company Act for limited liability companies formed under Delaware law, Section 17-220 of the Delaware Revised
Uniform Limited Partnership Act for limited partnerships formed under Delaware law, or any analogous action taken pursuant to any other Applicable Law with respect to any corporation, limited liability company, partnership, or other entity. 

“Dollars,” “dollars,” or use of the sign “$” means only lawful money of the United States and not
any other currency, regardless of whether that currency uses the “$” sign to denote its currency or may be readily converted into lawful money of the United States. “Dollar Equivalent” is, at any time, (a) with
respect to any amount denominated in Dollars, such amount, and (b) with respect to any amount denominated in a Foreign Currency, the equivalent amount therefor in Dollars as determined by Bank at such time on the basis of the then-prevailing
rate of exchange in San Francisco, California, for sales of the Foreign Currency for transfer to the country issuing such Foreign Currency. 

“Effective Date” is set forth on Schedule I hereto. 

“Environmental Laws” means any Applicable Law (including any permits, concessions, grants, franchises, licenses, agreements,
or governmental restrictions) relating to pollution or the protection of health, safety, or the environment or the release of any materials into the environment (including those related to hazardous materials, air emissions, discharges to waste or
public systems, and health and safety matters). 
 “Equipment” is all “equipment” as defined in the Code with
such additions to such term as may hereafter be made, and includes without limitation all machinery, fixtures, goods, vehicles (including motor vehicles and trailers), and any interest in any of the foregoing. 

“Equity Milestone Event” is set forth on Schedule I hereto. 

“ERISA” is the Employee Retirement Income Security Act of 1974, as amended, and its regulations. 

“Event of Default” is defined in Section 7. 

“Exchange Act” is the Securities Exchange Act of 1934, as amended. 

“Excluded Taxes” means any of the following Taxes imposed on or with respect to Bank or required to be withheld or deducted
from a payment to Bank, (a) Taxes imposed on or measured by net income (however denominated), franchise Taxes, and branch profits Taxes, in each case, (i) imposed as a result of Bank being organized under the laws of, or having its
principal office or its applicable lending office located in, the jurisdiction imposing such Tax (or any political subdivision thereof) or (ii) that are Other Connection Taxes, (b) U.S. federal withholding Taxes imposed on amounts payable
to or for the account of Bank with respect to an applicable interest in a Credit Extension pursuant to a law in effect on the date on which (i) Bank acquires such interest in the Credit Extensions or (ii) Bank changes its lending office,
except in each case to the extent that, pursuant to Section 1.6, amounts with respect to such Taxes were payable either to Bank’s assignor immediately before Bank became a party hereto or to Bank immediately before it changed its lending
office, (c) Taxes attributable to Bank’s failure to comply with Section 1.6(e), and (d) any withholding Taxes imposed under FATCA. 

  
 28 

 “Existing Convertible Note Purchase Agreement” is a certain Convertible
Note Purchase Agreement among Borrower, GreenLight Pandemic, and the holders party thereto, dated as of April 9, 2020, as in effect on the Effective Date. 

“FATCA” means Sections 1471 through 1474 of the Internal Revenue Code, as of the date of this Agreement (or any amended or
successor version that is substantively comparable and not materially more onerous to comply with), any current or future regulations or official interpretations thereof, any agreements entered into pursuant to Section 1471(b)(1) of the
Internal Revenue Code, and any fiscal or regulatory legislation, rules, or practices adopted pursuant to any intergovernmental agreement, treaty, or convention among Governmental Authorities and implementing such Sections of the Internal Revenue
Code. 
 “FDA” means the U.S. Food and Drug Administration or any successor thereto. 

“Final Payment” is a payment (in addition to and not a substitution for the regular monthly payments of principal plus
accrued interest) due on the earliest to occur of (a) the Term Loan Maturity Date, (b) the repayment of the Term Loan Advances in full, (c) as required pursuant to Sections 1.1(c) or 1.1(d), or (d) the termination of this
Agreement, in an amount equal to the original aggregate principal amount of the Term Loan Advances multiplied by four percent (4.0%). 

“Financial Statement Repository” is NECreditSolutions@svb.com or such other means of collecting information approved and
designated by Bank after providing notice thereof to Borrower from time to time. 
 “Foreign Currency” is the lawful money
of a country other than the United States. 
 “Foreign Subsidiary” is any Subsidiary formed under the laws of any country
other than the United States. 
 “Funding Date” is any date on which a Credit Extension is made to or for the account of
Borrower, which shall be a Business Day. 
 “FX Contract” is any foreign exchange contract by and between Borrower and Bank
under which Borrower commits to purchase from or sell to Bank a specific amount of Foreign Currency at a set price or on a specified date. 

“GAAP” is generally accepted accounting principles set forth in the opinions and pronouncements of the Accounting Principles
Board of the American Institute of Certified Public Accountants and statements and pronouncements of the Financial Accounting Standards Board or in such other statements by such other Person as may be approved by a significant segment of the
accounting profession, which are applicable to the circumstances as of the date of determination. 
 “General Intangibles”
is all “general intangibles” as defined in the Code in effect on the date hereof, with such additions to such term as may hereafter be made, and includes, without limitation, all Intellectual Property, claims, income and other tax refunds,
security and other deposits, payment intangibles, contract rights, options to purchase or sell real or personal property, rights in all litigation presently or hereafter pending (whether in contract, tort, or otherwise), insurance policies
(including without limitation key man, property damage, and business interruption insurance), payments of insurance, and rights to payment of any kind. 

“Governmental Approval” is any consent, authorization, approval, order, license, franchise, permit, certificate,
accreditation, registration, filing, or notice, of, issued by, from, or to, or other act by or in respect of, any Governmental Authority. 

“Governmental Authority” is any nation or government, any state or other political subdivision thereof, any agency,
authority, instrumentality, regulatory body, court, central bank, or other entity exercising executive, legislative, judicial, taxing, regulatory, or administrative functions of or pertaining to government, any securities exchange, and any
self-regulatory organization. 
 “GreenLight Pandemic Response” is Greenlight Pandemic Response, Inc., a Delaware
corporation. 

  
 29 

 “Guarantor” is any Person providing a Guaranty in favor of Bank. 

“Guaranty” is any guarantee of all or any part of the Obligations, as the same may from time to time be amended, restated,
modified, or otherwise supplemented. 
 “IND” means an investigational new drug application submitted to the FDA pursuant
to 21 C.F.R. § 312 (or its successor regulation) requesting authorization to initiate clinical trials in human subjects. 

“IND Event” is set forth on Schedule I hereto. 

“Indebtedness” is (a) indebtedness for borrowed money or the deferred price of property or services, such as
reimbursement and other obligations for surety bonds and letters of credit, (b) obligations evidenced by notes, bonds, debentures, or similar instruments, (c) capital lease obligations, (d) Contingent Obligations, and (e) other
short- and long-term obligations under debt agreements, lines of credit, and extensions of credit. 
 “Indemnified Person”
is defined in Section 11.3. 
 “Indemnified Taxes” means (a) Taxes, other than Excluded Taxes, imposed on or with
respect to any payment made by or on account of any obligation of Borrower under any Loan Document and (b) to the extent not otherwise described in clause (a), Other Taxes. 

“Information” is defined in Section 11.8. 

“Insolvency Proceeding” is any proceeding by or against any Person under the United States Bankruptcy Code, or any other
bankruptcy or insolvency law, including assignments for the benefit of creditors, compositions, extensions generally with its creditors, or proceedings seeking reorganization, arrangement, receivership, or other relief. 

“Intellectual Property” means, with respect to any Person, all of such Person’s right, title, and interest in and to the
following: 
 (a) its Copyrights, Trademarks, and Patents; 

(b) any and all trade secrets and trade secret rights, including, without limitation, any rights to unpatented inventions, know-how, and operating manuals; 
 (c) any and all source code; 

(d) any and all design rights which may be available to such Person; 

(e) any and all claims for damages by way of past, present, and future infringement of any of the foregoing, with the right, but not the
obligation, to sue for and collect such damages for said use or infringement of the Intellectual Property rights identified above; and 

(f) all amendments, renewals, and extensions of any of the Copyrights, Trademarks, or Patents. 

“Internal Revenue Code” means the U.S. Internal Revenue Code of 1986, and the rules and regulations promulgated thereunder,
each as amended or modified from time to time. 
 “Inventory” is all “inventory” as defined in the Code in
effect on the date hereof, with such additions to such term as may hereafter be made, and includes without limitation all merchandise, raw materials, parts, supplies, packing and shipping materials, work in process, and finished products, including
without limitation such inventory as is temporarily out of Borrower’s custody or possession or in transit and including any returned goods and any documents of title representing any of the above. 

  
 30 

 “Investment” is any beneficial ownership interest in any Person (including
stock, partnership, membership, or other ownership interest or other equity securities), and any loan, advance, or capital contribution to any Person. 

“Key Person” is Borrower’s Chief Executive Officer who is Andrey Zarur as of the Effective Date. 

“Letter of Credit” is a standby or commercial letter of credit issued by Bank upon request of Borrower based upon an
application, guarantee, indemnity, or similar agreement. 
 “Lien” is a claim, mortgage, deed of trust, levy, attachment
charge, pledge, hypothecation, security interest, or other encumbrance of any kind, whether voluntarily incurred or arising by operation of law or otherwise against any property. 

“Loan Documents” are, collectively, this Agreement and any schedules, exhibits, certificates, notices, and any other
documents related to this Agreement, the Perfection Certificate, the Warrant, Control Agreements, the Stock Pledge Agreement, any Bank Services Agreement, any subordination agreement, any note, or notes, or guaranties executed by Borrower or any
Guarantor, landlord waivers and consents, bailee waivers and consents, and any other present or future agreement by Borrower and/or any Guarantor with or for the benefit of Bank in connection with this Agreement or Bank Services, all as amended,
restated, or otherwise modified in accordance with the terms thereof. 
 “Material Adverse Change” is (a) a material
impairment in the perfection or priority of Bank’s Lien in the Collateral or in the value of such Collateral; (b) a material adverse change in the business, operations, or condition (financial or otherwise) of Borrower; or (c) a
material impairment of the prospect of repayment of any portion of the Obligations. 
 “Obligations” are Borrower’s
obligations to pay when due any debts, principal, interest, fees, Bank Expenses, the Prepayment Fee, the Final Payment, and other amounts Borrower owes Bank now or later, whether under this Agreement, the other Loan Documents (other than the
Warrant), or otherwise, including, without limitation, all obligations relating to Bank Services and interest accruing after Insolvency Proceedings begin and debts, liabilities, or obligations of Borrower assigned to Bank, and to perform
Borrower’s duties under the Loan Documents (other than the Warrant). 
 “OFAC” is the Office of Foreign Assets Control
of the United States Department of the Treasury and any successor thereto. 
 “Operating Documents” are, for any Person,
such Person’s formation documents, as certified by the Secretary of State (or equivalent agency) of such Person’s jurisdiction of organization on a date that is no earlier than 30 days prior to the Effective Date, and, (a) if such
Person is a corporation, its bylaws in current form, (b) if such Person is a limited liability company, its limited liability company agreement (or similar agreement), and (c) if such Person is a partnership or limited partnership, its
partnership agreement or limited partnership agreement (or similar agreement), each of the foregoing with all current amendments or modifications thereto. 

“Other Connection Taxes” means, with respect to Bank, Taxes imposed as a result of a present or former connection between
Bank and the jurisdiction imposing such Tax (other than connections arising from Bank having executed, delivered, become a party to, performed its obligations under, received payments under, received or perfected a security interest under, engaged
in any other transaction pursuant to, or enforced any Loan Document, or sold or assigned an interest in any Credit Extension or Loan Document). 

“Other Taxes” means all present or future stamp, court, documentary, intangible, recording, filing, or similar Taxes that
arise from any payment made under, from the execution, delivery, performance, enforcement, or registration of, from the receipt or perfection of a security interest under, or otherwise with respect to, any Loan Document, except any such Taxes that
are Other Connection Taxes imposed with respect to an assignment. 
 “Patents” means all patents, patent applications, and
like protections, including without limitation improvements, divisions, continuations, renewals, reissues, extensions, and continuations-in-part of the same. 

  
 31 

 “Payment/Advance Form” is that certain form in the form attached hereto as
Exhibit B. 
 “Payment Date” is set forth on Schedule I hereto. 

“Perfection Certificate” is the Perfection Certificate delivered by Borrower in connection with this Agreement. 

“Permitted AmEx Credit Cards” is defined in clause (g) of the definition of Permitted Indebtedness. 

“Permitted Dissolution” means a dissolution or liquidation of (i) GreenLight Pandemic Response or (ii) any other
Subsidiary, provided that all of the net assets of such Subsidiary are distributed to Borrower or any Subsidiary that is a direct parent company of such Subsidiary. 

“Permitted Indebtedness” is: 

(a) Borrower’s Indebtedness to Bank under this Agreement and the other Loan Documents; 

(b) Indebtedness existing on the Effective Date which is shown on the Perfection Certificate; 

(c) Subordinated Debt; 
 (d)
unsecured Indebtedness to trade creditors incurred in the ordinary course of business; 
 (e) Indebtedness incurred as a result of endorsing
negotiable instruments received in the ordinary course of business; 
 (f) Indebtedness secured by Liens permitted under clauses
(a) and (c) of the definition of “Permitted Liens” hereunder; 
 (g) unsecured Indebtedness in connection with
Borrower’s and/or any Subsidiary of Borrower’s credit card facility or facilities with American Express, in an aggregate outstanding amount not to exceed $500,000.00 at any time (the “Permitted AmEx Credit Cards”); 

(h) unsecured Indebtedness to finance insurance premiums; 

(i) unsecured Indebtedness to landlords (or their affiliates) in the ordinary course of business the proceeds of which are used for
improvements of Borrower’s leased locations not exceeding $7,500,000.00 at any time outstanding; 
 (j) Indebtedness owing to Borrower
or any Secured Guarantor; 
 (k) other unsecured Indebtedness not exceeding $250,000 in the aggregate at any time outstanding; and 

(l) extensions, refinancings, modifications, amendments, and restatements of any items of Permitted Indebtedness (a) through (i) above,
provided that the principal amount thereof is not increased or the terms thereof are not modified to impose more burdensome terms upon Borrower or its Subsidiary, as the case may be. 

“Permitted Investments” are: 

(a) Investments (including, without limitation, Subsidiaries) existing on the Effective Date which are shown on the Perfection Certificate;

 (b) cash Investments by Borrower in Security Corp.; provided that an Event of Default does not exist at the time of any such Investment,
and would not exist after giving effect to any such Investment; 

  
 32 

 (c) (i) Investments consisting of Cash Equivalents, and (ii) any Investments permitted
by Borrower’s investment policy, provided that such investment policy (and any amendment thereto) has been approved in writing by Bank; 

(d) Investments consisting of the endorsement of negotiable instruments for deposit or collection or similar transaction in the ordinary
course of Borrower; 
 (e) Investments accepted in connection with Transfers permitted by Section 6.1; 

(f) Investments consisting of (i) travel advances and employee relocation loans and other employee loans and advances in the ordinary
course of business, and (ii) loans to employees, officers, directors, partners, managers and members relating to the purchase of equity securities of Borrower or its Subsidiaries pursuant to employee equity purchase plans or similar agreements
approved by the Board; 
 (g) Investments (including debt obligations) received in connection with the bankruptcy or reorganization of
customers or suppliers and in settlement of delinquent obligations of, and other disputes with, customers or suppliers arising in the ordinary course of business; 

(h) Investments consisting of notes receivable of, or prepaid royalties, other credit extensions and deposits to, customers and suppliers who
are not Affiliates in the ordinary course of business; 
 (i) Investments in Borrower or any Secured Guarantor; 

(j) Investments in any Subsidiary that is not a Borrower or Secured Guarantor not exceeding, when combined with any Investments under clause
(k) below, $250,000 in the aggregate at any time outstanding ; 
 (k) Investments in connection with any joint venture provided that
any cash investments by Borrower, when combined with any Investments under clause (j) above, do not exceed $100,000 in the aggregate at any time outstanding; and 

(l) other Investments not exceeding $100,000.00 in the aggregate in any fiscal year. 

“Permitted Liens” are: 

(a) Liens existing on the Effective Date which are shown on the Perfection Certificate or arising under this Agreement or the other Loan
Documents; 
 (b) Liens for taxes, fees, assessments, or other government charges or levies, either (i) not due and payable or
(ii) being contested in good faith and for which Borrower maintains adequate reserves on Borrower’s Books, provided that no notice of any such Lien has been filed or recorded under the Internal Revenue Code; 

(c) purchase money Liens (i) on Equipment acquired or held by Borrower incurred for financing the acquisition of the Equipment, securing
no more than $21,000,000.00 in the aggregate amount outstanding, or (ii) existing on Equipment when acquired, if the Lien is confined to the property and improvements and the proceeds of the Equipment; 

(d) Liens incurred in the extension, renewal or refinancing of the Indebtedness secured by Liens described in (a) through (c), but any
extension, renewal or replacement Lien must be limited to the property encumbered by the existing Lien and the principal amount of the indebtedness may not increase 

(e) Liens of carriers, warehousemen, suppliers, contractors or other Persons that are possessory in nature arising in the ordinary course of
business so long as such Liens attach only to Inventory, securing liabilities in the aggregate amount not to exceed $250,000.00 and which are not delinquent or remain payable without penalty or which are being contested in good faith and by
appropriate proceedings which proceedings have the effect of preventing the forfeiture or sale of the property subject thereto; 

  
 33 

 (f) Liens to secure payment of workers’ compensation, employment insurance, old-age pensions, social security and other like obligations incurred in the ordinary course of business (other than Liens imposed by ERISA); 

(g) leases or subleases of real property granted in the ordinary course of Borrower’s business (or, if referring to another Person, in
the ordinary course of such Person’s business), and leases, subleases, non-exclusive licenses or sublicenses of personal property (other than Intellectual Property) granted in the ordinary course of
Borrower’s business (or, if referring to another Person, in the ordinary course of such Person’s business), if the leases, subleases, licenses and sublicenses do not prohibit granting Bank a security interest therein; 

(h) non-exclusive licenses of Intellectual Property granted to third parties in the ordinary course of
business, and licenses of Intellectual Property that could not result in a legal transfer of title of the licensed property that may be exclusive in respects other than territory and that may be exclusive as to territory only as to discreet
geographical areas outside of the United States; and 
 (i) Liens arising from attachments, judgments, orders or decrees in circumstances
not constituting an Event of Default under Sections 7.4 and 7.7. 
 “Person” is any individual, sole proprietorship,
partnership, limited liability company, joint venture, company, trust, unincorporated organization, association, corporation, institution, public benefit corporation, firm, joint stock company, estate, entity, or government agency. 

“Prepayment Fee” shall be an additional fee, payable to Bank, with respect to each Term Loan Advance, in an amount equal to:

 (a) for a prepayment of the Term Loan Advances made on or prior to the first (1st) anniversary of the Effective Date, three percent (3.0%)
of the then outstanding principal amount of the Term Loan Advances immediately prior to the date of such prepayment; 
 (b) for a prepayment
of the Term Loan Advances made after the first (1st) anniversary of the Effective Date, but on or prior to the second (2nd) anniversary of the Effective Date, two percent (2.0%) of the then outstanding principal amount of the Term Loan Advances
immediately prior to the date of such prepayment; and 
 (c) for a prepayment of the Term Loan Advances made after the second (2nd)
anniversary of the Effective Date, but prior to the Term Loan Maturity Date, one percent (1.0%) of the then outstanding principal amount of the Term Loan Advances immediately prior to the date of such prepayment. 

Notwithstanding the foregoing, provided no Event of Default has occurred and is continuing, the Prepayment Fee shall be waived by Bank and no
Prepayment Fee shall be due if (i) Bank closes on a refinance and redocumentation of the Term Loan Advances (in its sole and absolute discretion) on or prior to the Term Loan Maturity Date or (ii) as a direct result of Bank withholding its
consent to the proposed SPAC Transaction, Borrower prepays in full in cash all outstanding Obligations of Borrower to Bank (other than inchoate indemnity obligations). 

“Prime Rate” is set forth on Schedule I hereto. 

“Prime Rate Margin” is set forth on Schedule I hereto. 

“Registered Organization” is any “registered organization” as defined in the Code, with such additions to such term
as may hereafter be made. 
 “Repayment Schedule” is set forth on Schedule I hereto. 

“Representatives” is defined in Section 11.8. 

“Required Amount” is defined in Section 5.7(a). 

  
 34 

 “Responsible Officer” is any of the Chief Executive Officer, President,
Chief Financial Officer, and Controller of Borrower. 
 “Restricted License” is any material license or other material
agreement with respect to which Borrower is the licensee (a) that prohibits or otherwise restricts Borrower from granting a security interest in Borrower’s interest in such license or agreement or any other property, or (b) for which
a default under or termination of could interfere with Bank’s right to sell any Collateral. 
 “Sanctioned Person”
means a Person that: (a) is listed on any Sanctions list maintained by OFAC or any similar Sanctions list maintained by any other Governmental Authority having jurisdiction over Borrower; (b) is located, organized, or resident in any
country, territory, or region that is the subject or target of Sanctions; or (c) is 50.0% or more owned or controlled by 1 or more Persons described in clauses (a) and (b) hereof. 

“Sanctions” means the economic sanctions laws, regulations, embargoes, or restrictive measures administered, enacted, or
enforced by the United States government and any of its agencies, including, without limitation, OFAC and the U.S. State Department, or any other Governmental Authority having jurisdiction over Borrower. 

“SEC” is the Securities and Exchange Commission, any successor thereto, and any analogous Governmental Authority. 

“Secured Guarantor” means a Guarantor that has granted Bank a first priority Lien (subject to Permitted Liens) in and to the
assets (consistent with the definition of Collateral) of such Guarantor. 
 “Securities Account” is any “securities
account” as defined in the Code, with such additions to such term as may hereafter be made. 
 “Security Corp.” is
Greenlight Security Corporation, a corporation organized under the laws of the Commonwealth of Massachusetts and a Subsidiary of Borrower. 

“SPAC Transaction” means a transaction or series of related transactions by merger, consolidation, share exchange or
otherwise of the Borrower with a publicly-traded “special purpose acquisition company” or its subsidiary (collectively, a “SPAC”), immediately following the consummation of which the common stock or share capital of the
SPAC or its successor entity is listed on the Nasdaq Stock Market, the New York Stock Exchange or another exchange or marketplace approved by the Board. 

“SPAC” is defined in the definition of SPAC Transaction. 

“Stock Pledge Agreement” means that certain Stock Pledge Agreement executed by Borrower in favor of Bank dated as of
Effective Date, as may be amended, modified, supplemented or restated from time to time. 
 “Subordinated Debt” is
indebtedness incurred by Borrower or any of its Subsidiaries subordinated to all of Borrower’s or any of its Subsidiaries’ now or hereafter indebtedness to Bank (pursuant to a subordination, intercreditor, or other similar agreement in
form and substance satisfactory to Bank entered into between Bank and the other creditor), on terms acceptable to Bank. 

“Subsidiary” is, as to any Person, a corporation, partnership, limited liability company, or other entity of which shares of
stock, partnership, membership, or other ownership interest or other equity securities having ordinary voting power (other than stock, partnership, membership, or other ownership interest or other equity securities having such power only by reason
of the happening of a contingency) to elect a majority of the board of directors or other managers of such corporation, partnership, or other entity are at the time owned, or the management of which is otherwise controlled, directly or indirectly
through one or more intermediaries, or both, by such Person. Unless the context otherwise requires, each reference to a Subsidiary herein shall be a reference to a Subsidiary of Borrower or Guarantor. 

  
 35 

 “Taxes” means all present or future taxes, levies, imposts, duties,
deductions, withholdings (including backup withholding), assessments, fees, or other charges imposed by any Governmental Authority, including any interest, additions to tax or penalties applicable thereto. 

“Term A Loan Advance” is defined in Section 1.1. 

“Term A Loan Availability Amount” is set forth on Schedule I hereto. 

“Term B Loan Advance” is defined in Section 1.1. 

“Term B Loan Availability Amount” is set forth on Schedule I hereto. 

“Term Loan Advance” and “Term Loan Advances” are each defined in Section 1.1 of this Agreement. 

“Term Loan Amortization Date” is set forth on Schedule I hereto. 

“Term Loan Availability Amount” is set forth on Schedule I hereto. 

“Term Loan Draw Period” is set forth on Schedule I hereto. 

“Term Loan Maturity Date” is set forth on Schedule I hereto. 

“Trademarks” means, with respect to any Person, any trademark and servicemark rights, whether registered or not, applications
to register and registrations of the same and like protections, and the entire goodwill of the business of such Person connected with and symbolized by such trademarks. 

“Transfer” is defined in Section 6.1. 

“USA Patriot Act” means the “Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and
Obstruct Terrorism Act of 2001” (Public Law 107-56, signed into law on October 26, 2001), as amended from time to time. 

“Warrant” is that certain Warrant to Purchase Stock dated as of the Effective Date between Borrower and Bank, as amended,
modified, supplemented, and/or restated from time to time. 
 [Signature page follows] 

  
 36 

 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as a
sealed instrument under the laws of the Commonwealth of Massachusetts as of the Effective Date. 
  

			
	BORROWER:
	
	GREENLIGHT BIOSCIENCES INC.

 
			
		
	By:	 	/s/ Andreu Zarur

 
			
	Name:	 	Andrey Zarur

 
			
	Title:	 	Chief Executive Officer and Secretary

  

			
	BANK:
	
	SILICON VALLEY BANK

 
			
		
	By:	 	/s/ Lauren Cole

 
			
	Name:	 	Lauren Cole

 
			
	Title:	 	Director

 SCHEDULE I 

LSA PROVISIONS 
  

			
	 LSA Section
	  	 LSA Provision

	1.1(a) – Term Loan – Availability	  	After repayment, no Term Loan Advance (or any portion thereof) may be reborrowed.
		
	1.1(b) – Term Loan – Repayment	  	Commencing on the Term Loan Amortization Date and continuing on each Payment Date thereafter, Borrower shall repay each Term Loan Advance in (i) consecutive equal monthly installments of principal based on the applicable
Repayment Schedule, plus (ii) monthly payments of accrued interest at the rate set forth in Section 1.2(b)(i).
		
	1.2(a) – Interest Payments – Term Loan Advances	  	Interest on the principal amount of each Term Loan Advance is payable in arrears monthly (A) on each Payment Date commencing on the first Payment Date following the Funding Date of each such Term Loan Advance, (B) on the
date of any prepayment, and (C) on the Term Loan Maturity Date.
		
	1.2(b)(i) – Interest Rate – Term
Loan Advances	  	The outstanding principal amount of any Term Loan Advance shall accrue interest at a floating rate per annum equal to the greater of (1) three and one half of one percent (3.50%) and (2) the Prime Rate plus the Prime Rate
Margin, which interest shall be payable in accordance with Section 1.2(a).
		
	1.2(e) – Interest Computation	  	Interest shall be computed on the basis of the actual number of days elapsed and a 360-day year for any Credit Extension outstanding.
		
	12.2 – “Borrower”	  	“Borrower” means GREENLIGHT BIOSCIENCES INC., a Delaware corporation.
		
	12.2 – “Effective Date”	  	“Effective Date” is September 22, 2021.
		
	12.2 – “Equity Milestone Event”	  	“Equity Milestone Event” means Borrower has provided Bank with evidence on or prior to March 31, 2022, satisfactory to Bank in Bank’s sole and absolute discretion, that Borrower has received, after the
Effective Date, but prior to March 31, 2022, unrestricted and unencumbered net cash proceeds in an amount of at least $160,000,000.00 from the issuance and sale by Borrower of its equity securities to investors reasonably acceptable to
Bank.
		
	12.2 – “IND Event”	  	“IND Event” occurs if and when (if ever) Borrower has provided Bank with evidence, on or prior to March 31, 2022, satisfactory to Bank in Bank’s sole but reasonable discretion, that Borrower has submitted
an IND.
		
	12.2 – “Payment Date”	  	“Payment Date” is the first (1st) calendar day of each month.

  
 I-1 

			
	12.2 – “Prime Rate”	  	“Prime Rate” is the rate of interest per annum from time to time published in the money rates section of The Wall Street Journal or any successor publication thereto as the “prime rate” then in
effect; provided that if such rate of interest, as set forth from time to time in the money rates section of The Wall Street Journal, becomes unavailable for any reason as determined by Bank, the “Prime Rate” shall mean the rate of
interest per annum announced by Bank as its prime rate in effect at its principal office in the State of California (such Bank-announced Prime Rate not being intended to be the lowest rate of interest charged by Bank in connection with extensions of
credit to debtors); provided that, in the event such rate of interest is less than zero percent (0.0%) per annum, such rate shall be deemed to be zero percent (0.0%) per annum for purposes of this Agreement.
		
	12.2 – “Prime Rate Margin”	  	“Prime Rate Margin” is one quarter of one percent (0.25%).
		
	12.2 – “Repayment Schedule”	  	“Repayment Schedule” means the period of time equal to 30 consecutive calendar months, which shall be reduced to 24 consecutive calendar months, when (if ever), the Term B Loan Advance is made.
		
	12.2 – “Term Loan Amortization Date”	  	“Term Loan Amortization Date” is, for each Term Loan Advance, April 1, 2022, which shall be extended to October 1, 2022, when (if ever), the Term B Loan Advance is made.
		
	12.2 – “Term A Loan Availability Amount”	  	“Term A Loan Availability Amount” is an original principal amount equal to $10,000,000.00.
		
	12.2 – “Term B Loan Availability Amount”	  	“Term B Loan Availability Amount” is an original principal amount equal to $5,000,000.00.
		
	12.2 – “Term Loan Draw Period”	  	“Term Loan Draw Period” is the period commencing on (a) the occurrence of the later of both (i) the IND Event and (ii) the Equity Milestone Event and ending on (b) March 31, 2022.
		
	12.2 – “Term Loan Maturity Date”	  	“Term Loan Maturity Date” is September 1, 2024.

 EXHIBIT A 

COMPLIANCE STATEMENT 
  

							
	TO:	  	SILICON VALLEY BANK	  		  	Date:                                 
	FROM:	  	GREENLIGHT BIOSCIENCES INC.	  		  	

 Under the terms and conditions of the Loan and Security Agreement between Borrower and Bank (as amended,
modified, supplemented, and/or restated from time to time, the “Agreement”), Borrower is in complete compliance for the period ending _______________ with all required covenants except as noted below. Attached are the required
documents evidencing such compliance, setting forth calculations prepared in accordance with GAAP consistently applied from one period to the next except as explained in an accompanying letter or footnotes. Capitalized terms used but not otherwise
defined herein shall have the meanings given them in the Agreement. 
 Please indicate compliance status by circling Yes/No under “Complies”
column. 
  

					
	 Reporting Covenants
	  	 Required
	  	 Complies

			
	Monthly financial statements with 
Compliance Statement	  	Monthly within 30 days	  	Yes No
			
	Annual financial statements (CPA Audited)	  	FYE within 180 days	  	Yes No
			
	10-Q, 10-K and 8-K	  	Within 5 days after filing with SEC	  	Yes No N/A
			
	Board approved projections	  	FYE within 60 days and as amended/updated	  	Yes No
	
	 The following Restricted Licenses were entered into after the Effective Date and have not previously been disclosed to Bank (if
none, state “None”)
  
  

 The following are the exceptions with respect to the statements above: (If no exceptions exist, state “No
exceptions to note.”) 
  
  

 
  
  

 

 EXHIBIT B 

LOAN PAYMENT/ADVANCE REQUEST FORM 

DEADLINE FOR SAME DAY PROCESSING IS
NOON EASTERN TIME 

Date:                      
                

 

							
	  LOAN PAYMENT:	 		 	
	
	 GREENLIGHT BIOSCIENCES INC.

 

	  From Account #	 	  
	 	To Account #	 	  

		 	(Deposit Account #)	 		 	(Loan Account #)
	  Principal $	 	  
	 	and/or Interest $	 	  

			
	  GREENLIGHT BIOSCIENCES INC.	 		 	
	  By:	 	  
	 		 	

							
	  Authorized Signature:	 	  
	 	Phone Number:	 	  

							
	  Print Name/Title:	 	  
	 	                    	 	

 
  

							
	  LOAN ADVANCE:	 		 	
	
	   Complete Outgoing Wire Request section below if all or a portion of the funds from this loan advance are for
an outgoing wire.
  

	  From Account #	 	  
	 	To Account #	 	  

		 	 (Loan Account #)
	 		 	(Deposit Account #)

			
	  Amount of Term Loan Advance $	 	  

All Borrower’s representations and warranties in the Loan and Security Agreement are true, correct, and complete in all
material respects on the date of the request for an advance; provided, however, that such materiality qualifier shall not be applicable to any representations and warranties that already are qualified or modified by materiality in the text thereof;
and provided, further that those representations and warranties expressly referring to a specific date shall be true and correct in all material respects as of such date: 

							
			
	  GREENLIGHT BIOSCIENCES INC.	 		 	
	  By:	 	  
	 		 	
	  Authorized Signature:	 	  
	 	Phone Number:	 	  

	  Print Name/Title:	 	  
	 	                    	 	

 

 

							
	  OUTGOING WIRE REQUEST:	 		 	
	
	  Complete only if all or a portion of funds from the loan advance above is to be wired.
	   Deadline for same day processing is noon, Eastern Time

 

	  Beneficiary Name:	 	  
	 	Amount of Wire: $	 	  

							
	  Beneficiary Bank:	 	  
	 	Account Number:	 	  

	  City and State:	 	  
	 		 	

  

							
	  Beneficiary Bank Transit (ABA) #:	 	  
	 	Beneficiary Bank Code (Swift, Sort, Chip, etc.):	 	  

		 		 	 (For International Wire Only)

 
	 	

							
	  Intermediary Bank:	 	  
	 	Transit (ABA) #:	 	  

			
	  For Further Credit to:	 	  

			
	  Special Instruction:	 	  

 

 By signing below, the undersigned acknowledges and agrees that the undersigned’s
funds transfer request shall be processed in accordance with and subject to the terms and conditions set forth in the agreements(s) covering funds transfer service(s), which agreements(s) were previously received and executed by the undersigned.

							
			
	  GREENLIGHT BIOSCIENCES INC.	 		 	
	  By:	 	  
	 		 	

							
	  Authorized Signature:	 	  
	 	2nd Signature (if required):	 	  

							
	  Print Name/Title:	 	  
	 	Print Name/Title:	 	  

							
	  Telephone #:	 	  
	 	Telephone #:	 	  

ny-2119419

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00335-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00335-of-00352.parquet"}]]