Document:

Exhibit 10.36

Exhibit 10.36

LEASE AGREEMENT

BETWEEN

HUDSON-ALPHA INSTITUTE FOR

BIOTECHNOLOGY

AND

Applied Genomics, Inc.

SUITE NO. 2200

 

 

 

TABLE OF CONTENTS

	 	 	 	 	 
	ARTICLE 1

DEMISE
	 	 	1	 
	Section 1.01. Premises
	 	 	1	 
	Section 1.02. Parking Areas and Common Areas
	 	 	1	 
	Section 1.03. Relocation of Tenant
	 	 	1	 
	 
	 	 	 	 
	ARTICLE 2

TERM; ACCEPTANCE AND SURRENDER OF PREMISES; HOLDOVER
	 	 	2	 
	Section 2.01. Lease Term
	 	 	2	 
	Section 2.02. Termination Rights
	 	 	2	 
	Section 2.03. Common Design; Tenant Improvements
	 	 	2	 
	Section 2.04. Quiet Enjoyment
	 	 	2	 
	Section 2.05. Surrender of Premises
	 	 	3	 
	Section 2.06. Holdover
	 	 	3	 
	 
	 	 	 	 
	ARTICLE 3

RENT
	 	 	3	 
	Section 3.01. Rent
	 	 	3	 
	Section 3.02. Payments of Rent
	 	 	4	 
	 
	 	 	 	 
	ARTICLE 4

USE OF PREMISES; COMPLIANCE WITH LAWS
	 	 	4	 
	Section 4.01. Permitted Use
	 	 	4	 
	Section 4.02. Covenants of Tenant Regarding Use
	 	 	5	 
	Section 4.03. Landlord’s Rights Regarding Use
	 	 	6	 
	Section 4.04. Definition of Common Areas
	 	 	6	 
	Section 4.05. Access to and Inspection of Premises
	 	 	6	 
	 
	 	 	 	 
	ARTICLE 5

MAINTENANCE AND REPAIRS; ALTERATIONS; SERVICES
	 	 	7	 
	Section 5.01. Repair and Maintenance of the Building
	 	 	7	 
	Section 5.02. Repair and Maintenance of Premises
	 	 	7	 
	Section 5.03. Alterations
	 	 	7	 
	Section 5.04. Landlord Services
	 	 	8	 
	Section 5.05. Additional Services
	 	 	9	 
	 
	 	 	 	 
	ARTICLE 6

MECHANICS’ LIENS
	 	 	10	 
	 
	 	 	 	 
	ARTICLE 7 

PERSONAL PROPERTY AND OTHER TAXES
	 	 	10	 
	 
	 	 	 	 
	ARTICLE 8 

INSURANCE; INDEMNITY
	 	 	10	 
	Section 8.01. Landlord’s Insurance
	 	 	10	 
	Section 8.02. Waiver of Subrogation
	 	 	10	 
	Section 8.03. Tenant’s Insurance
	 	 	11	 
	Section 8.04. Liability of Landlord and Tenant
	 	 	12	 

 

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	ARTICLE 9

RESTORATION AFTER DAMAGE OR DESTRUCTION
	 	 	13	 
	 
	 	 	 	 
	ARTICLE 10

CONDEMNATION
	 	 	13	 
	 
	 	 	 	 
	ARTICLE 11 

ASSIGNMENT; SUBLETTING
	 	 	14	 
	 
	 	 	 	 
	ARTICLE 12

TRANSFERS BY LANDLORD
	 	 	14	 
	Section 12.01. Sale and Conveyance of the Building
	 	 	14	 
	Section 12.02. Subordination
	 	 	14	 
	 
	 	 	 	 
	ARTICLE 13

LANDLORD’S LIEN; WAIVER OF LIEN
	 	 	15	 
	Section 13.01. Lien
	 	 	14	 
	Section 13.02. Waiver of Lien
	 	 	15	 
	 
	 	 	 	 
	ARTICLE 14

EVENTS OF DEFAULT; REMEDIES
	 	 	15	 
	Section 14.01. Defaults by Tenant
	 	 	15	 
	Section 14.02. Remedies of Landlord
	 	 	16	 
	Section 14.03. Default by Landlord and Remedies of Tenant
	 	 	17	 
	Section 14.04. Non-Waiver of Defaults
	 	 	17	 
	Section 14.05. Attorneys’ Fees
	 	 	18	 
	 
	 	 	 	 
	ARTICLE 15

ENVIRONMENTAL REPRESENTATIONS, COVENANTS AND INDEMNITIES
	 	 	18	 
	Section 15.01. Hazardous Materials
	 	 	18	 
	 
	 	 	 	 
	ARTICLE 16 

NOTICES
	 	 	20	 
	 
	 	 	 	 
	ARTICLE 17 

MISCELLANEOUS PROVISIONS
	 	 	20	 
	Section 17.01. Condition of Premises
	 	 	20	 
	Section 17.02. Insolvency or Bankruptcy
	 	 	20	 
	Section 17.03. Choice of Law
	 	 	20	 
	Section 17.04. Successors and Assigns
	 	 	20	 
	Section 17.05. Name
	 	 	20	 
	Section 17.06. Examination of Lease
	 	 	20	 
	Section 17.07. Time
	 	 	20	 
	Section 17.08. Defined Terms and Headings
	 	 	21	 
	Section 17.09. Prior Agreements; Amendments in Writing
	 	 	21	 
	Section 17.10. Payment of and Indemnification for Leasing Commissions
	 	 	21	 

 

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	Section 17.11. Severability of Invalid Provisions
	 	 	21	 
	Section 17.12. Services Performed by Landlord
	 	 	21	 
	Section 17.13. Force Majeure
	 	 	21	 
	Section 17.14. Memorandum of Lease
	 	 	21	 
	Section 17.15. Confidentiality
	 	 	21	 
	Section 17.16. Non-Solicitation
	 	 	22	 

 

iii

 

STATE OF ALABAMA

COUNTY OF MADISON

LEASE AGREEMENT

THIS LEASE AGREEMENT (the “Lease”) is made and entered into on this the 15111 day of
January, 2008, by and between Hudson-Alpha Institute for Biotechnology, an Alabama non-profit
corporation (“Landlord”), and Applied Genomics, Inc an Alabama Corporation (“Tenant”).

ARTICLE 1

DEMISE

Section 1.01. Premises. Landlord does hereby rent and lease to Tenant, and Tenant hereby
rents and leases from Landlord, the following described space in the building located at 601 Genome
Way, Huntsville, Alabama (the “Building”): approximately 7807 square feet of Usable Area,
calculated in accordance with BOMA Standard Method For Measuring Floor Area in Office Buildings,
located on all or a portion of the 2nd floor of the Building, known as Suite # 2200, together with
approximately 82 square feet of Usable Area located in the basement of the Building for storage
space. Landlord and Tenant acknowledge and agree that said square footage figures are accurate for
all purposes used herein. The space hereby leased in the Building is hereinafter called the
“Premises” and is outlined on the floor plan drawings attached hereto as Exhibit A
and made a part hereof for all purposes. The Building is located in the biotechnology research and
development campus known as The CRP Biotech Campus (the “Campus”), and this Lease and
Tenant’s use and occupancy of the Premises shall be subject to all of the covenants, rules and
restrictions (including without limitation applicable zoning ordinances) of Cummings Research Park
West and The CRP Biotech Campus.

Section 1.02. Parking Areas and Common Areas. Tenant shall have the right to use all portions
of the real property adjacent to the Building that are designated from time to time by Landlord as
parking areas (the “Parking Areas”) and the Common Areas (as defined in Section
4.04) on a nonexclusive basis in common with the other tenants of the Building in accordance
with Article 4, and with the Building Rules and Regulations attached hereto as Exhibit
C and the Parking Rules and Regulations attached hereto as Exhibit D.

Section 1.03. Relocation of Tenant. Landlord shall have the right, at its sole cost and
expense, to relocate Tenant to other premises within the Building of equal or greater kind and
quality as the Premises. In no event shall any relocation accomplished pursuant to this
Section 1.03 result in an increase in Rent or other sums payable under this Lease unless
Tenant shall consent to an expansion of the Premises in connection with such relocation. Landlord
shall use reasonable efforts to minimize disruption or inconvenience to Tenant during any
relocation. Landlord’s liability to pay for the cost of any such relocation shall be limited to
the direct costs of the relocation, and not consequential or speculative costs (e.g., loss of
profits incurred by Tenant during relocation).

 

1

 

ARTICLE 2

TERM; ACCEPTANCE AND SURRENDER OF PREMISES; HOLDOVER

Section 2.01. Lease Term. The term of this Lease shall begin on the Commencement Date (as
defined below) and terminate sixty (60) months thereafter (the “Lease Term”). The Lease
Term shall commence on the earlier of (a) the first business day following the date which is
fifteen (15) business days after Landlord delivers to Tenant written notice stating that the
Premises are ready to be occupied by Tenant, or (b) the date Tenant commences business operations
in the Premises (such earlier date being referred to herein as the “Commencement Date”).
The Commencement Date shall be confirmed by Tenant pursuant to the Commencement Date Agreement in
the form attached hereto as Exhibit E, which Tenant shall execute within fifteen (15) days
following delivery of possession of the Premises to Tenant as herein provided. Notwithstanding the
foregoing, Tenant’s obligation to pay rent shall not commence until the date that is one hundred
eighty (180) days after the Commencement Date (the “Rent Commencement Date”).

Section 2.02. Termination Rights.

A. If Tenant constructs (or causes the construction of) a building within the Campus, Tenant
may terminate this Lease and the Lease Term prior to its expiration in order to move out of the
Building and to move immediately into the newly constructed building when such building is
completed and ready for occupancy by Tenant.

B. In addition, Tenant shall have the option to terminate this Lease at anytime after the
thirtieth (30th) month of the Lease Term by delivering at least thirty (30) days’ advance written
notice of such termination to Landlord, provided that on or before the effective date of such
termination, Tenant shall (i) pay to Landlord all Rent and any other sums due and payable to
Landlord accruing through the effective date of the termination, and (ii) reimburse Landlord for
the full amount of the rent credit for the first six months of the Lease Term as provided for in
the last sentence of Section 2.01(a) above, calculated as the product of the aggregate
initial monthly rental for the Premises as set forth in Section 3.01 times six (6) months.

Section 2.03. Common Design; Tenant Improvements. Tenant acknowledges that Landlord intends
that the Premises have an appearance and design that is common with the Common Areas and other
tenant spaces of the Building. Accordingly, Landlord’s architect has developed a common look and
feel for all non-laboratory space within the Building, and Landlord will provide integrated office
furniture, fixtures, equipment and color schemes for non-laboratory spaces in the HAIB Building
(including within the Premises). During the Lease Term, Tenant shall have the right to use all
such office furniture, fixtures and equipment located within the Premises, a detailed inventory and
description of which is attached hereto as Exhibit B, as the same may be amended from time
to time (collectively, the “Building FF&E”) for the purpose for which such items are
intended, but the Building FF&E shall remain the sole property of Landlord at all times.

Section 2.04. Quiet Enjoyment. So long as Tenant is not in default hereunder, Landlord
covenants and agrees that Tenant may peaceably hold and quietly enjoy the Premises subject to and
upon the terms and conditions of this Lease.

 

2

 

Section 2.05. Surrender of Premises.

A. Tenant shall surrender and deliver up the Premises (including, without limitation, all
Building FF&E) at the expiration or termination of the Lease Term, in good repair and condition,
reasonable wear and tear thereof excepted.

B. “Tenant’s Personal Property” shall mean all equipment, machinery, furniture, furnishings
and other personal property now or hereafter installed or placed in or on the Premises by and at
the sole expense of Tenant that can be removed without damage to the Premises or the Building.
Tenant shall obtain Landlord’s approval of such Tenant’s Personal Property before installing or
placing the same in the Premises. Tenant shall remove all of Tenant’s Personal Property from the
Premises at the expiration or termination of the Lease and shall repair any damage to the Premises
or the Building caused by such removal. All other property located within the Premises (other than
alterations and additions required by Landlord to be removed by Tenant pursuant to Section
5.03 hereof), including wall-to-wall carpet, paneling or other wall covering, and any other
article attached or affixed to the floor, wall or ceiling of the Premises, shall become the
property of Landlord and shall remain upon and be surrendered with the Premises as a part thereof
at the termination of this Lease by lapse of time or otherwise, Tenant hereby waiving all rights to
any payment or compensation therefor. Any property belonging to Tenant or any other person that is
left in the Premises after the Lease Term shall be deemed to be have been abandoned; provided,
however, that Tenant shall remain liable for the cost of the removal of such property.

Section 2.06. Holdover. If Tenant continues to occupy the Premises after the expiration of
the Lease Term, or upon any earlier termination of this Lease, Tenant shall be deemed a tenant from
month-to-month, with rent due and payable for such holdover period at the rate of one hundred fifty
percent (150%) of the monthly rent in effect at the expiration (or earlier termination) of this
Lease. During any such holdover period, all other terms and conditions of this Lease shall remain
in full force and effect and such tenancy from month-to-month shall be cancelable by either party
by giving written notice thereof at least thirty (30) days prior to the effective date of
cancellation.

ARTICLE 3

RENT

Section 3.01. Rent. For purposes of this Lease, each successive period of twelve (12) months
during the Lease Term commencing on the Commencement Date shall be a “Lease Year”. As
consideration of and for this Lease and the Premises, commencing on the Rent Commencement Date,
Tenant shall pay to Landlord an initial net annual rental equal to the sum of $15.00 per square
foot with respect to 7807 square feet of Tenant’s Premises located at Suite # 2200, and $5.00 per
square foot with respect to 82 square feet of Tenant’s Premises for storage located in the basement
of the Building as reflected on Exhibit A (collectively, the “Rent”). Rent will be
adjusted on the first day of the third Lease Year and on the first day of each Lease Year
thereafter (each such date an “Adjustment Date”) to reflect the increase, if any, in the
cost of living from the month and year in which the Commencement Date occurs; provided, however,
that Rent for any Lease Year shall not increase by more than 2% over the Rent in effect for the
immediately preceding Lease Year. In no event shall the annual rent due after the Adjustment Date
ever be a sum which is less than the annual rent due before the Adjustment Date. The annual rent
due as a result of an increase in the cost of living shall be calculated in accordance with the
calculation set forth in this Section 3.01. The basis for computing the cost of living
shall be the unadjusted Consumer Price Index for all Urban
Consumers, All Items (1982-84 = 100) published by the Bureau of Labor Statistics of the United
States Department of Labor (“Index”). The Index for the month and year in which the
Commencement Date occurs shall be the “Base Index Number”. The Index for the month immediately
preceding the Adjustment Date shall be the “Current Index Number”. The annual Rent for each Lease
Year commencing with the third Lease Year shall be the greater of (i) the annual Rent then in
effect immediately prior to the Adjustment Date, and (ii) the product obtained from multiplying the
amount of annual rent in effect prior to the applicable Adjustment Date by 3 the fraction whose
numerator is equal to the Current Index Number and whose denominator is equal to the Base Index
Number.

 

3

 

	 	 	 	 	 	 
	Adjusted Annual Rent = Annual Rent Prior to Adjustment Date

	 	x
	 	Current Index Number	 
	 

	 	 	 	Base Index Number	 

If the aforesaid Index is not in existence at the time the determination is to be made, the parties
shall use such equivalent price index as is published by a successor government agency in lieu of
the Index; or if no such price index is published, then the parties shall use a mutually acceptable
equivalent price index as is published by a non-governmental agency.

Section 3.02. Payments of Rent. Rent shall be due and payable in equal monthly installments,
in advance, without notice, demand, setoff or deduction, on the first day of each calendar month
during the Lease Term. Tenant shall pay the Rent to Landlord by delivering or mailing (postage
prepaid) the Rent to Landlord at the following address:

Hudson-Alpha Institute for Biotechnology

601 Genome Way

Huntsville, AL 35806

or to such other address or in such other manner as Landlord may, from time to time, specify by
written notice to Tenant (including without limitation via Automated Clearing House (ACH) payment
to a financial institution designated by Landlord). Any payment which is less than the amount of
Rent then due shall constitute a payment made on account thereof, the parties hereby agreeing that
Landlord’s acceptance of such payment shall not alter or impair Landlord’s right to be paid all or
any amounts then or thereafter due and shall not prevent Tenant from being in default or Landlord
from exercising all its remedies hereunder. Rent shall be prorated for any partial month that this
Lease is in effect.

ARTICLE 4

USE OF PREMISES; COMPLIANCE WITH LAWS

Section 4.01. Permitted Use. Tenant agrees that Landlord is leasing the Premises to Tenant
based on the representation by Tenant that the use of Premises by Tenant shall be in the field of
biotechnology, including research, office, laboratory, sales, service, training and production.
Tenant agrees that it shall only use the Premises in connection with such use in the field of
biotechnology and shall not use the Premises for any non-biotechnology uses.

 

4

 

Section 4.02. Covenants of Tenant Regarding Use. In connection with its use of the Premises,
Tenant agrees to do the following:

A. Tenant shall use the Premises and conduct its business thereon in a safe, careful,
reputable and lawful manner.

B. Tenant (i) shall not use, or permit any other person to use, the Premises for any (a)
unlawful purpose or act and (b) any use other than the permitted use set forth in Section
4.01; (ii) shall comply with and obey all laws, regulations and orders of any governmental
authority or agency; (iii) shall not commit or permit any waste or damage to the Premises; (iv)
shall comply with all reasonable directions of the Landlord, including without limitation, all the
Building Rules and Regulations attached hereto as Exhibit C, all the Parking Rules and
Regulations attached hereto as Exhibit D and all Laboratory Rules and Regulations
applicable to all laboratory spaces within the Building attached here to as Exhibit H, as
the same may be modified from time to time by Landlord on reasonable notice to Tenant; and (v)
shall not do or permit anything to be done in or about the Premises that constitutes a nuisance or
in any way obstructs or interferes with the rights of other tenants or occupants of the Building or
their invitees, or injure or annoy such tenants, occupants or their invitees. Landlord shall not
be responsible to Tenant for the nonperformance by any other tenant or occupant of the Building of
any of the Building Rules and Regulations, but agrees to take reasonable measures to assure such
other tenant’s compliance.

C. Tenant shall, at its sole cost and expense, procure or obtain any and all necessary
permits, licenses, or other authorizations required for lawful and proper use, occupation and
management of the Premises.

D. Tenant shall not overload the floors of the Premises beyond their designed weight-bearing
capacity, which Landlord has determined to be 80 PSI for all corridor floor space and 100 PSI for
all office and laboratory floor space, including an allowance for partition load. Landlord
reserves the right to direct the positioning of all heavy equipment, furniture and fixtures that
Tenant desires to place in the Premises so as to distribute properly the weight thereof, and to
require the removal of any equipment or furniture that exceeds the weight limit specified herein.

E. Tenant shall not use the Premises, or allow the Premises to be used, for any purpose or in
any manner that would, in Landlord’s opinion, invalidate any policy of insurance now or hereafter
carried on the Building and/or the Campus or increase the rate of premiums payable on any such
insurance policy. Should Tenant fail to comply with this covenant, Landlord may, at its option,
require Tenant to stop engaging in such activity or to reimburse Landlord as additional rent for
any increase in premiums charged during the Lease Term on the insurance carried by Landlord on the
Premises and attributable to the use being made of the Premises by Tenant.

F. Tenant shall not inscribe, paint, affix or display any signs, advertisements or notices on
the interior or exterior of the Building or on or about the Parking Areas and Common Areas or
within the Premises which are visible from outside the Premises, except for such tenant
identification information as Landlord permits to be included or shown on the directory board in
the main lobby and on or adjacent to the access door or doors to the Premises, or such other signs
Landlord may consent to in writing.

 

5

 

Section 4.03. Landlord’s Rights Regarding Use. In addition to the rights specified elsewhere
in this Lease, Landlord shall have the following rights regarding the use of the Premises,
the Parking Areas or the Common Areas by Tenant, its employees, agents, customers and
invitees, each of which may be exercised without notice or liability to Tenant:

A. Landlord shall install such signs, advertisements or notices or tenant identification
information on the directory board and tenant access doors, as it shall deem necessary or proper.

B. Landlord shall approve or disapprove, prior to installation, all types of drapes; shades
and other window coverings used in the Premises, and may control all internal lighting that may be
visible from outside the Premises

C. Landlord shall approve or disapprove all sign painting and lettering used on the Premises
and the Building, including the suppliers thereof.

D. Landlord may control the Parking Areas and the Common Areas in such manner as it deems
necessary or proper, including by way of illustration and not limitation: requiring all persons
entering or leaving the Building to identify themselves and their business in the Building;
excluding or expelling any peddler, solicitor or loud or unruly person from the Building; and
closing or limiting access to the Building or any part thereof, including entrances, corridors,
doors and elevators, during times of special events sponsored by Landlord, emergency repairs or
after regular business hours.

E. Landlord reserves the right, subject to Tenant’s right to quiet enjoyment of the Premises,
to modify the size, location, arrangement, finish and other features of the Common Areas and the
Parking Areas of the Building, and to alter, modify, or add onto the Building (other than the
Premises) and the Parking Areas.

Section 4.04. Definition of Common Areas. The term “Common Areas”, as used in this
Lease, refers to the areas of the Building and the Campus that are designed for use in common by
all tenants of the Building and their respective employees, agents, customers, invitees and others,
and includes, by way of illustration and not limitation (i) entrances and exits, lobbies, hallways
and stairwells, elevators, restrooms and snack bars or other vending areas located outside the
premises leased to tenants, (ii) sidewalks, driveways, the Parking Areas and landscaped areas,
(iii) temporary guest quarters located outside the premises leased to tenants, (iv) the cafeteria,
the library, the gym/workout area, and (v) other areas as may be designated by Landlord from time
to time as part of the Common Areas of the Building. During the Lease Term, Tenant shall have the
non-exclusive right, in common with others, to the use of the Common Areas, subject to such
nondiscriminatory rules and regulations as may be adopted from time to time by Landlord including
those set forth on Exhibit C and Exhibit D of this Lease.

Section 4.05. Access to and Inspection of Premises. Landlord, its employees and agents and
any mortgagee of the Building shall have the right to enter any part of the Premises during normal
business hours for the purposes of examining or inspecting the same, showing the same to
prospective purchasers, mortgagees or tenants and making such repairs, alterations or improvements
to the Premises or the Building as Landlord may deem necessary or desirable; provided, however, in
the event of an emergency, as determined in Landlord’s reasonable judgment, no prior notice shall
be required and entry shall not be limited to normal business hours. In addition, during the last
one hundred eighty (180) days of the Lease Term, Landlord, its employees and agents shall have the
right to enter any part of the Premises at reasonable times for the purposes of showing the same to
prospective tenants. If representatives of Tenant shall not be present to open and permit
such entry into the Premises at any time when such entry is necessary or permitted hereunder,
Landlord and its employees and agents may enter the Premises by means of a master or pass key or
otherwise. Landlord shall incur no liability to Tenant for such entry, nor shall such entry
constitute an eviction of Tenant or a termination of this Lease, or entitle Tenant to any abatement
of rent therefor.

 

6

 

ARTICLE 5

MAINTENANCE AND REPAIRS; ALTERATIONS; SERVICES

Section 5.01. Repair and Maintenance of the Building. Subject to Tenant’s repair and
maintenance obligations pursuant to Section 5.02 below, Landlord shall repair and maintain
in good working order and condition (i) the elevators, HVAC, electrical, plumbing, ventilation,
sprinkler and other mechanical systems of the Building, (ii) the structural components of the
Building, including without limitation, the roof, foundation, exterior walls, exterior doors and
exterior windows, and (iii) the Common Areas and Parking Areas of the Building. Except as provided
in Article 8 and Article 9 hereof, there shall be no abatement of rent and no
liability of Landlord by reason of any injury to or interference with Tenant’s business arising
from the making of any repairs, alterations or improvements in or to any portion of the Building or
the Premises or in or to any fixtures, appurtenances and equipment therein or thereon. Nothing
herein shall diminish Tenant’s responsibility to maintain and repair Tenant equipment, including
but not limited to any special fire protection equipment, telecommunications and computer
equipment, kitchen equipment, air conditioning/ventilation equipment serving and specially
installed for the Premises (if any), any laboratory equipment, refrigerators or freezers or other
equipment specially installed for the Tenant. Notwithstanding anything contained in the Section to
the contrary, Landlord shall have no obligation to make any repairs necessitated by the negligence,
willful misconduct, misuse or default of Tenant, its employees, agents, customers and invitees.

Section 5.02. Repair and Maintenance of Premises. Tenant shall, at its own cost and expense,
keep in good repair all portions of the Premises, including but not limited to windows, glass and
plate glass, doors, interior walls and finish work, floors and floor coverings, Building FF&E, and
supplemental or special heating and air conditioning systems, and shall take good care of the
Premises and its fixtures (including without limitation, Building FF&E) and permit no waste, except
normal wear and tear. Tenant shall maintain and replace, at its cost and expense, all light bulbs
and fixtures in the Premises that are not the Building’s standard light fixtures and bulbs. Any
repairs required under this Section, although paid for by Tenant, will be performed by Landlord,
except with regard to laboratory areas within the Premises, in which case Tenant shall perform all
maintenance and repairs to such areas, including without limitation maintenance and repairs to fume
hoods, freezers, coolers, snorkels, biohazard cabinets and lab benches.

Section 5.03. Alterations. Tenant may not make any changes, additions, alterations,
improvements or additions to the Premises and Building FF&E or attach or affix any articles thereto
without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole
discretion for any reason or no reason. If Landlord permits any such changes or alterations, they
will be at Tenant’s sole cost and expense and will subject to such requirements and conditions as
Landlord may impose in its sole discretion, including without limitation the following
requirements: (i) that all permitted alterations, improvements and additions to the Premises shall
be performed only by Landlord or by contractors approved by Landlord in accordance with plans and
specifications approved by Landlord; and (ii) that Tenant, upon the expiration of this Lease,
restore the Premises to the same condition as existed on the Commencement Date at Tenant’s expense.

 

7

 

Section 5.04. Landlord Services.

A. Landlord shall use its reasonable best efforts to furnish the Premises with the following
services (the “Landlord Services”):

(i) Tepid water (at the normal temperature of the supply of water to the Building) for
lavatory and toilet purposes, refrigerated water for drinking purposes, and hot water, all of such
water service to be supplied from the regular supply of water to the Building through fixtures
installed by Landlord either in the Common Areas or the Premises, as Landlord shall determine;

(ii) Landlord shall furnish seasonable air conditioning and heating during normal business
hours as determined by Landlord in its reasonable discretion. Should Tenant desire either heating
or air conditioning at other times, Landlord agrees to provide same, but at Tenant’s expense at
such hourly rates as may be determined from time to time by Landlord, which charge Tenant shall pay
promptly upon being billed therefor;

(iii) Landlord shall furnish electric current for Building standard tenant lighting and small
business machinery only from electric circuits designated by Landlord for Tenant’s use. Such
circuits will be fed into one or more of the existing electrical panel(s) in the electrical closets
located adjacent to the Premises. Tenant’s usage of said panels on any given floor shall not
exceed Tenant’s pro rata share (based on rentable square footage) of the panels’ capacity. Tenant
will not use any electrical equipment which in Landlord’s opinion will overload the wiring
installations or interfere with the reasonable use thereof by other users in the Building. Tenant
will not, without Landlord’s prior written consent in each instance, connect any items such as
non-Building standard tenant lighting, vending equipment, printing or duplicating machines,
computers (other than desktop word processors and personal computers), auxiliary air conditioners,
laboratory equipment, and other related equipment to the Building’s electrical system, or make any
alteration or addition to the system. If Tenant desires any such items, additional 208/120 volt
electrical power beyond that supplied by Landlord as provided above, electric current in excess of
208/120 volts for purposes other than Building Standard tenant lighting, or other special power
requirements or circuits, then Tenant may request Landlord to provide such supplemental power or
circuits to the Premises, which request Landlord may grant or withhold in its reasonable
discretion. If Landlord furnishes such power or circuits, Tenant shall pay Landlord the cost of
the design, installation and maintenance of the facilities required to provide such additional or
special electric power or circuits and the cost of all electric current so provided at such rates
as may be determined from time to time by Landlord. Landlord may require separate electrical
metering of such supplemental electrical power or circuits to the Premises, and Tenant shall pay,
on demand, the cost of the design, installation and maintenance of such metering facilities. In
the event such additional electrical power is not separately metered, Landlord may utilize agreed
upon estimates to pay for such additional electric power and Tenant agrees to pay for such
additional agreed upon estimates on a monthly basis, in addition to any other rent or charges
hereunder. Tenant shall not have access to any electrical closets in the Building; any electrical
engineering design or contract work shall be performed at Tenant’s expense by Landlord or an
electrical engineer and/or electrical contractor designated by Landlord. All invoices respecting
the design, installation and maintenance of the facilities requested by Tenant shall be paid within
thirty (30) days of Tenant’s receipt thereof. Landlord’s charge to Tenant for the cost of electric
current so provided shall be paid within thirty (30) days of receipt of invoice by Tenant.

 

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(iv) Waste disposal, cleaning and janitorial service, including the supplying and installing
of paper towels, toilet tissue and soap in the Common Areas on Monday
through Friday of each week except legal holidays; provided, however, Tenant shall be
responsible at its own cost for hazardous waste disposal, cleaning of laboratory areas within the
Premises, and carpet cleaning other than routine vacuuming;

(v) Replacement of all lamps, bulbs, starters and ballasts in Building Standard lighting as
required from time to time as a result of normal usage;

(vi) Cleaning and maintenance of the Parking Areas and Common Areas, including the removal of
rubbish and snow;

(vii) Washing of exterior and interior windows at intervals reasonably established by
Landlord;

(viii) Exterior lighting and pass-card or other security access to the Building after standard
building hours; and

(ix) Automatic elevator service.

Landlord in its sole discretion may, but shall not be obligated to, provide patrol service to
monitor the Parking Areas and Building entrances.

B. Except as otherwise set forth above, the Landlord Services shall be provided during normal
business hours as determined by Landlord in its reasonable discretion. Landlord shall give Tenant
at least seventy-two (72) hours advance notice of any utilities which will be unavailable within
the knowledge and control of Landlord.

C. Tenant understands, acknowledges and agrees that any one or more of the utilities or other
building services identified in this Section 5.04 may be interrupted by reason of accident,
emergency or other causes beyond Landlord’s control, or may be discontinued or diminished
temporarily by Landlord or other persons until certain repairs, alterations or improvements can be
made; that Landlord does not represent or warrant the uninterrupted availability of such utilities
or building services, and that any such interruption shall not be deemed an eviction or disturbance
of Tenant’s right to possession, occupancy and use of the Premises or any part thereof, or render
Landlord liable to Tenant for damages by abatement of rent or otherwise, or relieve Tenant from the
obligation to perform its covenants under this Lease, including the payment of rent.

Section 5.05. Additional Services. If Tenant requests any other utilities or building
services in addition to those identified above, or if any of the above utility or building services
are substantially greater in frequency, scope, quality or quantity than those that are normally
required by other tenants in the Building as determined by Landlord, then Landlord may, but shall
not be obligated to, use reasonable efforts to attempt to furnish Tenant with such additional
utilities or building services. In the event Landlord is able to and does furnish such additional
utilities or building services, the costs thereof shall be determined solely by Landlord,
exercising its reasonable business judgment, and shall be borne by Tenant.

 

9

 

ARTICLE 6

MECHANICS’ LIENS

If any mechanics’ or other lien or order for the payment of money shall be filed against the
Building or the property of which the Building is a part or any building or improvement thereon, by
reason of or arising out of any labor or material furnished or alleged to have been furnished to or
for, or at the request of, Tenant at the Premises, or for or by reason of any change, alteration,
or addition or the cost or expense thereof or any contract relating thereto, Tenant shall cause the
same to be canceled and discharged of record, by bond or otherwise as allowed by law at the expense
of Tenant, within ten (10) days after written demand therefor, and shall also defend on behalf of
Landlord at Tenant’s sole cost and expense, any action, suit, or proceeding that may be brought
thereon or for the enforcement of those liens, lien or orders, and Tenant will pay any damages and
satisfy and discharge any judgment entered therein and indemnify and save harmless Landlord from
any claim or damage resulting therefrom. If Tenant fails to have any such lien canceled or
discharged, Landlord may, but shall not be obligated to, pay the claim upon which such lien is
based so as to have such lien released of record; and, if Landlord does so, then Tenant shall pay
to Landlord, as additional rent, upon demand, the amount of such claim, plus all other costs and
expenses incurred in connection therewith. This Section shall survive the expiration or earlier
termination of this Lease.

ARTICLE 7

PERSONAL PROPERTY AND OTHER TAXES

Tenant shall pay before delinquency any and all taxes, assessments, fees or charges, including
any sales, gross income, rental, business occupation or other taxes, levied or imposed upon
Tenant’s business operations in the Premises and any of Tenant’s Personal Property. In the event
any such taxes, assessments, fees or charges are charged to the account of, or are levied or
imposed upon the property of Landlord, Tenant shall reimburse Landlord for the same as additional
rent.

ARTICLE 8

INSURANCE; INDEMNITY

Section 8.01. Landlord’s Insurance. Landlord shall maintain liability, fire and extended
coverage insurance in the Building, together with such other types of insurance coverage as are
customarily maintained by owners of comparable first-class office/research and laboratory buildings
in the Huntsville, Alabama metropolitan area, and such other insurance coverage as Landlord may
elect in its sole discretion to carry. Tenant acknowledges that Landlord’s policy of casualty
insurance may include commercially reasonable deductible limits that, notwithstanding the waiver
set forth in Section 8.02 below, shall be considered the sole responsibility of Tenant
hereunder to the extent of Tenant’s fault if Tenant or any person acting at the direction or under
the control of Tenant is the cause of any loss covered by Landlord’s policy of casualty insurance.

Section 8.02. Waiver of Subrogation. Each party hereby waives any and every right or cause of
action for any and all loss of, or damage to, any of its property (whether or not such loss or
damage is caused by the fault or negligence of the other party or anyone for whom said other party
may be responsible), which loss or damage is actually covered by valid and collectible fire,
extended coverage, “All Risk” or similar policies maintained by such party or required to be
maintained by such party under this Lease, subject to the provisions of Section 8.01 above
and to the extent that such loss or damage is recovered under said policies. Written notice of the
terms of said mutual
waivers shall be given to each insurance carrier and said insurance policies shall be properly
endorsed, if necessary, to prevent the invalidation of said insurance coverages by reason of said
waivers.

 

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Section 8.03. Tenant’s Insurance.

A. Tenant shall carry and keep in full force and effect from and after the Commencement Date
and at all times during the Lease Term broad-form commercial liability insurance with limits of at
least One Million Dollars ($1,000,000.00) for each occurrence.

B. Tenant shall carry an all-risk insurance policy covering all of Tenant’s property located
in the Premises (including without limitation Tenant’s Personal Property) for not less than the
full insurable value and replacement cost thereof without reduction for depreciation. All proceeds
of such insurance shall be used solely to restore, repair or replace Tenant’s property located in
the Premises (including without limitation Tenant’s Personal Property).

C. Tenant shall obtain such additional amounts of insurance and additional types of coverage
as Landlord may reasonably request from time to time.

D. All commercial general liability and property damage insurance policies and any other
insurance policies carried by Tenant shall (i) be issued by insurance companies authorized to do
business in the State of Alabama, with a then current Alfred M. Best Company, Inc. (or if it no
longer exists, a comparable rating service) general policy holder’s rating of “A” or better and
financial size category of Class XII or higher and otherwise reasonably satisfactory to Landlord;
(ii) designate, as additional named insureds, Landlord, Landlord’s managing agent, Landlord’s
mortgagee(s) and any other parties designated by Landlord; (iii) be written as a primary policy
coverage and not contributing with or in excess of any coverage that Landlord may carry; (iv)
provide for thirty (30) days’ prior written notice to Landlord of any cancellation or other
expiration of such policy; and (v) contain contractual liability coverage insuring the performance
by Tenant of the indemnity provisions of this Lease. In addition, all property damage insurance
policies shall either permit or contain an express waiver of any right to recovery (by subrogation
or otherwise) by the insurance company against Landlord and Landlord’s mortgagees. Tenant shall
deliver to Landlord either a copy of each such policy of insurance or a certificate evidencing the
coverages required hereunder prior to occupancy. Renewal certificates shall be provided by Tenant
on an annual basis. Neither the issuance of any insurance policy required hereunder nor the
minimum limits specified herein with respect to Tenant’s insurance coverage shall be deemed to
limit or restrict in any way Tenant’s liability under this Lease.

 

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Section 8.04. Liability of Landlord and Tenant.

A. Neither Landlord nor any of its agents or employees shall have any liability to Tenant, or
to Tenant’s employees, agents, contractors, subtenants, invitees or customers for any damage,
injury, loss, or claims based on or arising out of any cause whatsoever, including without
limitation, the following: repair to any portion of the Premises, the Building or Building FF&E;
interruption in the use of the Premises or any equipment therein (including without limitation
Building FF&E); any accident or damage resulting from any use or operation Landlord, Tenant, or any
other person or entity of elevators, or the heating, cooling, electrical, sewerage, or plumbing
equipment or apparatus, or the laboratory equipment (including without limitation autoclaves, fume
hoods, freezers and environmental chambers); personal injury (including disease or illness), death
or
property damage resulting from the operation by Tenants or its employees, agents, contractors
or invitees of the Premises or the business conducted therein; termination of the Lease by reason
of damage to the Premises or the Building; fire, robbery, theft, vandalism, mysterious
disappearance or any other casualty; actions of any other tenant of the Building or of any person
or entity; failure or inability to furnish any service specified in this Lease; any leakage in any
part of the Premises or the Building, or from drains, pipes, or plumbing fixtures in the Premises
or the Building. Any property placed by Tenant in or about the Premises or the Building shall be
at the sole risk of Tenant, and Landlord shall not in any manner be responsible therefore.
Notwithstanding the foregoing, Landlord shall not be released from liability to Tenant for and to
the extent of any injury caused by Landlord’s wanton or willful misconduct. In no event, however,
shall Landlord have any liability to Tenant on account of any claims for the interruption of or
loss to Tenant’s business or for any indirect damages or consequential losses.

B. Tenant shall reimburse Landlord for, and shall indemnity, protect, defend and hold
Landlord, its employees, and agents harmless from and against all costs, damages, claims,
liabilities, expenses (including attorneys’ fees, disbursements and actual costs), losses, and
court costs suffered by or claimed against Landlord, directly or indirectly, based on or arising
out of, in whole or in part, (i) the use and occupancy of the Premises or the business conducted
therein, and/or the use of the Building FF&E; (ii) any act or omission of Tenant, its agents,
contractors, employees, subtenants, or invitees; or (iii) any breach of Tenant’s obligations under
this Lease, and not resulting from the gross negligence or willful misconduct of Landlord, its
employees or agents.

C. Notwithstanding any provision to the contrary contained herein, Tenant shall look solely to
the estate and property of Landlord in and to the Building in the event of any claim against
Landlord arising out of or in connection with this Lease, the relationship of Landlord and Tenant,
or Tenant’s use of the Premises, and Tenant agrees that the liability of Landlord arising out of or
in connection with the Lease, the relationship of Landlord and Tenant, or Tenant’s use of the
Premises, shall be limited to such estate and property of Landlord in and to the Building. No
properties or assets of Landlord other than the estate and property of Landlord in and to the
Building shall be subject to levy, execution or other enforcement procedures for the satisfaction
of any judgment (or other judicial process) or for the satisfaction of any other remedy of Tenant
arising out of or in connection with this Lease, the relationship of Landlord and Tenant, or
Tenant’s use of the Premises.

 

12

 

ARTICLE 9

RESTORATION AFTER DAMAGE OR DESTRUCTION

If the Premises or any part thereof shall be damaged by fire or other casualty, Tenant shall
give prompt written notice thereof to Landlord. In case the Building shall be so damaged by fire
or other casualty that substantial alteration or reconstruction of the Building shall, in
Landlord’s sole opinion, be required (whether or not the Premises shall have been damaged by such
fire or other casualty) or in the event any mortgagee under a mortgage covering the Building should
require that the insurance proceeds payable as a result of said fire or other casualty be used to
retire the mortgage debt, Landlord may, at its option, terminate this Lease and the Lease Term and
estate hereby granted by notifying Tenant in writing of such termination within sixty (60) days
after the date of such damage, in which event the rent hereunder shall be abated as of the date of
such damage. If Landlord does not thus elect to terminate this Lease, Landlord shall within sixty
(60) days after the date of such damage commence to repair and restore the Building and shall
proceed with reasonable diligence to restore the Building (except that Landlord shall not be
responsible for delays outside its control) to
substantially the same condition in which it existed immediately prior to the happening of the
casualty, except that Landlord shall not be required to rebuild, repair or replace any part of
Tenant’s furniture or furnishings or of fixtures and equipment removable by Tenant under the
provisions of this Lease. Landlord shall not be liable for any inconvenience or annoyance to
Tenant or injury to the business of Tenant resulting in any way from such damage or the disregard
of the repair thereof, unless resulting from Landlord’s gross negligence or willful misconduct,
except that, Landlord shall allow Tenant a diminution of rent (in proportion to the diminution in
the usable area of the Premises) during the time and to the extent the Premises are unfit for
occupancy. Landlord may relocate Tenant in accordance with Section 1.03 either permanently
or temporarily in order to accommodate restoration work performed by Landlord. In the event
Landlord fails to complete the restoration within one hundred eighty (180) days from the date of
the casualty or such longer period as is reasonably necessary for Landlord to complete the repair
using reasonable diligence, Tenant may, at its option, terminate this Lease by giving Landlord
written notice of such termination, whereupon this Lease shall terminate. If the Premises or any
other portion of the Building be damaged by fire or other casualty resulting from the fault or
negligence of Tenant or any of Tenant’s agents, employees or invitees, Tenant shall not have the
termination right set forth in the preceding sentience, the rent hereunder shall not be diminished
during the repair of such damage.

ARTICLE 10

CONDEMNATION

If the whole or any part of the Premises shall be taken for public or quasi-public use by a
governmental or other authority having the power of eminent domain or shall be conveyed to such
authority in lieu of such taking, and if such taking or conveyance shall cause the remaining part
of the Premises to be untenantable and inadequate for use by Tenant for the purpose for which they
were leased, then Tenant may, at its option, terminate this Lease; provided, however, that such
termination shall be ineffective if Landlord elects to relocate Tenant in accordance with
Section 1.03 hereof, and notice of such election is delivered to Tenant within thirty (30)
days’ after Landlord’s receipt of Tenant’s termination notice. If a part of the Premises shall be
taken or conveyed but the remaining part is tenantable and adequate for Tenant’s use, then, subject
to Landlord’s relocation right set forth in Section 1.03, this Lease shall be terminated as
to the part taken or conveyed as of the date Tenant surrenders possession. In such event, Landlord
shall make such repairs, alterations and improvements as may be necessary to render the part not
taken or conveyed tenantable; and the rent shall be reduced in proportion to the part of the
Premises so taken or conveyed. Landlord may relocate Tenant in accordance with Section
1.03 either permanently or temporarily in order to accommodate restoration work performed by
Landlord. All compensation awarded for such taking or conveyance shall be the property of Landlord
without any deduction therefrom for any present or future estate of Tenant, and Tenant hereby
assigns to Landlord all its right, title and interest in and to any such award.

 

13

 

ARTICLE 11

ASSIGNMENT; SUBLETTING

Tenant may not assign this Lease or sublet the Premises or any part thereof without the prior
written consent of Landlord, which consent may be granted or withheld in Landlord’s sole
discretion; and any attempted assignment or subletting without such consent shall be invalid. Any
sale, transfer or conveyance of a majority ownership interest in Tenant shall be deemed an
assignment of this Lease for which Landlord’s prior written consent shall be required pursuant to
this Article 11. At least thirty (30) days prior to the proposed effective date of such
assignment or sublease, Tenant shall
provide Landlord a signed original of the assignment or sublease document. Tenant shall also
provide, at Landlord’s request, any information on the proposed assignee or subtenant that Landlord
may require to make a determination of the quality of such proposed assignee or subtenant. In the
event of a permitted assignment or subletting, Tenant shall nevertheless at all times remain fully
responsible and liable for the payment of rent and the performance and observance of all of
Tenant’s other obligations under the terms, conditions and covenants of this Lease except as may be
otherwise provided for herein. No assignment or subletting of the Premises or any part thereof
shall be binding upon Landlord unless such assignee or subtenant shall deliver to Landlord an
instrument (in recordable form, if requested) containing an agreement of assumption of all of
Tenant’s obligations under this Lease. Upon the occurrence of an Event of Default hereunder, if
all or any part of the Premises are then assigned or sublet, Landlord, in addition to any other
remedies provided by this Lease or by law, may, at its option, collect directly from the assignee
or subtenant all rent becoming due to Landlord by reason of the assignment or subletting. Any
collection by Landlord from the assignee or subtenant shall not be construed to constitute a waiver
or release of Tenant from the further performance of its obligations under this Lease or the making
of a new lease with such assignee or subtenant.

ARTICLE 12

TRANSFERS BY LANDLORD

Section 12.01. Sale and Conveyance of the Building. Landlord shall have the right to sell and
convey the Campus and the Building at any time during the Lease Term, subject only to the rights of
Tenant hereunder; and such sale and conveyance shall operate to release Landlord from liability
hereunder after the date of such conveyance.

Section 12.02. Subordination. Landlord shall have the right to subordinate this Lease to any
mortgage presently existing or hereafter placed upon the Building and/or the Campus by so declaring
in such mortgage, and the recording of any such mortgage shall make it prior and superior to this
Lease regardless of the date of execution or recording of either document; provided that, following
Tenant’s request, Landlord shall cause the holder of such mortgage or trustee to execute and
deliver to Tenant for its execution a subordination, nondisturbance and attornment agreement which
provides, among other things, that so long as no default has occurred and is continuing beyond the
period of time allowed for the remedy thereof under the terms of this Lease, the holder of the
mortgage shall not disturb Tenant’s leasehold interest or possession of the Premises in accordance
with the terms hereof. Within ten (10) days of Landlord’s delivery thereof to Tenant, Tenant shall
execute and deliver to Landlord, without cost, the subordination, nondisturbance and attornment
agreement in such form as reasonably may be deemed necessary or desirable by Landlord or its
mortgagee to confirm the subordination of this Lease. Within ten (10) days of Landlord’s written
request therefor, Tenant also shall deliver to Landlord an Estoppel Certificate in the form
attached hereto as Exhibit G. Tenant shall, in the event any proceedings are brought for
the foreclosure of any such mortgage, attorn to the purchaser upon any such foreclosure and
recognize such purchaser as the landlord under this Lease. Landlord shall not be required to
provide an estoppel certificate to Tenant.

 

14

 

ARTICLE 13

LANDLORD’S LIEN; WAIVER OF LIEN

Section 13.01. Lien. To secure the payment of all Rent due and to become due hereunder, and
the faithful performance of all of the other covenants of this Lease required by Tenant
to be performed, Tenant hereby grants to Landlord an express contractual lien on, and security
interest in and to, all property, chattels or merchandise owned by Tenant which may be placed in
the Lease Premises (except such part of such property as may be exchanged, replaced or sold from
time to time in the ordinary course of Tenant’s operations), and all proceeds therefrom, and also
upon all proceeds of any insurance which may accrue to Tenant by reason of damage to or destruction
of any such property. All exemption laws are hereby waived by Tenant. Upon the occurrence of an
Event of Default by Tenant, Landlord may, in addition to any other remedies provided herein, enter
upon the Premises and take possession of any and all such goods, wares, equipment, fixtures,
furniture, improvements and other personal property owned by Tenant and situated on the Premises,
without liability for trespass or conversion and sell the same at public or private sale, with or
without having such property at the sale, after giving Tenant reasonable notice of the time and
place of any public sale or of the time after which any private sale is to be made, at which sale
Landlord or its assigns may purchase the same unless otherwise prohibited by law. Unless otherwise
provided by law, and without intending to exclude any other manner given or otherwise required by
law, the Tenant shall pay any deficiency forthwith. Upon request by Landlord, Tenant agrees to
execute and deliver to Landlord a financing statement in form sufficient to perfect the security
interest of Landlord in the aforementioned property and proceeds thereof under the provisions of
the Uniform Commercial Code in force in the State of Alabama.

Section 13.02. Waiver of Lien. Notwithstanding the foregoing, in the event the holder of a
security interest or other similar interest or lender to Tenant, or other security holder so
requests, Landlord shall execute a waiver of any statutory and the contractual landlord’s lien set
forth above in Section 13.01 as to any personal property owned or purchased by Tenant or
Tenant’s permitted assignees or subtenants and not permanently affixed to the Premises. In the
event Tenant or Tenant’s permitted assignees or subtenants shall enter into a bona fide lease
agreement with any lessor whereby such lessor shall lease to Tenant or Tenant’s permitted assignees
or subtenants any tangible personal property to be placed upon or used upon the Premises, or Tenant
or Tenant’s permitted assignees or subtenants finances any equipment before or after placement on
the Premises, and if such lessor or financing institution requests, Landlord shall execute a waiver
of its statutory and contractual landlord’s lien with respect to each such tangible personal
property, furniture, fixtures, or equipment, such waiver to provide that with respect to any such
tangible personal property for which a waiver is issued, the party removing such tangible personal
property (if removable) must repair and restore the Building or other improvements to its original
state.

ARTICLE 14

EVENTS OF DEFAULT; REMEDIES

Section 14.01. Defaults by Tenant. The occurrence of any one or more of the following events
shall be an “Event of Default” under and breach of this Lease by Tenant:

A. Tenant shall fail to pay any monthly installment of Rent within ten (10) days of when due;
or Tenant shall fail to pay any other amounts due Landlord from Tenant as additional rent or
otherwise within ten (10) days after Landlord’s delivery of written notice to Tenant that such
payment is due or past due.

B. Tenant shall fail to perform or observe any term, condition, covenant or obligation
required to be performed or observed by it under this Lease (other than those referenced in
subsection 14.01(A) hereof) for a period of thirty (30) days after notice thereof from
Landlord.

 

15

 

C. Tenant shall vacate, abandon or fail to occupy the Premises or any substantial portion
thereof for a period of not less than thirty (30) consecutive days following the Commencement Date.

D. Tenant shall interfere with any other tenant’s use of such tenant’s leased premises or the
Common Areas of the Building.

E. A trustee or receiver shall be appointed to take possession of substantially all of
Tenant’s assets in, on or about the Premises or of Tenant’s interest in this Lease (and Tenant does
not regain possession within sixty (60) days after such appointment); Tenant shall make an
assignment for the benefit of creditors; or substantially all of Tenant’s assets in, on or about
the Premises or Tenant’s interest in this Lease shall be attached or levied under execution (and
Tenant does not discharge the same within sixty (60) days thereafter).

F. A petition in bankruptcy, insolvency, or for reorganization or arrangement shall be filed
by or against Tenant pursuant to any federal or state statute (and, with respect to any such
petition filed against it, Tenant fails to secure a stay or discharge thereof within sixty (60)
days after the filing of the same).

Section 14.02. Remedies of Landlord. Upon the occurrence of any Event of Default set forth in
Section 14.01, Landlord shall have the following rights and remedies, in addition to those
allowed by law, any one or more of which may be exercised at Landlord’s option without further
notice to or demand upon Tenant:

A. Landlord may re-enter the Premises and cure any Event of Default of Tenant, in which event
Tenant shall reimburse Landlord as additional rent for any costs and expenses that Landlord may
incur to cure such default; and Landlord shall not be liable to Tenant for any loss or damage that
Tenant may sustain by reason of Landlord’s action unless caused by reckless or willful misconduct
on the part of Landlord.

B. Landlord may terminate this Lease as of the date of such Event of Default, in which event:
(i) neither Tenant nor any person claiming under or through Tenant shall thereafter be entitled to
possession of the Premises, and Tenant shall immediately thereafter surrender the Premises to
Landlord; (ii) Landlord may re-enter the Premises and dispossess Tenant or any other occupants of
the Premises by force, summary proceedings, ejectment or otherwise, and may remove their effects,
without prejudice to any other remedy that Landlord may have for possession or arrearages in rent
or other sums due hereunder; and (iii) notwithstanding the termination of this Lease, Landlord may
declare all rent that would have been due under this Lease for the balance of the term to be
immediately due and payable, whereupon Tenant shall be obligated to pay the same to Landlord,
together with all loss or damage that Landlord may sustain by reason of such termination, it being
expressly understood and agreed that the liabilities and remedies specified in this Subsection
(B)(I) of Section 14.02 shall survive the termination of this Lease and that all
amounts referred to herein shall not be discounted to present value.

 

16

 

C. Landlord may, without terminating this Lease, re-enter the Premises and re-let all or any
part of the Premises for a term different from that which otherwise would have constituted the
balance of the Lease Term and for rent and on terms and conditions different from those contained
herein, whereupon Tenant shall be obligated to pay to Landlord as liquidated damages the difference
between the rent provided for herein and that provided for in any lease
covering a subsequent re-letting of the Premises, for the period that otherwise would have
constituted the balance of the Lease Term, together with all of Landlord’s reasonable costs and
expenses for preparing the Premises for re-letting, including all repairs, tenant finish
improvements, brokers’ and attorneys’ fees, and all loss or damage that Landlord may sustain by
reason of such re-entry and re-letting. Landlord shall use reasonable efforts to mitigate its
damages by reletting the Premises on commercially reason+nable terms; provided, however, that such
shall not require Landlord to relet the Premises on the same terms and conditions as set forth
herein.

D. Landlord may sue for injunctive relief or to recover damages for any loss resulting from
the breach.

E. In the event that Tenant fails to pay within ten (10) days of the date due and payable any
monthly rental installment of Rent, Tenant shall pay to Landlord, to the fullest extent 16
permitted by applicable law, a late charge of four percent (4%) of the amount due and unpaid in
order to compensate Landlord for the costs and expenses of administering, handling and processing
late payments.

F. In the event Tenant fails to pay within thirty (30) days after the same is due and payable
any monthly rental installment of Rent, or any other sum or charge required to be paid by Tenant to
Landlord as additional rent, such unpaid amount shall bear interest from the due date thereof to
the date of payment at the annual percentage rate of interest (the “Delinquency Interest
Rate”) equal to three percentage points (3%) in excess of the “rime Rate” from time to time
published in the Money Rates section of The Wall Street Journal, which rate as published on the
last publication day in any month shall be deemed to be the appropriate reference rate for the
entire next succeeding calendar month; provided, however, that in no event shall the Delinquency
Interest Rate exceed the maximum contract rate of interest from time to time allowed to be charged
under applicable law. Should The Wall Street Journal cease the publication of its Prime Rate, the
Landlord shall have the right to designate a comparable reference rate.

Section 14.03. Default by Landlord and Remedies of Tenant. It shall be a default under and
breach of this Lease by Landlord if it shall fail to perform or observe any term, condition,
covenant or obligation required to be performed or observed by it under this Lease for a period of
thirty (30) days after notice thereof from Tenant; provided, however, that if the term, condition,
covenant or obligation to be performed by Landlord is of such nature that the same cannot
reasonably be performed within such thirty (30) day period, such default shall be deemed to have
been cured if Landlord commences such performance within said thirty (30) day period and thereafter
diligently undertakes to complete the same. So long as the Premises remain suitable for Tenant’s
proposed use, Tenant shall not be entitled to terminate this Lease as a result of any such default.

Section 14.04. Non-Waiver of Defaults. The failure or delay by either party hereto to
exercise or enforce at any time any of the rights or remedies or other provisions of this Lease
shall not be construed to be a waiver thereof, nor affect the validity of any part of this Lease or
the right of either party thereafter to exercise or enforce each and every such right or remedy or
other provision. No waiver of any default and/or breach of this Lease shall be deemed to be a
waiver of any other default and/or breach. The receipt by Landlord of less than the full rent due
shall not be construed to be other than a payment on account of rent then due, nor shall any
statement on Tenant’s check or any letter accompanying Tenant’s check be deemed an accord and
satisfaction, and Landlord may accept such payment without prejudice to Landlord’s right to recover
the balance of the rent due or to pursue any other remedies provided in this Lease. No act or
omission by Landlord or its employees
or agents during the Lease Term shall be deemed an acceptance of a surrender of the Premises,
and no agreement to accept such a surrender shall be valid unless in writing and signed by
Landlord.

 

17

 

Section 14.05. Attorneys’ Fees. In the event Tenant defaults in the performance or observance
of any of the terms, conditions, covenants or obligations contained in this Lease and the Landlord
employs attorneys to enforce all or any part of this Lease, collect any rent due or to become due
or recover possession of the Premises, Tenant agrees to reimburse the Landlord for the attorneys’
fees incurred thereby once a default is determined to have occurred, whether by judgment or
otherwise.

ARTICLE 15

ENVIRONMENTAL REPRESENTATIONS,

COVENANTS AND INDEMNITIES

Section 15.01. Hazardous Materials.

A. Tenant shall comply with all rules, laws, orders, ordinances, directions, regulations and
requirements pertaining to air and water quality, Hazardous Materials (as hereinafter defined),
waste disposal, air emissions and other environmental matters.

B. Any Hazardous Materials brought upon, kept or used in or about the Premises by Tenant, its
agents, employees, contractors or invitees shall be used, kept and stored in a manner that complies
with all laws regulating such Hazardous Materials (including without limitation the maintenance of
an MSDS log). No Hazardous Materials shall be brought upon, kept or used in or about the Premises
unless such Hazardous Materials are necessary or useful to Tenant’s business as specified in
Section 4.01.

C. Tenant shall indemnify, defend and hold Landlord harmless from any and all claims,
judgments, damages, penalties, fines, costs, liabilities or losses (including, without limitation,
diminution in value of the Campus, the Building or the Premises, damages for the loss or
restriction on use of rentable or usable space, damages arising from any adverse impact on
marketing of space in the Building, and sums paid in settlement of claims, attorneys’ fees,
consultant fees and expert fees) that arise during or after the Lease Term in connection with
contamination of the Campus, the Building or the Premises by Hazardous Materials as a result of
Tenant’s use or activities, or the activities of Tenant’s invitees, employees, agents or
contractors. This indemnification of Landlord by Tenant includes, without limitation, costs
incurred in connection with any investigation of site conditions or any clean-up, remedial, removal
or restoration work required by any federal, state or local governmental agency or political
subdivision. Without limiting the foregoing, if the presence of any Hazardous Material on or about
Campus, the Building or the Premises caused or permitted by Tenant, its invitees, employees,
agents, contractors or invitees results in any contamination of the Campus, the Building or the
Premises, Tenant shall promptly take all actions at its sole expense as are necessary to return the
Campus, the Building or the Premises to the condition existing prior to the presence of any such
Hazardous Materials; provided that Landlord’s approval of such actions shall first be obtained,
which approval shall not be unreasonably withheld. The foregoing indemnity and covenants shall
survive the expiration or earlier termination of this Lease.

 

18

 

D. As used herein, the term “Hazardous Materials” means any hazardous or toxic
substances, materials or wastes, including, but not limited, to those substances, materials or
wastes listed in the United States Department of Transportation Hazardous Materials Table (49 CFR
172.101) or designated by the United States Environmental Protection Agency as hazardous
substances (40 CFR Part 302) or hazardous waste (40 CFR Part 261), petroleum products, asbestos and
such other substances, materials and wastes that are or become regulated under any applicable
state, federal or local law, rule, regulation or ordinance.

E. Any toxins, viruses, bacteria, re-agents, select agents, pathogens and similar biological
agents that are infectious, dangerous or hazardous to human health, animal health or plant health
(particularly agricultural interests) or that are regulated by the State of Alabama, or the United
States, including without limitation the Department of Health and Human Services, the Centers for
Disease Control and Prevention, the Food and Drug Administration or the Department of Defense,
(collectively, “Biologicals”) may not be brought upon, kept, stored, used, generated, cultured,
cultivated, propagated or grown in or about the Premises, the Building or the Campus by Tenant, its
agents, employees, contractors or invitees without the prior written consent of Landlord, which may
be withheld or conditioned in Landlord’s sole and absolute discretion. All such permitted
Biologicals shall be used, kept, stored, generated, cultured, cultivated, propagated or grown in a
manner that complies with all laws, rules and regulations regulating such items. Tenant shall
comply with all rules, laws, orders, ordinances, directions, regulations and requirements
pertaining to such Biologicals, including without limitation, the Department of Health and Human
Services Select Agent Program. Without limiting the foregoing, Tenant shall comply at all times
with the Laboratory Rules and Regulations applicable to all laboratory spaces within the Building,
which are attached here to as Exhibit H, as the same may be modified from time to time by
Landlord on reasonable notice to Tenant.

F. Tenant shall indemnify, defend and hold Landlord harmless from any and all claims,
judgments, damages, penalties, fines, costs, liabilities or losses (including, without limitation,
diminution in value of the Campus, the Building or the Premises, damages for the loss or
restriction on use of rentable or usable space, damages arising from any adverse impact on
marketing of space in the Building and the Campus, and sums paid in settlement of claims,
attorneys’ fees, consultant fees and expert fees) that arise during or after the Lease Term in
connection with the release of any such Biologicals and/or contamination of the Campus, the
Building the Premises or any other property, including the property of third parties by Biologicals
as a result of Tenant’s use or activities, or the activities of Tenant’s invitees, employees,
agents or contractors. This indemnification of Landlord by Tenant includes, without limitation,
costs incurred in connection with any investigation of site conditions or any clean-up, remedial,
quarantine, removal or restoration work required by any federal, state or local governmental agency

 _____ 
,political subdivision or court of law. Without limiting the foregoing, if the presence of any
Biologicals on or about Campus, the Building or the Premises caused or permitted by Tenant, its
invitees, employees, agents, contractors or invitees results in any contamination of the Campus,
the Building or the Premises, Tenant shall promptly take all actions at its sole expense as are
necessary to return the Campus, the Building or the Premises to the condition existing prior to the
presence of any such Biologicals; provided that Landlord’s approval of such actions shall first be
obtained, which approval shall not be unreasonably withheld. The foregoing indemnity and covenants
shall survive the expiration or earlier termination of this Lease.

 

19

 

ARTICLE 16

NOTICES

All notices to the parties shall be addressed to them at the respective addresses set forth
below, or to such other address, of which either of them, as the case may be, shall notify the
other in the manner stated in this Article for giving notice. The notice shall be effective (a) on
the third (3rd)
day after mailing, if sent by certified mail, return receipt requested, first class postage
prepaid; (b) upon delivery (or refusal of delivery or return as unfound), if sent by hand delivery
or by overnight courier; or (c) upon sending with written confirmation of sending, if sent by
facsimile; in all events addressed as follows (or as a party may give notice of in accordance with
this Article):

	 	 	 	 	 
	 

	 	if to Landlord:
	 	Hudson-Alpha Institute for Biotechnology

601 Genome Way

Huntsville, Alabama 35806

Attention: James R. Hudson, Jr., President

Facsimile: (256)
 _____ 

	 
	 	 	 	 
	 

	 	if to Tenant:
	 	Applied Genomics, Inc.

601 Genome Way, Suite 2200

Huntsville, Alabama 35806

Attention: Rob Seitz

Facsimile: (_____) _____ 

ARTICLE 17

MISCELLANEOUS PROVISIONS

Section 17.01. Condition of Premises. Tenant acknowledges that neither Landlord nor any agent
of Landlord has made any representation or warranty with respect to the Premises, the Building, the
Building FF&E or any Building services for the conduct of Tenant’s business except as provided in
this Lease.

Section 17.02. Insolvency or Bankruptcy. In no event shall this Lease be assigned or
assignable by operation of law, and in no event shall this Lease be an asset of Tenant in any
receivership, bankruptcy, insolvency or reorganization proceeding.

Section 17.03. Choice of Law. This Lease shall be governed by and construed pursuant to the
laws of the State of Alabama.

Section 17.04. Successors and Assigns. Except as otherwise provided in this Lease, all of the
covenants, conditions and provisions of this Lease shall be binding upon and shall inure to the
benefit of the parties hereto and their respective heirs, personal representatives, and permitted
successors and assigns.

Section 17.05. Name. Tenant shall not, without the written consent of Landlord, use the name
of the Building or the Campus for any purpose other than as the address of the business to be
conducted by Tenant in the Premises, and in no event shall Tenant acquire any rights in or to such
names.

Section 17.06. Examination of Lease. Submission of this instrument for examination or
signature to Tenant does not constitute a reservation of or option for lease, and it is not
effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant.

Section 17.07. Time. Time is of the essence of this Lease and each and all of its provisions.

 

20

 

Section 17.08. Defined Terms and Headings. The words “Landlord” and “Tenant” as used herein
shall include the plural as well as the singular. If more than one person is named as Tenant, the
obligations of such persons are joint and several. The headings and titles to the articles and
sections of this Lease are not a part of this Lease and shall have no effect upon the construction
or interpretation of any part hereof.

Section 17.09. Prior Agreements; Amendments in Writing. This Lease, all of the exhibits
attached hereto, contain all of the agreements of the parties hereto with respect to any matter
covered or mentioned in this Lease, and no prior agreement, understanding or representation
pertaining to any such matter shall be effective for any purpose. No provision of this Lease may
be amended or agreed to except by an agreement in writing signed by the parties hereto or their
respective successors in interest.

Section 17.10. Payment of and Indemnification for Leasing Commissions. Tenant hereby
acknowledges, represents and warrants to Landlord that Tenant has not engaged a broker in
connection with the negotiation and execution of this Lease, and that no broker or person is
entitled to any leasing commission or compensation as a result of the negotiation or execution of
this Lease. Tenant hereby indemnifies and holds Landlord harmless from any and all liability for
the breach of any such representation and warranty on its part and shall pay any compensation to
any other broker or person who may be deemed or held to be entitled thereto.

Section 17.11. Severability of Invalid Provisions. If any provision of this Lease shall be
held to be invalid, void or unenforceable, the remaining provisions hereof shall not be affected or
impaired, and such remaining provisions shall remain in full force and effect.

Section 17.12. Services Performed by Landlord. Any services that Landlord is required to
furnish pursuant to the provisions of this Lease may, at Landlord’s option, be furnished from time
to time, in whole or in part, by employees of Landlord, by the managing agent of the Building, or
by one or more third persons; and Landlord further reserves the right to require Tenant to enter
into agreements with such third persons in form and content approved by Landlord for the furnishing
of such services; provided, however, that in no event shall Landlord be relieved of its obligation
to furnish such services as provided for in this Lease.

Section 17.13. Force Majeure. Landlord shall be excused for the period of any delay in the
performance of any obligation hereunder when such delay is occasioned by causes beyond its control,
including, but not limited to, war, invasion acts of terrorism or other hostility; work stoppages,
boycotts, slowdowns or strikes; shortages of materials, equipment, labor or energy; man-made or
natural casualties; natural disasters, including, but not limited to excessive heat, excessive
cold, excessive rain, snow, hail, wind, ice, tornadoes, tropical storms, hurricanes and remnants
thereof, floods, earthquakes, volcanoes, sinkholes or other acts of God; acts or omissions of
governmental or political bodies; or civil disturbances or riots.

Section 17.14. Memorandum of Lease. Neither this Lease nor a memorandum thereof shall be
recorded in the Office of the Judge of Probate of Madison County, Alabama.

Section 17.15. Confidentiality. Tenant shall at all times maintain the confidentiality of the
terms and conditions of this Lease and will direct its officers, employees, agents and
representatives to do the same. Tenant shall not communicate or disclose, whether directly or
indirectly, the terms and conditions of this Lease to any third party (i) other than Tenant’s
lender(s),
outside legal counsel, accountants and such other professionals whose knowledge of this Lease
is required in connection with the services to be rendered to Tenant by such professionals, and
(ii) except where such disclosure is required by law.

 

21

 

Section 17.16. Non-Solicitation. As consideration for Landlord’s leasing the Premises to
Tenant and placing Tenant in a position where Tenant will establish personal relationships with
Landlord’s employees, Tenant covenants and agrees with Landlord that, during the term of the Lease
and for a period of one (1) year immediately following the effective date of the termination or
expiration of the Lease, Tenant shall not directly or indirectly for Tenant or on behalf of Tenant,
or through any other person, persons, firm, partnership, limited liability partnership, limited
partnership, limited liability limited partnership, limited liability company, sole proprietorship,
corporation, company or any other entity, attempt to solicit or hire any of Landlord’s employees
for any purpose whatsoever, without the written consent of Landlord, which consent may be withheld
in Landlord’s sole discretion.

IN WITNESS WHEREOF, Landlord and Tenant have caused these presents to be executed as of the
date first above written on separate signature pages attached hereto.

 

22

 

HUDSON-ALPHA LEASE AGREEMENT

(Landlord’s signature page)

	 	 	 	 	 
	 	LANDLORD:

Hudson-Alpha Institute for Biotechnology

 	 
	 	By:  	/s/ James R. Hudson
 	 
	 	 	Name:  	James R. Hudson 	 
	 	 	Title:  	President 	 

	 	 	 	 	 	 	 
	STATE OF ALABAMA

	 	 	)	 	 	 
	 

	 	 	:	 	 	 
	MADISON COUNTY

	 	 	)	 	 	 

I, the undersigned, a notary public in and for said county in said state, hereby certify that
James R. Hudson, Jr., whose name as President of Hudson-Alpha Institute for Biotechnology, an
Alabama nonprofit corporation, is signed to the foregoing instrument, and who is known to me,
acknowledged before me on this day that, being informed of the contents of said instrument, he, as
such officer and with full authority, executed the same voluntarily for and as the act of said
corporation.

Given under my hand and official seal this 15th day of January, 2008.

	 	 	 	 	 
	 	 	 
	 	                                                   /s/ Robert Loye Buck
 	 
	 	Notary Public 	 

My commission expires: September 25, 2011

[NOTARIAL SEAL]

 

23

 

HUDSON-ALPHA LEASE AGREEMENT

(Tenant’s signature page)

	 	 	 	 	 
	 	TENANT:

Applied Genomics, Inc.

 	 
	 	By:  	/s/ Robert S. Seitz
 	 
	 	 	Name:  	Robert S. Seitz 	 
	 	 	Title:  	Chief Executive Officer 	 

	 	 	 	 	 	 	 
	STATE OF ALABAMA

	 	 	)	 	 	 
	 

	 	 	:	 	 	 
	MADISON COUNTY

	 	 	)	 	 	 

I, the undersigned, a notary public in and for said county in said state, hereby certify that
Robert S. Seitz, whose name as Chief Executive Officer of Applied Genomics, Inc., a Delaware
corporation, is signed to the foregoing instrument, and who is known to me, acknowledged before me
on this day that, being informed of the contents of said instrument, he, as such officer and with
full authority, executed the same voluntarily for and as the act of said Applied Genomics, Inc.

Given under my hand and official seal this 15th day of January, 2008.

	 	 	 	 	 
	 	 	 
	 	                                           /s/ Robert Loye Buck
 	 
	 	Notary Public 	 

My commission expires: September 25, 2011

[NOTARIAL SEAL]

 

24

 

HUDSON-ALPHA LEASE AGREEMENT

EXHIBIT A — Premises Floor Plan

 

25

 

HUDSON-ALPHA LEASE AGREEMENT

EXHIBIT B — Building FF&E

[TO BE ATTACHED PRIOR TO OCCUPANCY]

 

26

 

HUDSON-ALPHA LEASE AGREEMENT

EXHIBIT C — Building Rules and Regulations

1. Sidewalks and public portions of the Building, such as entrances, passages, courts,
elevators, vestibules, stairways, corridors or halls, shall not be obstructed or encumbered by
Tenant or used for any purpose other than ingress and egress to and from the Premises.

2. No curtains, blinds, shades, louvered openings or screens shall be attached to or hung in,
or used in connection with, any window or door of the Premises, without the prior written consent
of Landlord. The sashes, sash doors, skylights, windows, heating, ventilating and air conditioning
vents and doors that reflect or admit light and air into the halls, passageways or other public
places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels
or other articles be placed on the window sills.

3. No sign, advertisement, notice or other lettering shall be exhibited, inscribed, painted or
affixed by Tenant on any part of the outside of the Premises or Building or on corridor walls, nor
on any part of the inside of the Premises or Building that are visible from the outside of the
Premises or Building, as the case may be. Signs on entrance door or doors shall conform to
Building standard signs. Signs on doors shall, at Tenant’s expense, be inscribed, painted or
affixed by sign markers approved and provided by Landlord. Landlord may, if Tenant violates this
provision, remove same without any liability, and any expense incurred in such removal shall be
payable by Tenant.

4. Water closets and other plumbing fixtures shall not be used for any purpose other than for
which they were constructed. No sweepings, rubbish, rags, feminine hygiene products or other
substances shall be thrown therein. All damages resulting from any misuse of the fixtures by,
through or under Tenant shall be borne by Tenant.

5. Tenant shall not mark, paint, drill into or in any way deface the Premises or Building. No
boring, cutting or stringing of wires or laying of linoleum or other similar floor coverings shall
be permitted, except with the prior written consent of the Landlord and as the Landlord may direct.

6. No bicycles, vehicles or animals (except seeing eye dogs) shall be brought into or kept in
or about the Premises. No cooking shall be done or permitted by Tenant on the Premises except in
conformity with law and then only in the utility kitchen, if any, as set forth in Tenant’s layout,
which is to be used by Tenant’s employees and guests for heating beverages and light snacks.
Tenant shall not cause or permit any unusual or objectionable odors to be produced upon or permeate
from the Premises.

7. Tenant shall not make, or permit to be made, any disturbing noises or disturb or interfere
with occupants of the Building or neighboring buildings or premises or those having business with
them.

8. Neither Tenant, nor any of Tenant’s agents, employees, contractors, licensees or invitees,
shall at any time put up or operate fans or electrical heaters or bring or keep upon the Premises
flammable, combustible or explosive fluid, or chemical substance, except in connection
with the permitted use of the Premises, in which case all such fluids, chemicals, and
substances shall be transported, stored, used and disposed of in compliance with all applicable
laws and regulations.

 

27

 

9. No additional locks or bolts of any kind shall be placed upon any of the doors or windows
by Tenant, nor shall any changes be made in existing locks or the mechanism thereof, without the
prior written approval of Landlord and unless and until a duplicate key or access card/badge is
delivered to Landlord. Tenant shall, upon termination of its tenancy, restore to Landlord all
keys, access cards/badges of offices, labs, storage or other rooms and toilet rooms, either
furnished to, or otherwise procured by, Tenant. Tenant shall pay to Landlord the cost of any
replacement keys.

10. All moves in or out of the Premises, or the carrying in or out of any safes, freight,
furniture or bulky matter of any description, must take place during the hours which Landlord
determines for such activity from time to time. Only the Building freight elevator shall be used
for such purposes. Tenant will ensure that movers take necessary measures required by Landlord to
protect the Building (e.g., windows, carpets, walls, doors and elevator cabs) from damage.
Landlord reserves the right to inspect all freight to be brought into the Building and to exclude
from the Building all freight which violates these Rules or the Lease.

11. Tenant shall not place any furniture, accessories or other materials on any balconies
located within or adjacent to the Premises other than furniture supplied by Landlord specifically
for such purpose without having obtained Landlord’s express written approval thereof in each
instance.

12. Landlord shall have the right to prohibit advertising by Tenant which in Landlord’s
opinion tends to impair the reputation of the Building or its desirability as a building for
offices. Upon written notice from Landlord, Tenant shall refrain from or discontinue such
advertising.

13. Landlord reserves the right to exclude from the Building at all times other than business
hours all persons who do not present a pass to the Building signed by Tenant. Tenant shall be
responsible for all persons to whom it issues such a pass and shall be liable to Landlord for all
acts of such persons.

14. The Premises shall not be used for lodging or sleeping without the express written consent
of Landlord.

15. Landlord shall respond to Tenant service requests only after application at the management
office for the Building.

16. Canvassing, soliciting and peddling in the Building are prohibited, and Tenant shall
cooperate to prevent the same.

17. There shall not be used in any space, or in the public halls of the Building, either by
Tenant or by its jobbers or others, in the delivery or receipt of merchandise, any hand trucks,
except those equipped with rubber tires and side guards. No hand trucks, mail carts or mail bags
shall be used in passenger elevators.

18. All paneling or other wood products not considered furniture shall be of fire retardant
materials. Before installation of such materials, certification of the materials’ fire retardant
characteristics shall be submitted to Landlord, in a manner satisfactory to Landlord.

 

28

 

19. Tenant shall not employ any persons other than the janitors retained by Landlord (who will
be provided with pass-keys into the offices, labs, or other rooms as appropriate) for the purpose
of cleaning the Premises. Landlord shall not be responsible to Tenant for any loss of property
from the Premises, or for any damage done to furniture or other effects of Tenant by the janitor or
any of its employees.

20. No painting shall be done, nor shall any alterations be made, to any part of the Building
by putting up or changing any partitions, doors or windows, nor shall there be any nailing, boring
or screwing into the woodwork or walls, nor shall any connection be made to the electric wires or
electric fixtures, without the consent in writing on each occasion of Landlord. No sunscreen or
other films shall be applied to the interior surface of any window glass. All glass, locks and
trimmings in or upon the doors and windows of the Building shall be kept whole, and when any part
thereof shall be broken, the same shall be immediately replaced or repaired and put in order at
Tenant’s expense under the direction and to the satisfaction of Landlord, and shall be left whole
and in good repair.

21. Landlord will post on the Building directories one name only for Tenant at no charge. All
additional names which Tenant shall desire put upon said directories must be first consented to by
Landlord, and if so approved, a charge to Tenant will be made for each additional listing as
prescribed by Landlord to be paid to Landlord by Tenant.

22. Landlord reserves all vending rights, and in no event shall any vending machines be
visible from the exterior of the Premises. Request for such service shall be made to Landlord.

23. Parking facilities for the Building, if any, shall be used by vehicles that may occupy a
standard parking area only. The use of such parking facilities shall be limited to normal business
parking and shall not be used for overnight parking.

24. Each Tenant expressly understands and agrees that Landlord expressly reserves the right to
grant or deny access (to the Building or any portion thereof, including without limitation, any
Tenant’s Premises) to any telecommunications, cable, wireless, interne or other service provider
whatsoever, and that no Tenant shall have the right to demand or require Landlord to grant such
access to any such telecommunications service provider.

25. Smoking shall not be permitted anywhere in the Building or on the Campus.

26. Landlord reserves the right to install a security access system and/or security camera(s)
around the Building and Tenant agrees to comply with all reasonable rules and regulations of
Landlord regarding such systems and shall not interfere with the operation of the same.

27. Landlord reserves the right to modify or delete any of the foregoing Rules and to make
such other and reasonable rules and regulations as in its judgment may from time to time be needed
for the safety, care and cleanliness of the Premises and the Building, and for the preservation of
good order therein. Landlord shall not be responsible to any tenant for the non-observance, or
violation, of any of these Rules by other tenants.

 

29

 

HUDSON-ALPHA LEASE AGREEMENT

EXHIBIT D — Parking Rules and Regulations

The following rules, regulations and rights (these “Rules,” collectively) apply to the
use of all Parking Areas:

1. Tenant and its employees, agents, contractors, and invitees may park their motor vehicles
in those portions of the Parking Areas designated by Landlord from time to time as unreserved
tenant parking areas (the “Unreserved Parking Areas”).

2. Only Tenant and its employees, agents, invitees, and visitors of Tenant who are physically
handicapped and who exhibit proper handicapped car tags may park their motor vehicles in those
portions of the Parking Areas designated by Landlord from time to time as handicapped parking areas
(the “Handicapped Parking Areas”).

3. Parking in the Unreserved Parking Areas, the Visitor Parking Areas, and the Handicapped
Parking Areas shall be on a non-exclusive, “as-available” basis.

4. No representation or warranty is made by Landlord as to the number or location of parking
spaces comprising the Parking Areas, or any portion thereof.

5. Motor vehicles shall only be parked in striped parking spaces located within the Parking
Areas and no motor vehicles shall be parked in any other location within the Property and/or the
Campus.

6. Not more than one motor vehicle may be parked on each parking space and no motor vehicle
may be parked on more than one parking space.

7. Parking Areas shall not be used for any purpose other than the parking of permitted motor
vehicles thereon. No commercial activity shall be conducted from the Parking Areas. The foregoing
rule shall not restrict the Landlord’s right to use the Parking Areas for any purpose and for
special events sponsored or hosted by Landlord from time to time.

8. No RV’s, boats or trailers shall be parked in the Parking Areas. No repairs (other than
emergency repairs) or washing of motor vehicles shall be permitted in the Parking Areas.

9. Tenant, its employees, agents, guests, visitors, and invitees assume full responsibility
and Landlord shall have no liability for (a) all loss, damage, injury, or death caused to the
person or property of third parties by reason of their use of the Parking Areas; and (b) protecting
their motor vehicles against theft, vandalism, and damage and for protecting their person against
injury and assault by reason of their use of the Parking Areas.

10. Tenant shall indemnify Landlord against all loss, damage, cost, and expense (including
attorney’s fees) sustained by Landlord by reason of the use of the Parking Areas by Tenant, its
employees, agents, guests, visitors, and invitees, or by violation of the Rules by any of said
persons, other than damage caused by the negligence of Landlord, or its Agent.

 

30

 

11. Tenant expressly agrees that Landlord shall have the right to tow motor vehicles of Tenant
and its employees, agents, guests, and visitors which are parked in violation of these Rules, and
all costs associated therewith shall be borne by Tenant.

12. A violation of these Rules shall entitle Landlord to revoke the parking privileges of the
offending party, in addition to other rights and remedies available to Landlord.

Landlord reserves the right from time to time without notice to Tenant to (a) change the
location or configuration of the Parking Areas, or any portion thereof; (b) change the number of
parking spaces located within the Parking Areas, or any portion thereof; (c) install systems to
control and monitor parking in the Parking Areas, or any portions thereof, including without
limitation, a parking gate and identification card system; (d) utilize parking guards or attendants
to supervise and control parking within the Parking Areas and to enforce these Rules; (e) have full
access to the Parking Areas (including the right to close or alter the means of access to the
Parking Areas, or portions thereof) to make repairs and alterations thereto, to prevent a taking by
adverse possession or prescription or to comply with applicable legal and governmental
requirements; (f) modify these Rules by posting notices thereof in the Common Areas or by other
means deemed appropriate by Landlord; (g) tow motor vehicles parked in violation of these Rules;
and (h) enforce these Rules by appropriate legal action.

 

31Exhibit 10.37

Exhibit 10.37

2009 Management Incentive Plan

On April 22 2009, the Compensation Committee of the Board of Directors (the “Committee”) of
Clarient, Inc. (the “Company”) adopted the 2009 Management Incentive Plan (the “2009 Incentive
Plan”) to provide cash incentives for the Company’s executive officers and certain other employees.
The 2009 Incentive Plan is intended to assist the Company in attracting, retaining and motivating
highly qualified and experienced managers. The 2009 Incentive Plan rewards corporate and individual
performance with a goal of helping to align the total compensation of the participants with the
interests of the Company’s stockholders.

Because the 2009 Incentive Plan is not set forth in any formal document, a general description
outlining the 2009 Incentive Plan follows. Under the 2009 Incentive Plan variable cash incentives,
if any, will be paid based on the achievement of specified corporate and individual objectives. The
variable cash incentive component of each participant’s total compensation is based on a target
amount. The amount of such compensation for executive officers will be determined based on the
following factors: (i) 70% based on achievement of the Company’s financial objectives, (ii) 20%
based on the achievement of corporate objectives, and (iii) 10% based on the achievement of certain
leadership objectives, with a potential payout at target incentive levels of approximately
$600,000. Non-officer variable compensation for 2009 will be determined based on the following
factors: (i) 60% based on achievement of financial objectives, (ii) 30% based on the achievement of
corporate objectives, and (iii) 10% based on the achievement of certain leadership objectives, with
a potential payout at target incentive levels of approximately $800,000. The target incentive
awards for officers range from 30% to 75% of salary compensation.

Each participant can earn up to 200% of their target based on very high achievement of these
objectives established by the Committee. There is no mandatory minimum award payable under the 2009
Incentive Plan. Bonus awards are subject to the approval of the Committee and are based on a
combination of total corporate performance and individual performance. The actual cash incentive
paid to a participant in the 2009 Incentive Plan may be adjusted based upon the achievement of
corporate and individual objectives and will be measured on a sliding scale basis (e.g. 50%
achievement would result in payment of 50% of target incentives, 100% achievement would result in
payment of 100% of target incentives and 200% achievement would result in payment of 200% of target
incentives). The Committee, in its discretion, may award bonuses even if the 2009 Incentive Plan’s
financial targets are not met.

The Board also approved the financial and the corporate objectives for the 2009 Incentive
Plan. These financial objectives are based on achieving specified levels of improvement in revenue
and in earnings before interest, tax, depreciation and amortization expense. The corporate
objectives include specified individual business objectives, as well as certain company-wide
objectives. These objectives include customer satisfaction, customer retention, certain project
milestones, certain productivity metrics and maintaining regulatory compliance. Leadership
objectives include maintenance of the Company’s performance culture, individual performance
appraisals and evaluation of individual development plans. The incentives are earned over the
course of fiscal year 2009 and are expected to be paid by March 15, 2010.

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