Document:

EX-10.27

 Exhibit 10.27 

NINTH AMENDMENT TO LEASE 

This Ninth Amendment to Lease (“Ninth Amendment”) is executed as of the
6th day of September, 2018, by and between RREF II DRYDOCK, LLC, as landlord (“Landlord”), and GINKGO BIOWORKS, INC., as tenant (“Tenant”). 

B A C K G R O U N D: 
 A.
Reference is made to a certain Lease Agreement dated December 22, 2011 between, Landlord’s predecessor-in-interest, Zoom Group LLC (“Zoom”),
and Tenant, as amended by, among other documents, that certain: (i) Commencement Date Agreement dated January 31, 2012; (ii) First Amendment to Lease Agreement dated April     , 2012; (ii) Second Amendment to Lease
Agreement (and Side Letter) dated as of August 1, 2014; (iii) Third Amendment to Lease Agreement dated August 15, 2014; (iv) Fourth Amendment to Lease dated May 1, 2016; (v) Party Wall Access Agreement dated May 31, 2016
between Zoom, Tenant and Jamestown 21-23-25 Drydock, L.P.; (vi) Fifth Amendment to Lease dated May 31 , 2016 (“Fifth Amendment”); (vii) Sixth
Amendment to Lease dated August 5, 2016; (viii) Seventh Amendment to Lease dated July 31 , 2017 (“Seventh Amendment”); and (ix) Eighth Amendment to Lease dated as of March 23, 2018 (“Eighth
Amendment”) (collectively, the “Lease”) pursuant to which Tenant is leasing (and has additional rights to lease) from Landlord space within the Building, all as more specifically set forth in the Lease (the
“Premises”). Capitalized terms not otherwise defined herein shall have the meaning ascribed to them in the Lease. 
 B.
Landlord and Tenant are the current holders, respectively, of the lessor’s and lessee’s interests in the Lease. 
 C. Landlord and
Tenant desire to amend the Lease in certain respects as provided herein. 
 A G R E E M E N T S: 

NOW, THEREFORE, in consideration of the agreements set forth herein and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, Landlord and Tenant hereby agree, and amend the Lease, as follows: 
 1. Fourteenth Expansion
Premises. From and after the Fourteenth Expansion Premises Commencement Date (as defined below), approximately 18,674 rentable square feet consisting of (a) 18,434 rentable square feet on the eastern half of the seventh (7th) floor of the Building (the “7th Floor Expansion Premises”), and (b) approximately 240 rentable square feet on the western
portion of the first (1st) floor of the Building (the “Electrical Room Expansion Premises” and collectively with the 7th Floor
Expansion Premises, the “Fourteenth Expansion Premises”), as outlined on the plan attached hereto and incorporated herein as Exhibit A-1, shall be deemed added to and incorporated into
the Premises demised under the Lease. 
 2. Fourteenth Expansion Premises Commencement Date; Fourteenth Expansion Premises Rent
Commencement Date. The anticipated delivery date of the Fourteenth Expansion Premises is October 1, 2018 (the “Anticipated Fourteenth Expansion Premises Commencement Date”), subject to delays caused by factors beyond the
reasonable control of Landlord (which shall not include any financial difficulties of Landlord) or the holdover of the current tenant or occupant thereof. Landlord shall not be liable to Tenant, and Landlord shall not be in default, for any failure
to deliver the Fourteenth Expansion Premises on any specified date; provided in no event shall Tenant be required to pay Basic Rent or Additional Rent (other than as specifically set forth below) on the Fourteenth Expansion Premises until five
(5) months following the actual Fourteenth Expansion Premises Commencement Date (as defined 

  
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below) (that five (5) month period being the “Fourteenth Expansion Premises Free Rent Period”), but Tenant shall be required to pay all electricity charges applicable to the
Fourteenth Expansion Premises as required under Sections 4(c) and 7(b) of the Lease from and after the Fourteenth Expansion Premises Commencement Date. The actual “Fourteenth Expansion Premises Commencement Date” shall be the date
of the delivery of the Fourteenth Expansion Premises to Tenant in accordance with the terms and conditions hereof. As used herein, the “Fourteenth Expansion Premises Rent Commencement Date” shall be the day following the expiration
of the Fourteenth Expansion Premises Free Rent Period. Notwithstanding the foregoing, Tenant acknowledges that the Fourteenth Expansion Premises delivery hereunder is subject to the existing tenant agreeing to a voluntary termination or recapture of
its space and its surrender of the Fourteenth Expansion Premises (“Existing Tenant Termination”). In no event shall Tenant be required to accept delivery of the Fourteenth Expansion Premises before the Anticipated Fourteenth
Expansion Premises Commencement Date. In the event the Existing Tenant Termination does not take place on or before March 31, 2019, Landlord and Tenant shall each have the right to terminate this Amendment by not less than fifteen
(15) days prior written notice to the other whereupon such termination this Amendment shall be of no further force or effect, unless the Existing Tenant Termination occurs within such fifteen (15) day period in which event the termination
right hereunder shall be void and of no further force or effect. Notwithstanding anything to the contrary set forth herein, Tenant shall also have the right to terminate this Amendment by not less than thirty (30) days prior written notice to
Landlord if Landlord fails to deliver the Fourteenth Expansion Premises to Tenant by March 31, 2019, whereupon such termination this Amendment shall be void and of no further force or effect; unless the delivery of the Fourteenth Expansion
Premises is delivered as required herein within such thirty (30) day period in which event the termination right hereunder shall be void and of no further force or effect. 

3. Delivery. Notwithstanding anything to the contrary contained in the Lease, Landlord shall deliver the Fourteenth Expansion Premises
vacant and in broom-clean condition and with the applicable work, if any, set forth on Exhibit B attached hereto and as expressly provided in Section 12 below (“Landlord’s Delivery Work”) substantially completed at
Landlord’s sole cost and expense in a good and workmanlike manner, but otherwise in “as is” condition, and without representation or warranty, express or implied, in fact or in law, by Landlord and without recourse to Landlord as to
the nature, condition or usability thereof, except that Landlord shall cause any defect in the work to be repaired within one (1) year of the Fourteenth Expansion Premises Commencement Date. Tenant agrees that except for Landlord’s
Delivery Work applicable to the Fourteenth Expansion Premises, if any, Landlord has no work to perform in or on the Fourteenth Expansion Premises Commencement Date therefor to prepare the Fourteenth Expansion Premises for Tenant’s use and
occupancy, and that any and all work to be done in or on the Fourteenth Expansion Premises will be performed by Tenant at Tenant’s sole cost and expense in accordance with the terms of this Ninth Amendment (subject to Section 6 below). As
of the Fourteenth Expansion Premises Commencement Date, the overall electrical capacity of the Fourteenth Expansion Premises then being delivered to Tenant hereunder shall be as provided in Section 12 below. 

4. Expiration Date. The term for the Fourteenth Expansion Premises demised hereunder shall expire on January 31, 2030, unless the
Lease is otherwise terminated or extended as provided therein. 
 5. Tenant Improvements. Tenant shall cause the substantial
completion of all necessary or desirable construction and installations of all of Tenant’s improvements to the Fourteenth Expansion Premises in accordance with the provisions of the Lease, including but not limited to Section 14 of the
Fifth Amendment, Article 8 of the Lease, the Master Lease, including without limitation Articles 9 and 24 thereof, and the terms of this Amendment (“Tenant’s Improvements”). In connection with any Tenant’s Improvements,
Tenant agrees that it will not, either directly or indirectly, use any contractors and/or materials if their use will create any difficulty, whether in the nature of a labor dispute or otherwise, with

  
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 other contractors and/or labor engaged by Tenant or Landlord or others in the construction, maintenance
and/or operation of the Building or any part thereof. Landlord agrees that the following language included in any Certificate of Insurance delivered to Landlord in connection with the Lease is currently satisfactory and will be deemed approved by
Landlord with respect to the naming of additional insureds if it names the parties in interest designated by Landlord (“Parties in Interest”) and reads substantially as follows: “[Parties in Interest] are included as Additional
Insured on a primary non-contributory basis.” Landlord and Tenant shall reasonably cooperate in connection with scheduling and performing Tenant’s Improvements in the Fourteenth Expansion Premises to
provide flexibility as to timing therefor so Tenant may perform same as expeditiously as practical so long as same does not unreasonably interfere with other tenants or the operation of the Building. 

6. Payment of Costs for Tenant’s Improvements; Fourteenth Expansion Premises Allowance. Subject to the Fourteenth Expansion
Premises Allowance set forth below, Tenant shall pay all of the costs and expenses of Tenant’s Improvements (including, without limitation, the costs of construction, the cost of permits and permit expediting, and all architectural and
engineering services obtained by Tenant in connection therewith). Upon the Fourteenth Expansion Premises_Commencement Date, Landlord shall provide an allowance of up to $96.00 per rentable square foot of the Fourteenth Expansion Premises ($1, 792,
704.00) (the “Fourteenth Expansion Premises Allowance”). The Fourteenth Expansion Premises Allowance may only be used for hard or soft costs actually incurred by Tenant in connection with Tenant’s Improvements within the
Fourteenth Expansion Premises demised hereunder; provided, however, that Tenant may use (a) up to fifty percent (50%) of the Fourteenth Expansion Premises Allowance to improvements made in connection with the western half of the eighth (8th) floor of the Premises, and (b) any or all portions of the Fourteenth Expansion Premises Allowance may be used for hard or soft costs actually incurred by Tenant in connection with
Tenant’s Roof-Top Area, including Roof-Top Equipment, Exterior Ducting, interior ducting, and conduits, equipment and other infrastructure and materials required to
exhaust or vent from, or connect electrical service and other utilities to, any of the Premises. No portion of the Fourteenth Expansion Premises Allowance may be used for Tenant’s furniture, fixtures, equipment, cabling and/or other personal
property. Provided Tenant shall not then be in default of the Lease beyond applicable notice and/or cure periods, or there shall not then be occurring any circumstance or state of facts which, with notice or the passage of time or both, would result
in a breach or default hereunder that is not cured within the applicable cure period, the payment of the applicable portion of the Fourteenth Expansion Premises Allowance shall be made to reimburse Tenant for amounts spent on Tenant’s
Improvements within thirty (30) days following Tenant’s requisition therefor generally in accordance with Section 14(c) of the Fifth Amendment such that no more than fifty percent (50%) of that portion of the Fourteenth Expansion
Premises Allowance corresponding to the cost of the Tenant’s Improvements within the Fourteenth Expansion Premises (or such other work as otherwise expressly provided above) will be paid upon satisfactory completion of all rough inspections by
the City of Boston lnspectional Services Department for the work within the Fourteenth Expansion Premises (or such other work as otherwise expressly provided above), and the remaining fifty percent (50%) of that portion of the Fourteenth Expansion
Premises Allowance corresponding to the cost of the Tenant’s Improvements within the Fourteenth Expansion Premises (or such other work as otherwise expressly provided above) will be paid within thirty (30) days following delivery to
Landlord of (i) a final Certificate of Occupancy issued by the City of Boston Inspectional Services Department for the work within the Fourteenth Expansion Premises (or such other work as otherwise expressly provided above); and
(ii) satisfactory lien waivers from all contractors and other satisfactory evidence that all contractors have been paid or will be paid in full for the work within the Fourteenth Expansion Premises (o or such other work as otherwise expressly
provided above). Landlord shall have no obligation to advance any funds or pay any amounts on account of Tenant’s Improvements in excess of the Fourteenth Expansion Premises Allowance (excluding any allowances outstanding as of the date hereof
under the Lease as previously amended) and in the event Tenant fails to request any portion of the Fourteenth Expansion Premises Allowance, pursuant to the terms and conditions hereof, within forty-two ( 42)
months of the Fourteenth Expansion Premises Commencement Date, such unrequested portion of the Fourteenth Expansion Premises Allowance shall be forfeit and no longer available for request hereunder. 

  
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 7. Eighth Amendment Extension Allowance. In the event that Tenant exercises its
option to extend the Term for three (3) years in accordance with Section 9(h) of the Eighth Amendment, the Extension Allowance provided therein shall be available on and after February 1, 2027 for any and all improvements made to
those portions of the Premises as provided therein on or after March 1, 2024 until the end of the Term. 
 8. Confirmation
Agreement. Landlord and Tenant agree to execute, upon the request of either party, a supplemental agreement confirming the Fourteenth Expansion Premises Commencement Date and Fourteenth Expansion Premises Rent Commencement Date after same are
determined. 
 9. Basic Rent for the Fourteenth Expansion Premises. As of the Fourteenth Expansion Premises Rent Commencement Date,
Tenant shall pay Basic Rent for the Fourteenth Expansion Premises, to Landlord, in the amounts set forth below, in the manner and at the times set forth in Article 4(a) of the Lease, in advance, without demand, deduction or set off: 

 

	 	a.	 Fourteenth Expansion Premises Lease Year 1 (or portion thereof, if applicable): $1,139,114.00 per annum, paid
in monthly installments of $94,926.17 ($61.00 per rentable square foot); 

  

	 	b.	 Fourteenth Expansion Premises Lease Year 2: $1,173,287.42 per annum, paid in monthly installments of $97,773.95
($62.83 per rentable square foot); 

  

	 	c.	 Fourteenth Expansion Premises Lease Year 3: $1,208,394.54 per annum, paid in monthly installments of
$100,699.55 ($64.71 per rentable square foot); 

  

	 	d.	 Fourteenth Expansion Premises Lease Year 4: $1,244,622.10 per annum, paid in monthly installments of
$103,718.51 ($66.65 per rentable square foot); 

  

	 	e.	 Fourteenth Expansion Premises Lease Year 5: $1,282,156.84 per annum, paid in monthly installments of
$106,846.40 ($68.66 per rentable square foot); 

  

	 	f.	 Fourteenth Expansion Premises Lease Year 6: $1,320,625.28 per annum, paid in monthly installments of
$110,052.11 ($70.72 per rentable square foot); 

  

	 	g.	 Fourteenth Expansion Premises Lease Year 7: $1,360,214.16 per annum, paid in monthly installments of
$113,351.18 ($72.84 per rentable square foot); 

  

	 	h.	 Fourteenth Expansion Premises Lease Year 8: $1,400,923.48 per annum, paid in monthly installments of
$116,743.62 ($75.02 per rentable square foot); 

  

	 	i.	 Fourteenth Expansion Premises Lease Year 9: $1,442,939.98 per annum, paid in monthly installments of
$120,245.00 ($77.27 per rentable square foot); 

  

	 	j.	 Fourteenth Expansion Premises Lease Year 10: $1,486,263.66 per annum, paid in monthly installments of
$123,855.3l ($79.59 per rentable square foot); and 

  

	 	k.	 Fourteenth Expansion Premises Lease Year 11: $1,530,894.52 per annum, paid in monthly installments of
$127,574.54 ($81.98 per rentable square foot). 

  
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 (As used herein, the term “Fourteenth Expansion Premises Lease Year” shall mean each
successive 12-month period included in whole or in part in the Term of this Lease with the first (1st) Fourteenth Expansion Premises Lease Year beginning on
the Fourteenth Expansion Premises Rent Commencement Date and ending at midnight on the day before the first (1st) anniversary of the Fourteenth Expansion Premises Rent Commencement Date (provided
that if the Fourteenth Expansion Premises Rent Commencement Date is not the first (1st) day of a calendar month, the first (1st) Fourteenth
Expansion Premises Lease Year shall end at midnight on the last day of the calendar month which includes the first (1st) anniversary of the Fourteenth Expansion Premises Rent Commencement Date).
If the first (1st) Fourteenth Expansion Premises Lease Year of the Term shall be greater than one (1) full calendar year, the annual Basic Rent for such Fourteenth Expansion Premises Lease
Year shall be increased proportionately to the greater length of such Fourteenth Expansion Premises Lease Year. Similarly, if the last Fourteenth Expansion Premises Lease Year of the Term shall be less than one (1) full calendar year, the
annual Basic Rent for such Fourteenth Expansion Premises Lease Year shall be decreased proportionately to the lesser length of such Fourteenth Expansion Premises Lease Year.) 

10. Premises; Tenant’s Proportionate Share; Additional Rent. 

a. Tenant’s Proportionate Share. Notwithstanding anything to the contrary contained in the Lease, from and after the Fourteenth
Expansion Premises Commencement Date, the size of the Premises shall increase by approximately 18,674 rentable square feet, Tenant’s Proportionate Share shall increase by 6.79%, and all references to the Premises in the Lease shall be deemed to
include the Fourteenth Expansion Premises. 
 b. Additional Rent; PILOT Agreement Expiration. Tenant shall continue to pay Basic Rent
and Additional Rent on the existing Premises, and the Fourteenth Expansion Premises, as and when required under the Lease. Tenant acknowledges and agrees that in the event that any current payment in lieu of taxes agreement expires during the Lease
Term (as same may be extended), then Tenant shall be responsible for Tenant’s Proportionate Share of Taxes as provided in the Lease. Any such Taxes shall be the Taxes actually assessed and billed pursuant to the applicable taxing authority.

 11. Security Deposit. Notwithstanding anything to the contrary contained in the Lease, upon the Fourteenth Expansion Premises
Commencement Date, the existing Security Deposit shall be increased by Two Hundred Eighty-four Thousand Seven Hundred Seventy-eight and 51/100 ($284,778.51) to be paid to Landlord by Tenant within three (3) business days thereof, in the form of
a clean, irrevocable letter of credit in the foregoing additional amount (and Landlord shall promptly return the prior letter of credit upon receipt of replacement letter of credit) reasonably satisfactory in form and content to Landlord and issued
by an FDIC insured bank reasonably satisfactory to Landlord in favor of Landlord which shall be held pursuant to the terms and conditions of the Lease. 

12. Roof Rights; Exterior and other Shaft Rights. 

a. Tenant shall continue to have the rights set forth in Section 19 of the Eighth Amendment as to the Roof,
Roof-top Equipment and Tenant’s Roof-top Area (as those terms are defined therein); provided, however, that as of the Fourteenth Expansion Premises Commencement
Date Exhibit D-2 of the Eighth Amendment shall be replaced with Exhibit D-2 attached hereto and incorporated herein and thereafter all references to
Exhibit D-2 in the Lease shall be to Exhibit D-2 attached hereto. In addition, Exhibit D-1 of the Eighth Amendment
shall be of no further force or effect. 

  
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 b. The first three (3) sentences of Section 19(g) of the Eighth Amendment are
hereby deleted in their entirety and replaced with the following (with all references being to sections in the Eighth Amendment, excepting references to Exhibit E-3, which shall mean Exhibit E-3 attached to this Ninth Amendment and incorporated herein) : 
 Tenant shall have the non-exclusive right to install up to four (4) exterior ducts and related equipment, based on Tenant’s Improvements provided herein, on the rear exterior of the Building with three (3) exterior ducts
located as approximately shown on Exhibit E-3 hereto attached and one (1) exterior duct located at a mutually agreeable location on the rear exterior of the Building within the area shown on Exhibit E-3 (with such exterior ducting being the “Exterior Ducting”). In the event Tenant elects to terminate the obligation to take the Twelfth Expansion Premises or the Thirteenth Expansion Premises
as set forth in Section 2f above, then the Exterior Ducting provided hereunder shall be reduced to three (3) Exterior Ducts with two (2) Exterior Ducts in two (2) of the locations as approximately shown on Exhibit E-3 and
one (1) Exterior Ducting at a mutually agreeable location on the rear of the Building. 
 c. In addition, in connection with the
delivery of the Fourteenth Expansion Premises, Tenant shall have the non-exclusive right to install one (1) additional exterior duct and related equipment, based on Tenant’s Improvements provided
herein and in the Lease, on the rear exterior of the eastern portion Building as approximately shown on Exhibit E-3. Tenant’s rights to such additional exterior duct and related equipment shall be
subject to the Exterior Ducting review and approval provisions of Section 19(g) of the Eighth Amendment. 
 13. New Electrical
Service Work. From and after the date hereof, Section 16b of the Eighth Amendment is hereby deleted and replaced with the following: 

b. On or about October 1, 2018, Landlord shall deliver (or have delivered) to the Building a new 4,000 Amp electrical service (the
“New Electrical Service”) to serve the existing Premises and all Expansion Premises included in and through the Eighth Amendment and the Fourteenth Expansion Premises. For each day from and after December 1, 2018 that the New
Electrical Service is not delivered, Basic Rent for the Seventh Expansion Premises shall be reduced by fifty percent (50%) applicable to the Seventh Expansion Premises until the New Electrical Service is delivered. Tenant shall be solely responsible
for connecting the Fourteenth Expansion Premises and those portions of the Premises on the eighth (8th) floor to the New Electrical Service and disconnecting the Fourteenth Expansion Premises and those portions of the Premises on the Eighth Floor
from the existing Bus Duct/Building electrical service, at Tenant’s sole cost and expense, subject to applicable allowances under the Lease as amended hereby and this Subsection b, all in accordance with the terms and conditions of the Lease.
Tenant shall be responsible for completing the foregoing work, and all related ancillary work relating thereto, no later than the later of (A) five (5) months following Landlord’s completion of the installation of the New Electrical
Service and (B) March 1, 2019 and (C) with respect to the Eighth Expansion Premises, the Eighth Expansion Premises Commencement Date for the entire Eighth Expansion Premises. In connection with the New Electrical Service:
(i) Landlord shall be entitled to charge Tenant, as additional rent, for Tenant proportional percentage increase in Tenant’s use of the Building’s main electrical room based on a so-called
triple net basis; (ii) Landlord shall remain responsible for any lease agreements or rental fees between Landlord any utility company(ies) associated with the New Electrical Service, subject to the inclusion thereof in Operating Costs as and to
the extent provided in the Lease; (iii) subject to Landlord completing Landlord’s Delivery Work associated with the applicable Expansion Premises, and the rights existing tenants and occupants therein, Landlord shall provide Tenant with
reasonable access to the applicable Expansion Premises (2nd floor West and 3rd floor West) to install Tenant electrical rooms therein prior to October I, 2018; and (iv) Landlord shall remain responsible for delivering the New Electrical Service
pursuant to the Eighth Amendment as modified herein. Landlord shall reimburse Tenant for fifty percent (50%) of the third party reasonable costs incurred by Tenant solely in connecting the New Electrical Service to the Fourteenth Expansion Premises

  
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and those portions of the Premises on the eighth (8th) floor and disconnecting the electrical service thereto, up to a maximum reimbursement amount of Ninety Thousand and 00/100 Dollars
($90,000.00) (“Landlord’s New Service Contribution”). Landlord’s New Service Contribution shall not include any costs or expenses relating to providing or disconnecting electrical service to the Roof. So long as Tenant is
not in default of the Lease beyond applicable notice and/or cure periods, or there shall not then be occurring any circumstance or state of facts which, with notice or the passage of time or both, would result in a breach or default hereunder that
is not cured within the applicable cure period, Landlord shall pay the Landlord’s New Service Contribution in one (I) lump sum payment following completion of the foregoing connection and disconnection work in a good and workmanlike manner
and Landlord’s receipt of (x) paid third-party invoices (with satisfactory evidence of payment and other supporting material) for such work performed in accordance with all of the terms and conditions of the Lease, (y) lien waivers
reasonably satisfactory to Landlord from the project manager or any others performing the work or supplying the labor or material, and (z) any other commercially reasonable requirements of Landlord relating thereto. Tenant has submitted and
Landlord has approved Tenant’s plans entitled “Electrical Riser Diagram & Schedules” dated “4-03-2018” for incorporating the following
switchboard disconnecting means as part of Landlord’s Delivery Work: two 1200 AMP, one 1000 AMP, three 600 AMP and seven 400 AMP circuit breakers. Any and all actual, reasonable costs incurred in the design, purchase and installation of said
disconnects shall be at Tenant’s sole expense and shall be deducted from the any then earned, accrued and available Eighth Amendment Allowance applicable thereto following presentation of an invoice to Tenant itemizing such costs. 

14. Ninth Amendment Riser. Landlord shall provide Tenant with access to space measuring approximately one foot by nine feet (1’x
9’) and running from the second (2nd) floor through the seventh (7th) floor of the Building, between columns E and F, as more particularly
shown on Exhibit F, attached hereto and incorporated herein, and including a horizontal area through the top of the space currently occupied by Au Bon Pain, (the “ABP Conduit”, and collectively, the “Ninth Amendment
Riser Space”), for Tenant’s exclusive use for the purpose of running electrical conduits and plumbing, and other uses reasonably approved by Landlord in writing (collectively, “Tenant’s Riser Uses”). All equipment
within the Ninth Amendment Riser Space (or the Alternate Ninth Amendment Riser Space (as defined below) if applicable) shall be installed by Tenant, at Tenant’s sole cost and expense, in accordance with (x) all applicable laws, rules,
regulations, and ordinances and (y) plans and a construction schedule approved by Landlord in writing (which approval shall not be unreasonably withheld), which plans shall include, without limitation, the specific path of the ABP Conduit. All
insulated ductwork installed within the Ninth Amendment Riser Space shall be blanket wrapped, but Tenant shall not be required to insulate or wrap pipes unless (i) required by code or (ii) reasonably required by Landlord during
Landlord’s approval of Tenant’s plans. Any portion of the Ninth Amendment Riser Space passing through a space leased or occupied by a third party shall be completely enclosed by Tenant, at Tenant’s sole cost and expense, to Base
Building Standards, as reasonably defined by Landlord during the plan approval process. Landlord shall coordinate with other tenants of the Building to provide Tenant with reasonable access to the Ninth Amendment Riser Space to allow Tenant to
perform its work (which coordination may include, without limitation, providing tenant with written approvals, if any, required by the leases of such tenants, not less than one (I) week’s advance notice, a written scope of work that has
been approved by Landlord pursuant hereto, identification of, and certificates of insurance from, contractors performing work within such tenant’s space, and other reasonable requirements relating thereto), which Tenant agrees may be scheduled
to minimize unreasonable interference with such other tenants or the operation of the Building and which may require Tenant to perform its work after regular business hours, at Tenant’s sole cost and expense. Landlord shall not be liable to
Tenant, and Landlord shall not be in default, for any failure to provide access to the Ninth Amendment Riser Space on any specified date; provided, however, that in the event Landlord is unable to provide Tenant with the Ninth Amendment Riser Space
on or before October 7, 2018 (subject to extension due to any delays caused by Tenant), (i) Tenant shall have the non-exclusive right to install, maintain and operate one (I) exterior duct located
within the area shown as the “6th 

  
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Exterior Shaft Area” on Exhibit E-3 hereto attached (the “Alternate Ninth Amendment Riser Space”) for Tenant’s exclusive
use for Tenant’s Riser Uses to service the Premises from the first (1st) floor through the eighth (8th) floor of the Building, and
(ii) for as long as (a) Tenant is unable to access the Ninth Amendment Riser Space or the Alternate Ninth Amendment Riser Space for purposes of installing the approved equipment and (b) as a result thereof, Tenant is prevented from
using the Ninth Expansion Premises and Tenth Expansion Premises, Tenant shall not be required to pay Basic Rent or Additional Rent with respect to the Fourteenth Expansion Premises for the period of time Tenant is unable to access either the Ninth
Amendment Riser Space or the Alternate Ninth Amendment Riser Space provided such Basic Rent and Additional Rent abatement period shall in no event exceed one (I) full calendar month. The design and installation of the Alternate Ninth Amendment
Riser Space, if any, shall be subject to the prior written approval (including, without limitation, actual location, size, method of attachment, etc.) of Landlord (such approval not to be unreasonably withheld, conditioned or delayed so long as same
is not otherwise inconsistent with the character and quality of the Building as of the date of such work). In connection with all of Tenant’s work under this Ninth Amendment, Tenant agrees that it will not, either directly or indirectly, use
any contractors and/or materials if their use will create any difficulty, whether in the nature of a labor dispute or otherwise, with other contractors and/or labor engaged by Tenant or Landlord or others in the construction, maintenance and/or
operation of the Building or any part thereof. Tenant shall be responsible for completing the foregoing work, and all related ancillary work relating thereto, no later than the later of (a) five (5) months following the later of
(I) Landlord’s completion of the installation of the New Electrical Service and (II) the date that Landlord provides access to the Ninth Amendment Riser Space or Alternate Ninth Amendment Riser Space for purposes of installing the
approved equipment and (b) March 1, 2019 and (c) with respect to the Eighth Expansion Premises, the Eighth Expansion Premises Commencement Date for the entire Eighth Expansion Premises. In the event Landlord provides Tenant with the
Ninth Amendment Riser Space on or before October 7, 2018 (as such date is extended due to any delays caused by Tenant), any rights of Tenant to the Alternate Ninth Amendment Riser Space shall be void and of no further force or effect. 

15. Assignment and Subletting. Notwithstanding any other provision in the Lease to the contrary, with respect to a request for
Landlord’s consent to a subletting of all or any portion of the Premises, it shall not be reasonable for Landlord to withhold consent to any requested sublease solely on the basis that (i) there is other suitable space in the Building or
(ii) that such proposed subtenant is a current occupant of the Building. 
 16. Parking. Tenant is currently entitled to a
license to use certain parking spaces in accordance with Exhibit H to the Lease. From and after the Fourteenth Expansion Premises Rent Commencement Date, Tenant shall be entitled to a license to use additional parking spaces based on the
ratio of I parking space per 3,800 rentable square feet of space in the applicable Expansion Premises, subject to the terms of said Exhibit H. The parking space provided hereunder shall be located in the exterior lots “S” and/or
“P” controlled by Landlord, provided that if Landlord is unable to provide any such parking space in the exterior lots “S” and/or “P”, then as otherwise reasonably designated by Landlord from time to time. 

17. Control Areas. From and after the Fourteenth Expansion Premises Commencement Date, Tenant shall be entitled to use Tenant’s
proportionate share of the Control Area (s) (i.e., chemical storage area available) (located on and allocable to the seventh (7th) floor of the Building based on the rentable area of the
Fourteenth Expansion Premises to the entire rentable area of the seventh (7th) floor of the Building. Such Control Area shall be established, maintained and used by Tenant in accordance with, and
shall be subject to, all of the terms and conditions of the Lease and in compliance with all applicable laws, rules, regulations, codes and requirements. For purposes hereof, “Control Area” shall mean Control Area as defined in and
in compliance with the Massachusetts Building Code. 

  
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 18. License Agreement. Landlord’s License Termination Notice to Tenant dated
July 11, 2018 (the “Termination Notice”) is hereby revoked and Landlord and Tenant hereby agree that the Temporary License for Use and Occupancy Agreement dated as of November 16, 2017 between Landlord, as licensor, and
Tenant, as licensee, as amended by that certain Amendment to License dated as of March 27, 2018 (the “License Agreement”), remains in full force and effect, unaffected by the Termination Notice, but modified and hereby amended
by deleting clause (ii) of Section 1 of the License Agreement and as follows: 
 Licensee hereby acknowledges and agrees that
Licensor, will be replacing certain windows on the second (2nd) floor of the Building (the “Window Work”), which Window Work will require, among other things, that certain
mechanical systems serving the Licensed Premises (including, without limitation the HVAC conduit, certain ductwork, and certain electrical components) will be removed and/or relocated. Licensee hereby acknowledges and agrees that the Window Work and
such removal and/or relocation can be commenced and completed, and that Licensee shall be responsible, at its sole cost and expense, for any and all work required for Licensee’s continued use of the License Premises, which work shall be subject
to Licensor’s prior written approval; provided that Licensor shall undertake the Window Work with reasonable diligence and reasonably coordinate same with Tenant per discussions between the parties (but such coordination shall not require after
hours work or unreasonable delays). 
 19. Eighth Expansion Premises. The Anticipated Eighth Expansion Premises Commencement Date is
hereby amended to mean December 1, 2018 and shall remain subject to delays caused by factors beyond the reasonable control of Landlord or the holdover or early yield-up, termination, expiration or
relocation of the current tenant or occupant thereof. Tenant hereby agrees that Landlord may deliver, at Landlord’s option, and Tenant shall accept, the Eighth Expansion Premises in two (2) stages of approximately 15,007 rentable square
feet and approximately 3,343 rentable square feet. If delivered in such stages, each stage shall have its own (a) Eighth Expansion Premises Commencement Date, (b) Eighth Expansions Premises Free Rent Period, and (c) Eighth Expansion
Premises Rent Commencement Date (all subject to the terms of Section 2(b) of the Eighth Amendment). Notwithstanding whether the Eighth Expansion Premises is delivered at one time or in stages, the definition of the Eighth Expansion Premises
Lease Year (as set forth in Section 5(b) of the Eighth Amendment) shall apply to the entire Eighth Expansion Premises and is hereby amended so that the first (1st) Eighth Expansion Premises
Lease Year ends at 11:59 pm on February 29, 2020, but that all subsequent Eighth Expansion Premises Lease Years are twelve (12) month periods beginning on March 1 of each such Eighth Expansion Premises Lease Year. 

20. Successors: Conflicts. This Ninth Amendment shall be binding upon the parties and their respective successors and assigns. To the
extent the terms and conditions of the Lease expressly conflict with or are expressly inconsistent with this Ninth Amendment, the terms and conditions of this Ninth Amendment shall control. 

21. Brokers. Landlord and Tenant each represents and warrants to the other that it has not directly or indirectly dealt, with respect
to this Ninth Amendment, with any broker or had its attention called to the Fourteenth Expansion Premises or other space to let in the Building, etc. by anyone other than Columbia Group Realty Advisors and JLL. Landlord and Tenant each agrees to
defend, exonerate and save harmless and indemnify the other and anyone claiming by, through or under the other against any claims for a commission arising out of the execution and delivery of this Ninth Amendment or out of negotiations between
Landlord and Tenant with respect to the leasing of other space in the Building. Landlord is responsible for paying all fees to Columbia Group Realty Advisors and JLL pursuant to separate agreement(s) therewith. 

  
 9 

 22. Miscellaneous. Except as expressly modified herein, the Lease shall remain
unmodified and in full force and effect. The provisions of this Ninth Amendment shall be binding upon and shall inure to the benefit of Landlord and Tenant and their respective legal representatives, successors and assigns. Any signature delivered
by a party by facsimile or electronic transmission shall be deemed to be an original signature to this Ninth Amendment. 
 IN WITNESS
WHEREOF the parties hereto have executed this Ninth Amendment to Lease in multiple copies, each to be considered an original hereof, as a sealed instrument on the date first written above 

 

									
	LANDLORD:	 		 	TENANT:
			
	RREF II DRYDOCK, LLC, a	 		 	GINKGO BIOWORKS, INC. , a Delaware corporation
	Delaware limited liability company	 		 	
					
	By:	 	 /s/ Partrick Sweeney
	 		 	By:	 	 /s/ Barry Canton

	Name:	 	Partrick Sweeney	 		 	Name:	 	Barry Canton
	Title:	 	Its Autorized Signatory	 		 	Title:	 	Founder
		 		 		 	Hereunto Duly Authorized

  
 10EX-10.28

 Exhibit 10.28 

Execution Version 7.27.20 
 27
Drydock Avenue 
 Boston, Massachusetts 

(the “Building”) 

TENTH AMENDMENT (“TENTH AMENDMENT”) 

Execution Date: July 29, 2020 
  

					
			
		 	LANDLORD:	  	BCP-CG 27 Property LLC, a Delaware limited liability company
			
		 	TENANT:	  	Ginkgo Bioworks, Inc., a Delaware corporation
			
		 	EXISTING PREMISES:	  	A total of 122,731 rentable square feet of the Building, as more specifically set forth in the Lease.
			
	LEASE DATA	 	DATE OF LEASE:	  	December 22, 2011
			
		 	EXPIRATION DATE:	  	January 31, 2030, unless the Lease is otherwise terminated or extended as provided in the Lease.
			
		 	PREVIOUS LEASE AMENDMENTS:	  	First Amendment to Lease Agreement dated April    , 2012
			
		 		  	Second Amendment to Lease dated August 1, 2014

			
		 		  	Third Amendment to Lease dated August 15, 2014
			
		 		  	Fourth Amendment to Lease dated May 1, 2016
			
		 		  	Fifth Amendment to Lease dated May 31, 2016
			
		 		  	Sixth Amendment to Lease dated August 5, 2016
			
		 		  	Seventh Amendment to Lease dated July 31, 2017
			
		 		  	Eighth Amendment to Lease dated March 23, 2018

			
		 		  	Ninth Amendment to Lease dated September 6, 2018

			
		 	FIFTEENTH EXPANSION PREMISES:	  	Approximately 7,473 rentable square feet consisting of a portion of the sixth (6th) floor of the Building, substantially as shown on Exhibit 10A, Tenth Amendment, a copy
of which is attached hereto and incorporated by reference herein

 WHEREAS, Tenant desires to lease additional premises from Landlord, to wit, the Fifteenth
Expansion Premises, upon the terms and conditions hereinafter set forth; and 
 WHEREAS, Landlord is willing to lease the Fifteenth
Expansion Premises to Tenant and Tenant is willing to lease the Fifteenth Expansion Premises from Landlord upon the terms and conditions hereinafter set forth; NOW, THEREFORE, for good and valuable consideration, the parties hereby agree that the
above-referenced lease (the “Lease”) is hereby amended as follows: 
 1.     DEMISE OF THE FIFTEENTH
EXPANSION PREMISES 
 Landlord hereby leases to Tenant, and Tenant hereby hires and takes from Landlord, the Fifteenth Expansion Premises
for a Term commencing as of the Fifteenth Expansion Premises Commencement Date (as hereinafter defined) and, co-terminus with the Lease, expiring on the Expiration Date of the Lease. Said leasing of the
Fifteenth Expansion Premises shall be upon all of the same terms and conditions of the Lease, except as follows or as otherwise specifically set forth herein: 

A.     The “Fifteenth Expansion Premises Commencement Date” shall be the later of (1) the date that
Landlord makes the Fifteenth Expansion Premises available to Tenant and (2) the earlier of the date Tenant first occupies the Fifteenth Expansion Premises for the Permitted Use or August 1, 2020. From and after the Fifteenth Expansion
Premises Commencement Date, the term “Premises” as used in the Lease shall mean the Existing Premises and the Fifteenth Expansion Premises, collectively. The parties acknowledge and agree that the Fifteenth Expansion Premises may be
considered “available to Tenant” and the Fifteenth Expansion Premises Commencement Date to have occurred, notwithstanding the incompletion of Landlord’s Electrical Work, as defined in Section 4 below. 

B.     The “Fifteenth Expansion Premises Rent Commencement Date” shall be January 1, 2021. 

C.     Basic Rent payable with respect to the Fifteenth Expansion Premises shall be as follows: 

 

													
	 Time Period
	  	Annual Basic
Rent	 	  	Monthly Basic
Rent	 	  	Per Rentable
Square Foot	 
	 Fifteenth Expansion Premises Lease Year 1
	  	$	575,421.00	 	  	$	47,951.75	 	  	$	 77.00	 
	 Fifteenth Expansion Premises Lease Year 2
	  	$	592,683.63	 	  	$	49,390.30	 	  	$	79.31	 
	 Fifteenth Expansion Premises Lease Year 3
	  	$	610,469.37	 	  	$	50,872.45	 	  	$	 81.69	 
	 Fifteenth Expansion Premises Lease Year 4
	  	$	628,778.22	 	  	$	52,398.19	 	  	$	 84.14	 
	 Fifteenth Expansion Premises Lease Year 5
	  	$	647,610.18	 	  	$	53,967.52	 	  	$	86.66	 
	 Fifteenth Expansion Premises Lease Year 6
	  	$	667,039.98	 	  	$	55,586.67	 	  	$	 89.26	 
	 Fifteenth Expansion Premises Lease Year 7
	  	$	687,067.62	 	  	$	57,255.64	 	  	$	 91.94	 
	 Fifteenth Expansion Premises Lease Year 8
	  	$	707,693.10	 	  	$	58,974.43	 	  	$	 94.70	 
	 Fifteenth Expansion Premises Lease Year 9
	  	$	728,916.42	 	  	$	60,743.04	 	  	$	97.54	 
	 Fifteenth Expansion Premises Lease Year 10
	  	$	750,812.31	* 	  	$	62,567.69	 	  	$	100.47	 

  

	*	 Annualized for any period of less than 12 calendar months. 

 For purposes hereof, “Fifteenth Expansion Premises Lease Year” shall mean
each successive 12-month period included in whole or in part in the Term of this Lease with respect to the Fifteenth Expansion Premises with the first (1st)
Fifteenth Expansion Premises Lease Year beginning on the Fifteenth Expansion Premises Rent Commencement Date and ending at midnight on the day before the first (1st) anniversary of the Fifteenth
Expansion Premises Rent Commencement Date, and each succeeding Fifteenth Expansion Premises Lease Year shall begin on the day following the last day of the prior Fifteenth Expansion Premises Lease Year. Notwithstanding anything to the contrary
herein contained, the last Fifteenth Expansion Premises Lease Year shall expire on the Expiration Date. 
 Tenant shall have no obligation
to pay Basic Rent for the Fifteenth Expansion Premises for the period commencing as of the Fifteenth Expansion Premises Commencement Date and expiring as of the day before the Fifteenth Expansion Premises Rent Commencement Date (the “Rent
Abatement Period”). During the Rent Abatement Period, only Basic Rent for the Fifteenth Expansion Premises shall be abated, and all additional rent and other costs and charges, including all utilities, specified in the Lease shall remain as
due and payable pursuant to the provisions of the Lease. 
 D.     From and after the Fifteenth Expansion Premises
Commencement Date, Tenant’s Proportionate Share shall be increased by 2.58%. For the purposes of this Tenth Amendment, it is agreed that the Building Rentable Area is 289,613 square feet. 

E.     From and after the Fifteenth Expansion Premises Commencement Date, any reference herein or in the Lease to the
Premises shall be deemed to mean, collectively, the Existing Premises and the Fifteenth Expansion Premises. 
 2.
    CONDITION OF FIFTEENTH EXPANSION PREMISES 
 Notwithstanding anything to the contrary herein contained, the
Fifteenth Expansion Premises shall be delivered broom clean and free of tenants or other occupants and accepted by Tenant “as-is”, in its then (i.e., as of the Fifteenth Expansion Premises
Commencement Date) state of construction, finish and decoration, without any obligation on the part of Landlord to prepare or construct the Fifteenth Expansion Premises for Tenant’s occupancy or to provide any construction allowance (other than
the Fifteenth Expansion Premises Allowance (as hereinafter defined)) and without any representation or warranty by Landlord to Tenant as to the condition of the Fifteenth Expansion Premises. As of the Fifteenth Expansion Premises Commencement Date,
the Building Systems serving the Fifteenth Expansion Premises shall be in good working order, condition and repair, subject to Landlord’s Electrical Work, as defined below. 

 3.     TENANT 15th
IMPROVEMENTS AND FIFTEENTH EXPANSION PREMISES ALLOWANCE 
 Tenant shall cause the substantial completion of all necessary or
desirable construction and installations of all of Tenant’s improvements to the Fifteenth Expansion Premises in accordance with the provisions of the Lease, including but not limited to Section 8 of the Eighth Amendment, Section 14 of
the Fifth Amendment, Article 8 of the Lease, Articles 9, and 24 of the Master Lease, and the terms of this Tenth Amendment (“Tenant’s 15th Improvements”). In connection with
any Tenant’s 15th Improvements, Tenant agrees that it will not, either directly or indirectly, use any contractors and/or materials if their use will create any difficulty, whether in the
nature of a labor dispute or otherwise, with other contractors and/or labor engaged by Tenant or Landlord or others in the construction, maintenance and/or operation of the Building or any part thereof. Tenant’s contractors shall be subject to
Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. 
 Subject to the Fifteenth Expansion
Premises Allowance set forth below, Tenant shall pay all of the costs and expenses of Tenant’s 15th Improvements (including, without limitation, the costs of construction, the cost of permits and permit expediting, and all architectural and
engineering services obtained by Tenant in connection therewith). Upon the Fifteenth Expansion Premises Commencement Date, Landlord shall provide an allowance of up to $10.00 per rentable square foot of the Fifteenth Expansion Premises ($74,730.00)
(the “Fifteenth Expansion Premises Allowance”) that Tenant may use towards the design and construction of one or more of the following: (i) Tenant’s 15th Improvements within the portion of the Premises constituting the
Fifteenth Expansion Premises, (ii) improvements to the portion of the Premises located on the third (3rd) floor of the Building, or (iii) improvements to the portion of the Premises
located on the eighth (8th) floor of the Building (collectively, the “Allowance Improvements”; each such portion of the Premises for which the Fifteenth Expansion Premises Allowance may
be utilized is referred to herein as “Improvement Premises”), all of which shall be performed in the manner as required herein and subject to the terms and conditions hereof. The Fifteenth Expansion Premises Allowance may only be used for
hard or soft costs actually incurred by Tenant in connection with the Allowance Improvements. No portion of the Fifteenth Expansion Premises Allowance may be used for Tenant’s furniture, fixtures, equipment, cabling and/or other personal
property. Provided Tenant shall not then be in default of the Lease beyond applicable notice and/or cure periods, or there shall not then be occurring any circumstance or state of facts which, with notice or the passage of time or both, would result
in a breach or default hereunder that is not cured within the applicable cure period, the payment of the applicable portion of the Fifteenth Expansion Premises Allowance shall be made to reimburse Tenant for amounts spent on the Allowance
Improvements within thirty (30) days following Tenant’s requisition therefor generally in accordance with Section 14(c) of the Fifth Amendment such that no more than fifty percent (50%) of that portion of the Fifteenth Expansion
Premises Allowance corresponding to the cost of the Allowance Improvements within the applicable Improvements Premises will be paid upon satisfactory completion of all rough inspections by the City of Boston lnspectional Services Department for the
work within the applicable Improvements Premises, and the remaining fifty percent (50%) of that portion of the Fifteenth Expansion Premises Allowance corresponding to the cost of the Allowance Improvements within the applicable Improvements Premises
will be paid within thirty (30) days following delivery to Landlord of (i) a final Certificate of Occupancy issued by the City of Boston Inspectional 

 
Services Department for the work within the applicable Improvements Premises; and (ii) satisfactory lien waivers from all contractors and other satisfactory evidence that all contractors
have been paid or will be paid in full for the work within the applicable Improvements Premises. Landlord shall have no obligation to advance any funds or pay any amounts on account of Tenant’s
15th Improvements in excess of the Fifteenth Expansion Premises Allowance and in the event Tenant fails to request any portion of the Fifteenth Expansion Premises Allowance, pursuant to the terms
and conditions hereof, within twelve months of the Fifteenth Expansion Premises Commencement Date, such unrequested portion of the Fifteenth Expansion Premises Allowance shall be forfeit and no longer available for request hereunder. 

Except for the Fifteenth Expansion Premises Allowance, Tenant shall bear all other costs of Tenant’s Improvements. Landlord shall have no
liability or responsibility for any claim, injury or damage alleged to have been caused by the particular materials, whether building standard or non-building standard, selected by Tenant in connection with
Tenant’s Improvements. 
 4.     ELECTRICAL CURRENT 

Tenant shall be permitted to connect to the base Building riser serving the Fifteenth Expansion Premises in order to access electricity for the
Fifteenth Expansion Premises. Tenant shall be responsible for the maintenance of all equipment necessary to do so, including without limitation, panels and separate submeters. Upon the Fifteenth Expansion Premises Commencement Date, Landlord shall
allow Tenant access in an amount at least equal to twelve (12) watts per rentable square foot of the Fifteenth Expansion Premises. Upon completion of Landlord’s Electrical Work (as defined below), Landlord shall allow Tenant access in an
amount at least equal to a total of twenty-four (24) watts per rentable square foot of the Fifteenth Expansion Premises. Landlord and Tenant acknowledge and agree that as of the date hereof, all such connections and equipment exist at the
Fifteenth Expansion Premises, provided however, after the Fifteenth Expansion Premises Commencement Date, Tenant shall provide Landlord with access to and through the Premises to allow Landlord to perform certain work, including the installation of
additional equipment, as necessary to provide Tenant with access to the twenty-four (24) watts per rentable square foot provided above (“Landlord’s Electrical Work”). Landlord shall use reasonable efforts to complete
Landlord’s Electrical Work within thirty (30) days of commencement. Tenant shall pay all electricity charges applicable to the Fifteenth Expansion Premises as required under Section 4(c) and 7(b) of the Lease from and after the
Fifteenth Expansion Premises Commencement Date. 
 Notwithstanding the foregoing, if the Landlord’s Electrical Work has not been
completed on or before September 15, 2020, as such date may be extended as provided below (the “First Outside Date”), Tenant shall be entitled to a credit against Tenant’s obligation to pay Base Rent for the Fifteenth
Expansion Premises following the Fifteenth Expansion Premises Rent Commencement Date equal to one (1) day for every two (2) days between the First Outside Date and the Second Outside Date (defined below). Furthermore, if the
Landlord’s Electrical Work has not been completed on or before October 1, 2020, as such date may be extended as provided below (the “Second Outside Date”), Tenant shall be entitled to a credit against Tenant’s
obligation to pay Base Rent for the Fifteenth Expansion Premises following the Fifteenth Expansion Premises Rent Commencement Date equal to one (1) day for each day between the Second Outside Date and the date of completion of Landlord’s
Electrical Work. 

 Notwithstanding the foregoing, the First Outside Date and the Second Outside Date
shall be extended by the length of any delays in the completion of Landlord’s Electrical Work arising from causes beyond Landlord’s reasonable control, including, without limitation, Force Majeure delays (as defined herein). For
purposes of this provision, “Force Majeure” shall mean any prevention, delay or stoppage due to governmental regulation, strikes, lockouts, acts of God, acts of war, terrorist acts, civil commotions, unusual scarcity of or inability
to obtain labor or materials, labor difficulties, casualty or other causes reasonably beyond Landlord’s control or attributable to Tenant’s action or inaction. The provisions set forth in this Section shall be Tenant’s sole remedy for
any delay in the completion of the Landlord’s Electrical Work. 
 5.     ACCESS TO MECHANICAL ROOM 

Tenant acknowledges that the demised mechanical room shown on Exhibit 10A (shown as “MECH 611”) contains HVAC systems/Air
Handlers (“AHU”) that service space in the Building currently leased to InvicroCRO, LLC, and its permitted successors and assigns (“Invicro”), as more particularly shown and located on Exhibit 10A as “INVICRO AHU.”
Tenant shall grant access through its Premises on reasonable terms and procedures that it shall from time to time establish, for the purpose of maintenance of AHU equipment, to the following: (i) Invicro, (ii) Landlord, and (iii) any
subsequent tenant whose space is served by such AHU, provided, however, in the case of any subsequent tenant, such tenant shall be accompanied by an authorized agent of Landlord. 

6.     SECURITY DEPOSIT 

Landlord and Tenant acknowledge and agree that Landlord is currently holding an irrevocable letter of credit (the “Existing Letter of
Credit”) in the amount of One Million Five Hundred Seventy-One Thousand One Hundred Eighty-Seven and 43/100 Dollars ($1,571,187.43), in accordance with the terms of the Lease. Notwithstanding anything to
the contrary contained in the Lease, from and after the Execution Date hereof, the term “Security Deposit” shall mean the existing Security Deposit (as adjusted from time to time pursuant to the terms of the Lease) plus One Hundred
Forty-Three Thousand Eight Hundred Fifty-Five and 25/100 ($143,855.25) (the “Fifteenth Expansion Additional Deposit”). No later than the Fifteenth Expansion Premises Commencement Date, the existing Security Deposit shall be
increased by the Fifteenth Expansion Additional Deposit by delivery to Landlord of an amendment to the Existing Letter of Credit, in form and substance reasonably acceptable to Landlord, increasing the face amount thereof by the Fifteenth Expansion
Additional Deposit. Landlord shall continue to hold the Security Deposit pursuant to the terms and conditions of the Lease. 

 7.     EMERGENCY GENERATOR CAPACITY 

From and after the Fifteenth Expansion Premises Rent Commencement Date, the term “Premises” in Section 16 (a) of the Eighth
Amendment shall include the Fifteenth Expansion Premises. 
 8.     EARLY ACCESS 

Notwithstanding any provision herein to the contrary, Tenant shall be entitled to have access to the Fifteenth Expansion Premises as of the
date hereof, without the payment of rent, for the purpose of installing furniture, fixtures, and equipment. All such installations shall be performed by, or under the direction or control of, Tenant and otherwise in compliance with the terms of this
Lease. Any such entry shall be deemed a license from Landlord to Tenant, and any entry thereunder shall be at the sole risk of Tenant. The insurance and indemnity obligations of Tenant under the Lease shall apply during any such early access. 

9.     SURRENDER 

At the expiration of earlier termination of the Term with respect to the Fifteenth Expansion Premises, Tenant shall surrender and yield up the
Fifteenth Expansion Premises in accordance with the terms and conditions of the Lease, including without limitation, the requirements and conditions set forth in the Seventh Amendment, Section 12 insofar as applicable to the Fifteenth Expansion
Premises. 
 10.     BROKERAGE 

Landlord shall pay any commissions or fees that are payable to CBRE and Columbia Group Realty Advisors (collectively, the
“Brokers”) with respect to this Tenth Amendment, in accordance with the provisions of a separate commission contract between Landlord and the Brokers. Each of Landlord and Tenant represents and warrants to the other that it has had
no dealings with any real estate broker, finder, or other person other than the Brokers with respect to this Tenth Amendment. Each of Tenant and Landlord hereby indemnifies and hold harmless the other against and from any claim for any brokerage
commission or other fees and all costs, expenses and liabilities in connection therewith, including, without limitation, attorneys’ fees and expenses, arising out of any breach of the foregoing representation and warranty made by it. This
representation and warranty shall survive the expiration or earlier termination of the Term hereof. 
 11.
    CONFLICT 
 In the event that any of the provisions of the Lease are inconsistent with this Tenth Amendment or
the state of facts contemplated hereby, the provisions of this Tenth Amendment shall control. 

 12.     RATIFICATION 

Except as herein and hereby modified and amended, the Lease shall remain in full force and effect and all of the other terms, provisions,
covenants, and conditions thereof are ratified and confirmed. 
 13.     MODIFICATIONS 

This Tenth Amendment may not be modified orally but only by a writing signed by the parties hereto and dated subsequent to the date hereof.

 14.     GOVERNING LAW 

This Tenth Amendment shall be governed by, and construed, interpreted, and enforced in accordance with the laws of the Commonwealth of
Massachusetts, without reference to its principles of conflicts of law. 
 15.     COUNTERPARTS. This Tenth
Amendment may be executed in multiple counterparts, each of which shall constitute one agreement, even though all parties do not sign the same counterpart. In the event that any signature is delivered by facsimile transmission or by e-mail delivery of a “.pdf” format data file, such signature shall create a valid and binding obligation of the party executing (or on whose behalf such signature is executed) with the same force and
effect as if such facsimile or “.pdf” signature page were an original thereof. 
 16.     ENTIRE AGREEMENT;
NO AMENDMENT. This Tenth Amendment constitutes the entire agreement and understanding between the parties with respect to the subject of this Tenth Amendment and shall supersede all prior written and oral agreements concerning this subject
matter. This Tenth Amendment may not be amended, modified or otherwise changed in any respect whatsoever except by a writing duly executed by authorized representatives of Landlord and Tenant. Each party acknowledges that it has read this Tenth
Amendment, fully understands all of this Tenth Amendment’s terms and conditions, and executes this Tenth Amendment freely, voluntarily and with full knowledge of its significance. Each party to this Tenth Amendment has had the opportunity to
receive the advice of counsel prior to the execution hereof. 
 17.     BINDING EFFECT 

This Tenth Amendment shall be binding upon and inure to the benefit of the parties and their respective successors and assigns. 

 EXECUTED UNDER SEAL as of the date first above written. 

 

			
	LANDLORD:
	
	 BCP-CG 27 Property LLC,

a Delaware limited liability company

		
	By:	 	 /s/ Matthew Stegall

	Name:	 	Matthew Stegall
	Title:	 	Managing Director

  

			
	TENANT:
	
	Ginkgo Bioworks, Inc.,
	a Delaware corporation
		
	By:	 	 /s/ Bartholomew Canton

	Name:	 	Bartholomew Canton
	Title:	 	CTO

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