Document:

EX-10.20

 Exhibit 10.20 

FIRST AMENDMENT TO LEASE AGREEMENT 

THIS FIRST AMENDMENT TO LEASE AGREEMENT (this “First Amendment”) is made as of May 19, 2005, by and between ARE-10933 NORTH TORREY PINES, LLC, a Delaware limited liability company (“Landlord”), and AMBRX, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
Landlord and Tenant are parties to that certain Lease Agreement dated as of March 15, 2005 (the “Lease”), pursuant to which Tenant leases certain space which the parties believed to contain approximately 36,058 rentable square
feet in a building located at 10975 North Torrey Pines Road, La Jolla, California. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease. 

B. Landlord and Tenant acknowledge having completed the measurement of the Premises required pursuant to the last paragraph of
Section 5 of the Lease and that based on such measurement the Premises actually contain 36,172 rentable square feet. 

C. Based on the results of the measurement of the Premises, Landlord and Tenant desire, pursuant to the provisions of the last paragraph
of Section 5 of the Lease and subject to the terms and conditions set forth below, to amend the Lease to, among other things, modify the definitions of “Premises,” “Rentable Area of Premises,” and
“Tenant’s Share” in the Lease. 
 NOW, THEREFORE, in consideration of the foregoing Recitals, which are
incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows:

  

	1.	 Premises. The definition of Premises on Page 1 of the Lease is hereby deleted in its
entirety and replaced with the following: 

  

					
	                	  	“Premises:	  	That portion of the Building (as defined below), containing approximately 36,172 rentable square feet, as determined by Landlord, as shown on Exhibit A.”

  

	2.	 Rentable Area of Premises. The definition of “Rentable Area of Premises” on Page
1 of the Lease is hereby deleted in its entirety and replaced with the following: 

 “Rentable Area of
Premises: 36,172 sq. ft.” 
  

	3.	 Tenant’s Share. The definitions of “Tenant’s Share of Operating Expenses
for the Project” and “Tenant’s Share of Operating Expenses for the Building” on Page 1 of the Lease are hereby deleted in their entirety and replaced with the following: 

“Tenant’s Share of Operating Expenses for the Project: 15.93%” 

“Tenant’s Share of Operating Expenses for the Building: 80.86%” 

 

	4.	 Miscellaneous. 

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

  
 1 

 b. This First Amendment is binding upon and shall inure to the benefit of the parties
hereto, their respective agents, employees, representatives, officers, directors, divisions, subsidiaries, affiliates, assigns, heirs, successors in interest and shareholders. 

c. This First Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which when
taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other
counterpart identical thereto except having additional signature pages executed by other parties to this First Amendment attached thereto. 

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

[Signatures are on the next page.] 

  
 2 

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

									
	LANDLORD:	 	                	 	ARE-10933 NORTH TORREY PINES, LLC,
		 		 	a Delaware limited liability company
				
		 		 	By:	  	ALEXANDRIA REAL ESTATE EQUITIES, INC.,
		 		 		  	a Maryland corporation, managing member
					
		 		 		  	By:	  	 /s/ Jennifer Pappas

		 		 		  	Its:	  	Jennifer Pappas
		 		 		  		  	Senior Vice President
		 		 		  		  	RE Legal Affairs
			
	TENANT:	 		 	AMBRX, INC.,
		 		 	a Delaware corporation
				
		 		 	By:	  	 /s/ Tiecheng Qiao

		 		 	Its:	  	Chief Executive Officer

  
 3EX-10.21

 Exhibit 10.21 

SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Second Amendment”) is made as of December 1, 2011, by and between ARE-10933 NORTH TORREY PINES, LLC, a Delaware limited liability company (“Landlord”), and AMBRX, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
Landlord and Tenant are parties to that certain Lease Agreement dated as of March 15, 2005, as amended by that certain First Amendment to Lease Agreement dated as of May 19, 2005 (as amended, the “Lease”). Pursuant to the
Lease, Tenant leases certain premises containing approximately 36,172 rentable square feet in a building located at 10975 North Torrey Pines Road, La Jolla, California. Capitalized terms used herein without definition shall have the meanings defined
for such terms in the Lease. 
 B. The last day of the Base Term of the Lease is currently November 30, 2012. 

C. Tenant has requested and Landlord, subject to the terms and conditions set forth below, has agreed to amend the Lease to, among other
things, (i) extend the Term of the Lease and (ii) change the amount off Base Rent payable under the Lease. 
 NOW,
THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	 Base Term. Notwithstanding anything to the contrary contained in the Lease, the last day of the
Base Term shall be, and hereby is, extended to November 30, 2017. 

  

	2.	 Base Rent. Commencing on December 1, 2012, the definition of Base Rent on Page 1 of the
Lease is hereby deleted in Its entirety and replaced with the following: 

  

					
	                	  	“Base Rent:	  	$3.00 per rentable square foot per month, subject to adjustment as provided for in Sections 3 and 4 below.”

  

	3.	 December 2012 and January 2013 Base Rent. Notwithstanding anything to the contrary contained
herein, so long as Tenant is not in Default, Tenant shall not be required to pay Base Rent for the months of December 2012 and January 2013; provided, however, Tenant shall continue to pay Additional Rent (including, without limitation,
Tenant’s Share of Operating Expenses) as defined in the Lease, for the months of December 2012 and January 2013. 

  

	4.	 Improvement Rent. Notwithstanding anything to the contrary contained in the Lease, commencing on
December 1, 2011, Tenant shall no longer be required to pay Improvement Rent and the provisions of Section 42 of the Lease shall have no further force or effect. 

 

	5.	 Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker,
agent or other person (collectively, “Broker”) other than Cassidy Turley/BRE Commercial in connection with the transaction reflected in this Second Amendment, and that no Broker other than Cassidy Turley/BRE Commercial brought about
such transaction. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than Cassidy Turley/BRE Commercial, claiming a commission or other form of compensation by virtue of
having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction. 

 6. Miscellaneous. 

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

b. This Second Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective agents, employees,
representatives, officers, directors, divisions, subsidiaries, affiliates, assigns, heirs, successors in interest and shareholders. 
 c.
This Second Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached
therefrom without Impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other counterpart identical thereto except having additional signature pages executed by other parties to this Second Amendment
attached thereto. 
 d. Except as amended and/or modified by this Second Amendment, the Lease is hereby ratified and confirmed and all other
terms of the Lease shall remain in full force and effect, unaltered and unchanged by this Second Amendment. In the event of any conflict between the provisions of this Second Amendment and the provisions of the Lease, the provisions of this Second
Amendment shall prevail. 
 [Signatures are on the next page.] 

 IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment as of the
day and year first above written. 
  

									
	LANDLORD;	  	                	  	ARE-10933 NORTH TORREY PINES, LLC,
		  		  	a Delaware limited liability company
				
		  		  	By:	  	ALEXANDRIA REAL ESTATE EQUITIES, INC.,
		  		  		  	a Maryland corporation,
		  		  		  	managing member
					
		  		  		  	By:	  	  

		  		  		  	Its:	  	Vice President, RE Legal Affairs
			
	TENANT:	  		  	AMBRX, INC.,
		  		  	a Delaware corporation
				
		  		  	By:	  	 /s/ John W. Wallen III

		  		  	Name: John W. Wallen III
		  		  	Title: VP, IP & Corp. Legal

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