Document:

Lease agreement

 Exhibit 10.24 
 LEASE AGREEMENT 
 BETWEEN 

WE GEORGE STREET, L.L.C. 
 (“LANDLORD”) 
 AND 

RIB-X PHARMACEUTICALS, INC. 
 (“TENANT”) 

 LEASE AGREEMENT 

This Lease Agreement (the “Lease”) is made and entered into as of the      day of March, 2002, by and
between WE GEORGE STREET, L.L.C., a Delaware limited liability company (“Landlord”) and RIB-X PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 

 

	 	1.	Basic Lease Information. 

  

	 	(a)	“Building” shall mean the building located at 300 George Street, New Haven, Connecticut. 

 

	 	(b)	“Rentable Square Footage of the Building” is deemed to be 518,940 square feet. 

 

	 	(c)	“Premises” shall mean the area shown on Exhibit A to this Lease. The Premises consists of space known as Suite 301 located on the third floor. The
“Rentable Square Footage of the Premises” is deemed to be 26,384 square feet on the third floor, subject to the right of remeasurement as set forth below. 

 

	 	(d)	“Base Rent”: 

  

													
	 Period
	 	Annual Rate
Per Square Foot	 	 	Annual
Base Rent	 	 	Monthly
Base Rent	 
	 Lease Year(s) 1 through 3
	 	$	18.85	  	 	$	497,338.40	  	 	$	41,444.87	  
	 Lease Year(s) 4 through 6
	 	$	19.85	  	 	$	523,722.40	  	 	$	43,643.53	  
	 Lease Year(s) 7 through 10
	 	$	20.85	  	 	$	550,106.40	  	 	$	45,842.20	  

  

	 	(e)	“Lease Year” shall mean the 12 month period commencing on the Rent Commencement Date (or the 1st day of the month thereafter if the Rent Commencement Date is
other than the 1st day of a month) and each 12 month period thereafter. 

  

	 	(f)	“Tenant’s Pro Rata Share”: 5.08% 

  

	 	(g)	“Term”: The period from the Commencement Date until the Rent Commencement Date and a period of 10 Lease Years thereafter. 

 

	 	(h)	“Commencement Date”: The date of this Lease. 

  

	 	(i)	“Rent Commencement Date”: The earlier to occur of (i) the date of Substantial Completion of the Initial Improvements (as defined on Exhibit C); or
(ii) the date Tenant or anyone claiming by or under Tenant takes occupancy of all or any part of the Premises. 

	 	(j)	“Termination Date”: The last day of the tenth Lease Year. 

  

	 	(k)	“Tenant allowance”: $20.00 per rentable square foot of the Premises for Initial Improvements in accordance with Exhibit C attached hereto.

  

	 	(l)	“Security Deposit”: $248,669 

  

	 	(m)	“Guarantor”: n/a 

  

	 	(n)	“Broker”: CB Richard Ellis 

  

	 	(o)	“Permitted Use”: general office use and operation of dry or wet bench laboratory research facilities limited to those meeting the National Institutes of
Health and Centers for Disease Control and Prevention for bio-safety levels (“BSLs”) BSL-1 and BSL-2 and in no event for any use/research involving infectious diseases, other than as permitted in BSL-1 and/or BSL-2.

  

	 	(p)	“Notice Addresses”: 

Tenant: 

Rib-X Pharmaceuticals, Inc. 
 300 George Street 
 New Haven, CT 06510 

with a copy of notices of default only to: 
 Testa, Hurwitz & Thibeault, LLP 
 125 High Street 

Boston, MA 02110 
 Attention: Real Estate Department 
 Landlord: 

WE George Street, L.L.C. 
 c/o Winstanley Enterprises LLC 
 150 Baker Ave. Ext., Suite 303 

Concord, MA 01742 
 Rent (defined in Section 4(a) ) is payable to the order of WE George Street, L.L.C. at the following address: c/o Grubb & Ellis Management Services, 300 George Street, New Haven, Connecticut
06510. 

  
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	 	(q)	“Business Day(s)” are Monday through Saturday of each week, exclusive of New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and
Christmas Day (“Holidays”). Landlord may designate additional Holidays, provided that the additional Holidays are commonly recognized by other commercial office buildings in the area where the Building is located. 

 

	 	(r)	“Law(s)” means all applicable statutes, codes, ordinances, orders, rules and regulations of any municipal or governmental entity. 

 

	 	(s)	“Normal Business Hours” for the Building are 8:00 a.m. to 6:00 p.m. on weekday Business Days and 8:00 a.m. to 1:00 p.m. on Saturday Business Days.

  

	 	(t)	“Property” means the Building and other related improvements together with the parcel(s) of land on which they are located. 

 

	 	(u)	“Laboratory Space” means any areas within the Premises having (i) 1 hour fire walls separating such Laboratory Space from non-Laboratory Space in the
Premises and (ii) negative air pressure relative to the air pressure in other areas of the Premises. 

  

	 	(v)	“Landlord’s Base Building Work” means the Landlord’s Base Building Work as described in Section 31. 

 

	 	(w)	“BOMA” means a measurement of rentable or useable square footage of space using the Building Owners and Managers Association International ANSI Z65.1
(“BOMA”) method of measurement, Copyright 1996. 

  

	 	2.	Lease Grant. 

 (a) From
and after the Commencement Date, Landlord leases the Premises to Tenant and Tenant leases the Premises from Landlord, together with a non-exclusive right of passage through and across the common areas of the Property and the Building for access to
the Premises and the right in common with others to use any portions of the Property that are designated by Landlord for the common use of tenants and others, such as sidewalks, common corridors, elevator foyers, restrooms, and lobby areas (the
“Common Areas”). 
 (b) Tenant shall, upon the Commencement Date, but subject to Landlord completing Landlord’s
Base Building Work, take the Premises “as is”, and the taking of possession by Tenant for operation of its business at the Premises upon the Rent Commencement Date following the completion of Landlord’s Base Building Work and the
Initial Alterations, but subject to Tenant’s right to inspect the Premises and deliver a Punch List (as defined and set forth in Exhibit C) shall be conclusive evidence that the Premises and the Building were in good and satisfactory
condition at the time possession was taken by Tenant. Except as may be expressly set forth in this Lease, neither Landlord nor Landlord’s agents have made any representations or promises with respect to the condition of the Building, the
Premises, the Property or any other matter or thing relating to or affecting the Building or the Premises, and no 

  
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rights, easements or licenses are acquired by Tenant by implication or otherwise except as expressly set forth in this Lease. Notwithstanding the foregoing, Landlord agrees to correct or remedy
latent defects within the Premises discovered by Tenant within the first Lease Year, at no expense to Tenant, provided that Landlord’s Contractor is obligated under the GMP Contract (each as defined in Exhibit C) to correct or remedy the same.

 (c) In the event the Rentable Square Footage of the Premises is adjusted due to measurement of the Premises or the Building
following an alteration or adjustment of the Common Areas, Tenant’s Pro Rata Share and the amount of Base Rent payable by Tenant hereunder shall be appropriately adjusted. 

(d) Landlord and Tenant agree that measurements of the rentable and usable square footage of the Building and the Premises shall be
determined by using BOMA. 
  

	 	3.	Adjustment of Commencement Date; Possession. 

 (a) If Landlord is delayed delivering possession of the Premises or any other space due to the holdover or unlawful possession of such space by any party, Landlord shall use reasonable efforts to obtain
possession of the space. Landlord will use commercially reasonable efforts to Substantially Complete the Initial Alterations on or about July 29, 2002, as such date may be extended due to Tenant Delay (as defined on Exhibit C) or the occurrence
of an Event of Force Majeure (as defined in Section 33(d)). 
 (b) Promptly after the Rent Commencement Date, Landlord and
Tenant shall execute a Certificate confirming the Commencement Date and the Rent Commencement Date, which Certificate shall be substantially in the form attached hereto as Exhibit G. 

 

	 	4.	Rent. 

 (a)
Payments. As consideration for this Lease, Tenant shall pay Landlord, without any setoff or reduction except as set forth herein, the total amount of Base Rent and Additional Rent due for the Term. “Additional Rent” means all sums
(exclusive of Base Rent) that Tenant is required to pay Landlord. Additional Rent and Base Rent are sometimes collectively referred to as “Rent”. Tenant shall pay and be liable for all rental, sales and use taxes (but excluding income
taxes payable by Landlord), if any, imposed upon or measured by Rent under applicable Law. Base Rent and recurring monthly charges of Additional Rent shall be due and payable in advance on the first day of each calendar month without notice or
demand, provided that (i) Tenant’s obligation to pay Base Rent and Additional Rent shall commence on the Rent Commencement Date and (ii) the installment of Base Rent for the first full calendar month of the Term shall be payable upon
the execution of this Lease by Tenant. Tenant’s obligation to pay all items of Rent other than Base Rent and Tenant’s Pro Rata Share of Expenses and Taxes shall, unless otherwise specifically set forth herein, commence on the Commencement
Date. All other items of Rent shall be due and payable by Tenant on or before 30 days after issuance of a bill or invoice by Landlord. All payments of Rent shall be by good and sufficient check or by other means (such as automatic debit or
electronic transfer) acceptable to Landlord. If Tenant fails to pay any item or installment of Rent when due, Tenant shall pay Landlord an administrative fee equal to 2% of the past due Rent, provided that Tenant shall not

  
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more than 2 times in any 12 consecutive month period be entitled to a grace period of 5 days. If the Commencement Date and/or the Rent Commencement Date occurs on a day other than the first day
of a calendar month or if the Term terminates on a day other than the last day of a calendar month, the monthly Base Rent and Tenant’s Pro Rata Share of any Taxes (defined in Section 4(b)) or Expenses (defined in Section 4(b)) for the
month shall be prorated based on the number of days in such calendar month. Landlord’s acceptance of less than the correct amount of Rent shall be considered a payment on account of the earliest Rent due during the term. No endorsement or
statements on a check or letter accompanying a check or payment shall be considered an accord and satisfaction, and either party may accept the check or payment without prejudice to that party’s right to recover the balance or pursue other
available remedies. Tenant’s covenant to pay Rent is independent of every other covenant in this Lease. 
  

	 	(b)	Expenses and Taxes. 

 (i) Tenant shall pay to Landlord, in addition to Tenant’s obligation to pay its Pro Rata Share of Expenses (as defined below) and Taxes (as defined below), all other costs which are specifically set
forth herein, to Landlord, as Additional Rent, and any and all charges, costs, expenses and obligations of every kind which the Landlord may, from time to time, actually incur in good faith as part of Expenses, without duplication, with regard
solely to the Property, the Building, the Premises or the operation and maintenance thereof (except, as otherwise expressly set forth in the Lease) including, without limiting the generality of the foregoing, reasonable attorney’s fees incurred
by the Landlord in connection with any amendments to, consents under and subleases and assignments of this Lease requested by Tenant and in connection with the enforcement of rights and pursuit of the remedies of the Landlord under this Lease
(whether during or after the expiration or termination of the term of this Lease). Tenant’s payment of items of Additional Rent (other than recurring monthly payment of Tenant’s Pro Rata Share of Expenses and Taxes) shall be made within 30
days of receipt of a bill or invoice therefor from Landlord, which bill or invoice shall specifically itemize such Additional Rent charges. 
 (ii) Commencing on the Rent Commencement Date, Tenant shall pay Tenant’s Pro Rata Share of Expenses and Taxes for each calendar year during the Term. Landlord shall provide Tenant with a good faith
estimate of the Expenses and of the Taxes for each calendar year during the Term. On or before the first day of each month, Tenant shall pay to Landlord a monthly installment equal to one-twelfth of Tenant’s Pro Rata Share of Landlord’s
estimate of the Expenses and Taxes. If Landlord determines that its good faith estimate of the Expenses or of the Taxes was incorrect by a material amount, Landlord may provide Tenant with a revised estimate. After its receipt of the revised
estimate, Tenant’s monthly payments shall be based upon the revised estimate. If Landlord does not provide Tenant with an estimate of the Expenses or of the Taxes by January 1 of a calendar year, Tenant shall continue to pay monthly
installments based on the previous year’s estimate(s) until Landlord provides Tenant with the new estimate. Upon delivery of the new estimate, an adjustment shall be made for any month for which Tenant paid monthly installments based on the
previous year’s estimate(s). Tenant shall pay Landlord the amount of any underpayment within 30 days after receipt of the new estimate. Any overpayment shall be refunded by Landlord to Tenant within 30 days. 

  
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 Landlord shall endeavor to furnish Tenant with a statement of the actual Expenses and Taxes
for the prior calendar year within 120 days after the end of each calendar year. If the estimated Expenses and/or estimated Taxes for the prior calendar year is more than the actual Expenses and/or actual Taxes, as the case may be, for the prior
calendar year, Landlord shall refund the overpayment within 30 days. If the estimated Expenses and/or estimated Taxes for the prior calendar year is less than the actual Expenses and/or actual Taxes, as the case may be, for such prior year, Tenant
shall pay Landlord, within 30 days after its receipt of the statement of Expenses and/or Taxes, any underpayment for the prior calendar year. 
 (c) Expenses Defined. “Expenses” means all costs and expenses actually incurred in each calendar year in connection with operating, maintaining, repairing, and managing the Building and
the Property including, but not limited to: 
 (i) Properly allocated labor costs, including wages, salaries, social security
and employment taxes, medical and other types of insurance, uniforms, training, and retirement and pension plans. 
 (ii)
Management fees, the cost of equipping and maintaining a management office, accounting and bookkeeping services, legal fees attributable to services related to obtaining a reduction in Operating Expenses, but not those attributable to leasing or
collection activity, and other administrative costs. Landlord, by itself or through an affiliate, shall have the right to directly perform or provide any services under this Lease (including management services), provided that the cost of any such
services shall not exceed the cost that would have been incurred had Landlord entered into an arms-length contract for such services with an unaffiliated entity of comparable skill and experience. 

(iii) The cost of services, including amounts paid to service providers and independent contractors and the rental and purchase cost of
parts, suppliers, tools and equipment. 
 (iv) Premiums and deductibles paid by Landlord for insurance, including workers
compensation, fire and extended coverage, earthquake, general liability, rental loss, environmental, elevator, boiler and other insurance customarily carried from time to time by owners of comparable buildings. 

(v) Electrical Costs (defined below) and charges for water, gas, steam and sewer, but excluding those charges which are reimbursable by
tenants. “Electrical Costs” means: (a) charges paid by Landlord for electricity; (b) costs incurred in connection with an energy management program for the Property; and (c) if and to the extent permitted by Law, a fee for
the services provided by Landlord in connection with the selection of utility companies and the negotiation and administration of contracts for electricity, provided that such fee shall not exceed 50% of any savings obtained by Landlord. Electrical
Costs shall be adjusted as follows: (i) amounts received by Landlord as reimbursement for above standard electrical consumption shall be deducted from Electrical Costs; (ii) the cost of electricity incurred to provide overtime HVAC to
specific tenants (as reasonably estimated by Landlord) shall be deducted from Electrical Costs; and (iii) if Tenant is billed directly for the cost of building standard electricity to the Premises as a separate charge in addition to Base Rent,
the cost of electricity to individual tenant spaces in the Building shall be deducted from Electrical Costs. 

  
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 (vi) The cost of all window and other cleaning and janitorial, snow and ice removal and
security services. 
 (vii) The cost of exterior and interior plantings and landscapings. 

(viii) The amortized cost of capital improvements (as distinguished from replacement parts or components installed in the ordinary
course of business) and alterations and improvements made to the Property which are: (a) performed primarily to reduce operating expenses costs or otherwise improve the operating efficiency of the Property; or (b) required to comply with
any Laws. The cost of capital improvements shall be amortized by Landlord over their useful life in accordance with generally accepted accounting principles. The amortized cost of capital improvements shall include actual or imputed interest at the
rate that Landlord would reasonably be required to pay to finance the cost of the capital improvement. 
 If Landlord incurs
Expenses for the Property together with one or more other buildings or properties, whether pursuant to a reciprocal easement agreement, common area agreement or otherwise, the shared costs and expenses shall be equitably prorated and apportioned
between the Property and the other buildings or properties. Expenses shall not include: the cost of capital improvements (except as set forth above); depreciation; interest (except as provided above for the amortization of capital improvements);
principal payments of mortgage and other non-operating debts of Landlord; the cost of repairs or other work to the extent Landlord is reimbursed by insurance or condemnation proceeds; costs in connection with leasing space in the Building, including
brokerage commissions; legal expenses, other than as permitted above, lease concessions, including rental abatements and construction allowances granted to specific tenants; costs incurred in connection with the sale, financing or refinancing of the
Building; fines, interest and penalties incurred due to the late payment of Taxes or Expenses; organizational expenses associated with the creation and operation of the entity which constitutes Landlord; or any penalties or damages that Landlord
pays to Tenant under this Lease or to other tenants in the Building under their respective leases. If the Building is not at least 95% occupied during any calendar year or if Landlord is not supplying services to at least 95% of the total Rentable
Square Footage of the Building at any time during a calendar year, Expenses shall be determined as if the Building has been 95% occupied and Landlord had been supplying service to 95% of the Rentable Square Footage of the Building during that
calendar year. 
 (d) Taxes Defined. “Taxes” shall mean: (1) all real estate taxes and other assessments
on the Building and/or Property, including, but not limited to, assessments for special improvement districts and building improvement districts, taxes and assessments levied in substitution or supplementation in whole or in part of any such taxes
and assessments; (2) all personal property taxes for property that is owned by Landlord and used in connection with the operation, maintenance and repair of the Property; and (3) all reasonable costs and fees incurred in connection with
seeking reductions in any tax liabilities described in (1) and (2), including, without limitation, any costs incurred by Landlord for compliance, review and appeal of tax liabilities. Without limitation, Taxes shall not include any
(i) income, capital levy, franchise, capital stock, gift, estate or inheritance tax; or (ii) taxes arising solely from tenant improvement 

  
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work which is other than Landlord’s Base Building Work, done on another tenant’s premises and which exceeds a building standard build-out provided such taxes are separately assessed by
the applicable governmental authority. If an assessment is payable in installments, Taxes for the year shall include the amount of the installment and any interest due and payable during the year. For all other real estate taxes, Taxes for that year
shall, at Landlord’s election, include either the amount accrued, assessed or otherwise improved for the year or the amount due and payable for that year, provided that Landlord’s election shall be applied consistently throughout the Term.
If a change in Taxes is obtained for any year of the Term during which Tenant paid Tenant’s Pro Rata Share of any Taxes, then Taxes for that year will be retroactively adjusted and Landlord shall provide Tenant with a refund, if any, based on
the adjustment. Tenant shall pay Landlord the amount of Tenant’s Pro Rata Share of any such increase in the Taxes within 30 days after Tenant’s receipt of a statement from Landlord. 

(e) Audit Rights. Tenant may, within 180 days after receiving Landlord’s statement of actual Expenses and/or Taxes for the
previous calendar year, give Landlord written notice (“Review Notice”) that Tenant intends to review Landlord’s records of the Expenses for that calendar year. Within a reasonable time after receipt of the Review Notice, Landlord
shall make all pertinent records available for inspection that are reasonably necessary for Tenant to conduct its review. Tenant may inspect the records at the office of Landlord or Landlord’s property manager in New Haven, Connecticut. If
Tenant retains an agent to review Landlord’s records, the agent must be with a licensed CPA firm. Tenant shall be solely responsible for all costs, expenses and fees incurred for the audit. Within 60 days after the records are made available to
Tenant, Tenant shall have the right to give Landlord written notice (as “Objection Notice”) stating in reasonable detail any objection to Landlord’s statement of Expenses and/or Taxes for that year. If Tenant fails to give Landlord an
Objection Notice within the 60 day period or fails to provide Landlord with a Review Notice within the 180 day period described above, Tenant shall be deemed to have approved Landlord’s statement of Expenses and/or Taxes and shall be barred
from raising any claims regarding the Expenses and/or Taxes for that year. If Tenant provides Landlord with a timely Objection Notice, Landlord and Tenant shall work together in good faith to resolve any issues raised in Tenant’s Objection
Notice. If Landlord and Tenant determine that Expenses and/or Taxes for the calendar year are less than reported, Landlord shall provide Tenant at Landlord’s option either a refund of the amount of overpayment or with a credit against the next
installment of Rent in the amount of any overpayment by Tenant. Likewise, if Landlord and Tenant determine that Expenses and/or Taxes for the calendar year are greater than reported, Tenant shall pay Landlord the amount of any underpayment within 30
days. The records obtained by Tenant shall be treated as confidential. In no event shall Tenant be permitted to examine Landlord’s records or to dispute any statement of Expenses and/or Taxes unless Tenant has paid and continues to pay all Rent
when due. 
 (f) Personal Property Taxes. Tenant shall pay for all ad valorem taxes on its personal property, and on the
value of all tenant improvements to the extent the improvements exceed a building standard build-out, which improvements shall remain the property of Tenant during the term of this Lease (and any extension hereto), but shall revert to Landlord
without payment or compensation at the expiration (including any extended expiration) or earlier termination of this Lease. 

  
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	 	5.	Compliance with Laws; Use. 

(a) The Premises shall be used only for the Permitted Use and for no other use whatsoever. Tenant shall not use or permit the use of the
Premises for any purpose which is illegal, dangerous to persons or property or which, in Landlord’s reasonable opinion, unreasonably disturbs any other tenants of the Building or interferes with the operation of the Building. Tenant shall
comply with all Laws, including, without limitation, the Americans with Disabilities Act Accessibility Guidelines for Buildings and Facilities (the “ADAAG”) and with all applicable Regulations of the National Board of Fire Underwriters,
including Compliance and with the National Fire Code Bulletins, NFPA 30 (the Flammable and Combustible Liquids Code) and NFPA 45 (the standard for Fire Protection in Laboratories using Chemicals) regarding the operation of Tenant’s business and
the use, condition, configuration and occupancy of the Premises. Tenant, within 10 days after receipt, shall provide Landlord with copies of any notices it receives regarding a violation of any Laws. Tenant shall comply with the rules and
regulations of the Building attached as Exhibit B and such other reasonable rules and regulations adopted by Landlord pertaining to health, safety or operational matters from time to time, provided the same do not materially increase
Tenant’s obligations or diminish its rights under the Lease. Tenant shall also cause its agents, contractors, subcontractors, employees, customers, and subtenants to comply with all rules and regulations. Landlord shall not knowingly
discriminate against Tenant in Landlord’s enforcement of the rules and regulations and shall endeavor to uniformly and consistently enforce such rules and regulations. 
 (b) Landlord shall comply in all material respects with all Laws applicable to the common areas of the Building, subject to Landlord’s right to contest the applicability or legality thereof. Landlord
represents to Tenant, that upon completion of Landlord’s Base Building Work, the common areas shall be in compliance, in all material respects, with all Laws, including, without limitation, the ADAAG. 

 

	 	6.	Security Deposit. 

 (a)
Upon the execution of this Lease, The Security Deposit shall be delivered to Landlord by Tenant. 
 (b) The Security Deposit
shall be held by Landlord without liability for interest as security for the performance of Tenant’s obligations. The Security Deposit is not an advance payment of Rent or a measure of Tenant’s liability for damages. In lieu of all cash,
Tenant may provide Landlord with an unconditional, irrevocable, assignable letter of credit, (the “Letter of Credit”) for all or a portion of the Security Deposit. In the event Tenant furnishes the Letter of Credit, the Letter of Credit
shall be on the following terms and conditions: (i) issued by a commercial bank acceptable to Landlord, which bank must have a counter for presentment in New Haven or Hartford, Connecticut; (ii) having a term which shall have an expiration
date not sooner than 60 days after the Termination Date, however, if the Letter of Credit has an earlier expiration date, it shall contain a so-called “evergreen clause” and be automatically renewed prior to the stated expiration date(s)
until a date that is not sooner than 60 days after the Termination Date; (iii) available for negotiation by draft(s) at sight accompanied by a statement signed by Landlord stating that the amount of the draw represents funds due to Landlord (or
its successors and assigns) due to the failure of Tenant to pay Base Rent and/or Additional Rent 

  
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when due or otherwise perform its obligations under this Lease and (iv) be otherwise on terms and conditions satisfactory to Landlord. It is agreed that in the event Tenant defaults beyond
any applicable notice and cure period in respect of any of the terms, provisions, covenants, and conditions of this Lease, including, but not limited to, the payment of Base Rent and Additional Rent, Landlord may draw upon the Letter of Credit or
upon the funds held on account as the Security Deposit to the extent required for the payment of any Base Rent and Additional Rent or any other sum as to which Tenant is in default or for any sum which Landlord may expend or may be required to
expend by reason of Tenant’s default (beyond applicable notice and cure periods) in respect of any of the terms, provisions, covenants, and conditions of this Lease, including, but not limited to, any damages or deficiency accrued before or
after summary proceedings or other re-entry by Landlord. In the event the bank issuing the Letter of Credit gives Landlord notice that the Letter of Credit will not be renewed (such notice being addressed and delivered to Landlord as required by
this Lease) it shall, at Landlord’s election, be deemed to be an automatic default entitling Landlord to draw upon such bank at sight for the balance of the Letter of Credit and hold or apply the proceeds thereof in accordance with the terms of
this Lease. In such case, Tenant may replace the cash Security Deposit with a replacement Letter of Credit in compliance with the requirements of this paragraph 6, whereupon Landlord shall return the cash Security Deposit to Tenant. Landlord shall
return any unapplied portion of the Security Deposit to Tenant within 60 days after the later to occur of: (1) payment by Tenant in full of all Base Rent and Additional Rent due and completion of any restoration required under the Lease;
(2) the date Tenant surrenders possession of the Premises to Landlord in accordance with this Lease; or (3) the Termination Date. Tenant further covenants that it will not assign or encumber or attempt to assign or encumber the Letter of
Credit or any funds on deposit and that neither Landlord nor its successors or assigns shall be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. In the event Landlord draws upon the Letter of Credit or on
funds on deposit as the Security Deposit, Tenant shall provide a new irrevocable letter of credit (on the terms set forth above) or with cash in the amount of the amount so drawn within fifteen (15) days after Landlord notifies Tenant of the
draw or withdrawal so that at all times the total amount of Letters of Credit and/or funds in the account held by Landlord shall be equal to the aggregate Security Deposit. If Landlord transfers its interest in the Premises, Landlord may assign the
Security Deposit to the transferee and, following the assignment Landlord shall have no further liability for the return of the Security Deposit. Landlord shall on request of Tenant deliver to Tenant a copy of the instrument assigning the Lease to
the transferee and evidence of transfer of the Security Deposit to the same. Landlord shall not be required to keep the Security Deposit separate from its other accounts. 

 

	 	7.	Services to Be Furnished by Landlord. 

 (a) Landlord agrees to furnish Tenant with the following Building systems and services: (1) water service for use in lavatories on each floor on which the Premises are located; (2) domestic cold
water through the base Building system described in the Base Building MEP (as defined in Section 31 hereof); (3) condenser-water, pre-conditioned and delivered through the condenser loop as described in the Base Building MEP to supply the
Tenant specific heating, ventilating and air-conditioning systems serving areas other than the Laboratory Space within the Premises and the refrigeration systems within the Laboratory Space. Tenant, upon such advance notice as is reasonably required
by Landlord, shall have the right to receive such service in the areas other than Laboratory Space during hours other than Normal 

  
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Business Hours. The condenser-water shall be provided to the Laboratory Space 24 hours a day, 7 days a week, without Tenant requesting the delivery of the same for after-hours. Tenant shall pay
Landlord for all such services in accordance with the provisions of Section 10 of this Lease; (4) tempered fresh air delivered through the base Building system described in the Base Building MEP. Tenant upon such advance notice as is
reasonably required by Landlord, shall have the right to receive tempered fresh air service in the areas other than Laboratory Space during hours other than Normal Business Hours. The tempered fresh air service shall be provided to the Laboratory
Space 24 hours a day, 7 days a week, without Tenant requesting the delivery of the same for after-hours. Tenant shall pay Landlord for all such services in accordance with the provisions of Section 10 of this Lease; (5) drainage system for
domestic water and sanitary waste at locations indicated in the Base Building MEP; (6) a back-up generator providing for emergency lighting of common areas of the Building (7) Maintenance and repair of the Premises and Property, to the
extent and as described in Section 9(b); (8) Elevator service; (9) Electricity to the Premises, in accordance with and subject to the terms and conditions in Section 10 of this Lease; (10) access to the Premises 24 hours a
day, 7 days a week; and (11) such other services as Landlord reasonably determines are necessary or appropriate for the Property. Landlord’s expenses incurred in maintaining, repairing and operating the Building systems and providing the
foregoing services (other than those expenses incurred by Landlord in the initial construction of Landlord’s Base Building Work) shall be Expenses payable by Tenant in accordance with the provisions of this Lease. Notwithstanding the foregoing,
if Tenant requests any additional or special services from Landlord after Normal Business Hours (such as a security guard for after-hours), then Tenant shall pay to Landlord the standard reasonable charge for such service(s) (which standard charge
shall reflect Landlord’s costs incurred in providing such service(s)) with such after-hours charge being equitably pro-rated among all tenants (including Tenant) utilizing such services. 

(b) Landlord’s failure to furnish, or any interruption or termination of, services or utilities due to the application of Laws, the
failure of any equipment, the performance of repairs, improvements or alterations, or the occurrence of any event or cause beyond the reasonable control of Landlord (a “Service Failure”) shall not render Landlord liable to Tenant,
constitute a constructive eviction of Tenant, give rise to an abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant or agreement. In no event shall Landlord be liable to Tenant for any loss or damage, including the theft
of Tenant’s Property (defined in Article 15), arising out of or in connection with the failure of any security services, personnel or equipment. Notwithstanding anything to the contrary contained in this Section 7, in the event there is an
interruption, curtailment or suspension of a Building System (“Service Interruption”) and (i) if such Service Interruption shall continue for more than five consecutive Business Days; (ii) such Service Interruption shall
materially impair the operation of Tenant’s business in the Premises, rendering all or any material part of the Premises inaccessible or untenantable and Tenant’s back-up generator (if any), has not functioned in such a manner as to permit
Tenant to conduct business within all or the affected material part of the Premises and; (iii) such Service Interruption has not been caused by the public utility company servicing or supplying the Building or by an act of Tenant or
Tenant’s servants, employees or contractors, then, as Tenant’s sole remedy in connection with such Service Interruption, Tenant shall be entitled to an abatement of Base Rent and Additional Rent (based on the square footage of the Premises
subject to the Service Interruption) beginning on the sixth consecutive Business Day of such Service Interruption and ending on the date such Service Interruption ceases. Similarly, if during 

  
 11 

 
the course of any particular Lease Year, there have occurred days of Service Interruptions which have been of a duration, in each instance, of less than five (5) consecutive Business Days
(and, therefore, the provisions of the preceding sentence have been inapplicable), but which, in the aggregate, have totaled thirty (30) Business Days, then, as Tenant’s sole remedy in connection with such Service Interruption, Tenant
shall, so long as the event giving rise to any such Service Interruption occurring after such thirty (30) Business Days of Service Interruptions, is determined by Landlord to be as a result of an insured casualty or event which gives Landlord
the right to make a claim for coverage on its rental interruption policy, be entitled to an abatement of Basic Rent and Additional Rent (based on the square footage of the Premises subject to the Service Interruption) for each Business Day
thereafter on which a Service Interruption occurs and ending upon the date each such Service Interruption ceases. Landlord shall promptly take all action necessary to remedy the same and agrees to perform the work and repairs required to do so in a
manner which will minimize, to the extent reasonably possible, interference with the conduct by Tenant of its business in Premises. 
  

	 	8.	Leasehold Improvements. 

(a) All improvements to the Premises in excess of Landlord’s Base Building Work (collectively, “Leasehold Improvements”)
shall be owned by Tenant but shall remain upon the Premises and revert to Landlord at the expiration of the Term or any extended term of this Lease or upon any sooner termination. Tenant shall not remove unless Landlord, by written notice to Tenant
within 30 days prior to the Termination Date, requires Tenant to remove, at Tenant’s expense the following; (1) Cable (defined in Section 9(a)) installed by or for the exclusive benefit of Tenant and located in the Premises or other
portions of the Building; and (2) any or all Leasehold Improvements that are performed by or for the benefit of Tenant and, in Landlord’s reasonable judgment, are of a nature that would require removal and repair costs that are materially
in excess of the removal and repair costs associated with standard laboratory or office improvements (collectively referred to as “Required Removables”). Without limitation, it is agreed that Required Removables may include internal
stairways, raised floors, personal baths and showers, vaults, rolling file systems, building and roof penetrations equipment and property and equipment (including, without limitation, laboratory related equipment) permanently affixed to the Premises
or to the Building systems, and structural alterations and modification of any type. The Required Removables designated by Landlord to be removed shall be removed by Tenant before the Termination Date. Landlord agrees that it shall on or about the
Rent Commencement Date designate any portion or item of the Initial Alterations that constitutes a Required Removable. Tenant shall repair damage caused by the installation or removal of Required Removables. If Tenant fails to remove any Required
Removables required by Landlord to be removed or perform related repairs in a timely manner, Landlord, at Tenant’s expense, may remove and dispose of such Required Removables and perform the required repairs. Tenant, within 30 days after
receipt of an invoice, shall reimburse Landlord for the reasonable costs incurred by Landlord. If Landlord elects to retain any of the Required Removables, Tenant covenants that (i) such Required Removables will be surrendered in good
condition, free and clear of all liens and encumbrances and (ii) if Cable is to be surrendered, it shall be left in safe condition, properly labeled at each end and in each telecommunications/electrical closet and junction box. Tenant may
remove its trade fixtures, so long as such fixtures are not permanently affixed to the Building or the Building systems and not contained in or located above the ceiling, outside the demising walls, beneath the floor of the Premises or in the
interior walls of the Premises. 

  
 12 

 (b) Notwithstanding the foregoing, Tenant, at the time it requests approval for a proposed
Alteration (defined in Section 9(c)) other than the Initial Improvements, may request in writing that Landlord advise Tenant whether the Alteration or any portion of the Alteration will be designated as a Required Removable. Within 10 Business
Days after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the Alteration, if any, will be considered to be Required Removables. If Landlord fails to notify Tenant within such 10 Business Day period,
then Tenant shall deliver to Landlord a second notice (which may be by facsimile transmission to 978-287-5050 or to such other facsimile as Landlord may provide to Tenant) advising Landlord of its failure to respond and providing Landlord with an
additional period of three (3) Business Days within which to respond. In the event Landlord continues to fail to notify Tenant of its determination within such additional three (3) Business Day period, then such Alterations shall not be
deemed to be Required Removables. 
  

	 	9.	Repairs and Alterations. 

(a) Tenant’s Repair Obligations. (i) Tenant shall, at its sole cost and expense, promptly, considering the nature and
urgency of the repair or maintenance involved, perform all maintenance and repairs to the Premises that are not Landlord’s express responsibility under this Lease, and shall keep the Premises in good condition and repair, reasonable wear and
tear excepted. Tenant’s repair obligations include, without limitation, repairs to: (1) floor coverings; (2) interior partitions; (3) interior doors (including door(s) from Common Areas into the Premises); (4) the interior
side of demising walls; (5) electronic, phone and data cabling and related equipment (collectively, “Cable”) that is installed by or for the exclusive benefit of Tenant and located in the Premises or other portions of the Building;
(6) air conditioning units, private showers and kitchens, including hot water heaters, plumbing, and similar facilities serving Tenant exclusively; (7) Alterations performed by contractors retained by Tenant, including related HVAC
balancing; (8) Tenant duct work or conduits located in chaseways and/or exhaust equipment and systems; and (9) all other repairs within the Premises, including the Laboratory Space, including, without limitation, with those required to
plumbing, mechanical, electrical and HVAC systems located within the Premises or exclusively serving the Premises up to and including the tie-in or point of connection to the base Building systems. All work shall be performed in accordance with the
rules and procedures described in Section 9(c) below. If Tenant fails to make any repairs to the Premises for more than 15 days after notice from Landlord (although notice shall not be required if there is an emergency), Landlord may make the
repairs, and Tenant shall pay the reasonable cost of the repairs to Landlord within 30 days after receipt of an invoice, together with an administrative charge in an amount equal to 5% of the cost of the repairs. 

(b) Landlord’s Repair Obligations. Landlord shall endeavor to cause the Building to be a Class A office building (with
reference to other Class A office buildings in New Haven, Connecticut) and thereafter maintain the Building as such. The costs and expenses of doing so shall be deemed to be “Expenses”, subject to the provisions of Section 4 of
this Lease. Landlord shall keep and maintain in good repair and working order and make repairs to and perform maintenance upon: (1) structural elements of the Building; (2) the base Building

  
 13 

 
Systems including the mechanical (including HVAC), electrical, plumbing and fire/life safety systems serving the Building in general but excluding those for which the Tenant is responsible, such
as the tie-ins or point of connection with those systems which are located within or exclusively serving the Premises; (3) Common Areas; (4) the roof of the Building, including the roof membrane; (5) exterior windows of the Building
and common area doors; and (6) elevators serving the Building. Landlord shall promptly make repairs (considering the nature and urgency of the repair) for which Landlord is responsible. 

(c) Alterations. Tenant shall not make alterations, additions or improvements to the Premises or install any Cable in the Premises
or other portions of the Building (collectively referred to as “Alterations”) without first obtaining the written consent of Landlord in each instance, which consent shall not be unreasonably withheld or delayed. Plans and specifications
for all Alterations shall be prepared in accordance with and not provide for any exceedence of the capacities set forth in the Base Building MEP, provided, however, that Landlord acknowledges that the Tenant Improvement Plans provide for an
exceedence of the standard cubic feet per minute (“cfm”) delivery of outside air maximum for tenant ventilation for Laboratory Space set forth in the Base Building MEP (which is calculated on the basis of the usable square footage of the
Laboratory Space) by providing for a cfm delivery for the Laboratory Space and the Office Space within the Premises of a combined 1.53 cfm per usable square foot (which includes 3.35 cfm per usable square foot for the Laboratory Space) (such amount,
the “Grandfathered cfm Level”) and for an exceedance of the watts per square (“wsf’) of demand power set forth in the Base Building MEP by providing for a wsf of demand power for the Laboratory Space and the Office Space within
the Premises of a combined 12.43 wsf per usable square foot (which includes 18.2 watts per usable square foot within the Laboratory Space) (the “Grandfathered wsf Level”). Landlord consents to the Grandfathered cfm Level and the
Grandfathered wsf Level. However, Landlord’s consent shall not be required for any Alteration that satisfied all of the following criteria (a “Cosmetic Alteration”): (1) is of a cosmetic nature such as painting, wallpapering,
hanging pictures and/or installing carpeting; (2) is not visible from the exterior of the Premises or Building; (3) will not affect the systems or structure of the Building; and (4) does not require work to be performed inside the
walls or at, above or to the ceiling of the Premises. However, even though consent is not required, the performance of Cosmetic Alterations shall be subject to all the other provisions of this Section 9(c). Prior to starting work on any
Alteration other than a Cosmetic Alteration, including, without limitation, the Initial Alterations, Tenant shall furnish Landlord with plans and specifications reasonably acceptable to Landlord; names of contractors reasonably acceptable to
Landlord (provided that Landlord may designate specific contractors with respect to Building systems and to the roof and Tenant shall be required to utilize Landlord’s mechanical, electrical and roofing consultants and/or contractors, unless
Tenant and its contractors first obtain, at Tenant’s expense, the approval of Landlord’s architect and engineers of the work to be performed); copies of contracts (from which Tenant may delete items that relate to the pricing or which
involve confidential information concerning Tenant’s business practices); copies of necessary permits and approvals, including certificate of occupancy if applicable; evidence of contractor’s and subcontractor’s insurance in amounts
reasonably required by Landlord; and any security for performance that is reasonably required by Landlord. Changes to the plans and specifications must also be submitted to Landlord for its approval. Alterations shall be constructed in a good and
workmanlike manner using materials of a quality that is at least equal to the quality designated by Landlord as the minimum standard for the Building. Landlord may 

  
 14 

 
designate reasonable rules, regulations and procedures for the performance of work in the Building and, to the extent reasonably necessary to avoid disruption to the occupants of the Building,
shall have the right to designate the time when Alterations may be performed. Tenant shall reimburse Landlord within 30 days after receipt of an invoice for sums paid by Landlord for third party examination of Tenant’s plans for non-Cosmetic
Alterations. Upon completion, Tenant shall furnish “as-built” plans (except for Cosmetic Alterations), completion affidavits, full and final waivers of lien and receipted bills covering all labor and materials. Tenant shall assure that the
Alterations comply with all insurance requirements and Laws. Landlord’s approval of an Alteration shall not be a representation by Landlord that the Alteration complies with applicable Laws or will be adequate for Tenant’s use. 

(d) Significant Laboratory Expansion. In the event Tenant elects to perform any Alteration (including the Initial Alterations)
which would cause any one or more of the following two elements to occur: (i) an exceedence of the cfm for delivery of outside air to Laboratory Space in the Premises beyond the greater of (y) the cfin for delivery of outside air to
Laboratory Space set forth in the Base Building MEP or (z) the Grandfathered cfm Level; or (ii) an exceedence of the watts per square foot (“wsf’) of demand power in the Premises beyond the greater of (y) the wsf of demand
power set forth in the Base Building MEP or (z) the Grandfathered wsf Level (such occurrence, a “Significant Laboratory Expansion”), then there will be an increase in the amount of annual Base Rent per rentable square foot of $6.50
over the annual Base Rent per rentable square foot identified in Section 1(d) solely with respect to the “Deemed Excess Laboratory Space,” as defined below. (Calculations for the determination of any exceedence of cfm for delivery of
outside air or wsf of demand power to Laboratory Space shall be made on the basis of the usable square footage of the Laboratory Space as the allowance for each as identified in the MEP is on the basis of usable square footage). 

The Deemed Excess Laboratory Space shall be determined based upon the plans and specifications submitted by Tenant in connection with any
proposed Alteration (including the Initial Alterations) of the Premises on the basis of the greater of the exceedences, if any, of the two elements used to determine the occurrence of a Significant Laboratory Expansion, as follows: 

(i) As to an exceedence of cfm for delivery of outside air to Laboratory Space, the percentage that the cfm for all Laboratory Space
exceeds the cfm specified in the Base Building MEP or if applicable, the Grandfathered cfm Level for Laboratory Space shall be multiplied by the total rentable square footage of the total Laboratory Space. The product so obtained shall be the amount
of the Deemed Excess Laboratory Space; and 
 (ii) As to an exceedence of the wsf of demand power, the percentage that the wsf
for demand power for all Laboratory Space exceeds the wsf for demand power specified in the Base Building MEP or if applicable, the Grandfathered cfm Level shall be multiplied by the total rentable square footage of the total Laboratory Space. The
product so obtained shall be the amount of the Deemed Excess Laboratory Space. 
 For example: Assume that the Premises
initially consists of 20,000 rentable square feet, 12,000 of which is Laboratory Space, and the cfm for delivery of outside air and wsf of demand power for the Premises prior to any alteration are equal to the capacity set forth in the Building MEP.
Assume further that the Significant Laboratory Expansion occurs due to Tenant converting 4,000 rsf of office space in the Premises to Laboratory Space. 

  
 15 

 Assume further that the total Laboratory Space exceeds the cfin Level for delivery of
outside air by sixty percent (60%) and it exceeds the wsf for demand power by fifty percent (50%). Applying the methodology set forth above to determine the Deemed Excess Laboratory Space: (i) the cfm exceedence is 60% x 16,000 (the
original 12,000 rsf of Laboratory Space, plus the additional Laboratory Space of 4,000 rsf) or 9,600 rentable square feet; and (ii) the wsf exceedence is 50% X 16,000 or 8,000 rentable square feet. Accordingly, the Deemed Excess Laboratory
Space is 9,600 rentable square feet and the applicable Base Rent per rentable square feet for 9,600 rentable square feet of Deemed Excess Laboratory Space shall be increased by $6.50 per rentable square feet. 

 

	 	10.	Utility Charges. 

 (a)
From and after the Rent Commencement Date, Tenant shall pay for all electricity, gas, water and all other utilities used or consumed at the Premises, as Additional Rent. 
 (b) Tenant shall pay to Landlord a Premises Electric Charge of, initially, $5.00 per square foot per annum. The Premises Electric Charge shall be payable in equal monthly installments, in advance,
together with Tenant’s monthly payment of Base Rent. Landlord shall install a check meter to measure the consumption of electricity at the Premises. The cost of electricity shall be determined on the basis of the rate charged for such load and
usage in the service classification in effect from time to time pursuant to which Landlord then purchased electric current for the entire Building. The Premises Electrical Charge shall be reconciled with the actual costs approximately every 6 months
during the first 12 month period following the Rent Commencement Date and not less than annually thereafter. The Premises Electrical Charge shall be adjusted, if necessary, from time to time, to appropriately reflect the cost of electricity
delivered to and consumed at the Premises. 
 (c) The use of electrical service shall not exceed, either in voltage, rated
capacity, or overall load, that which Landlord deems to be standard for the Building. If Tenant requests permission to consume excess electrical service, Landlord may refuse to consent or may condition consent upon conditions that Landlord
reasonably elects (including, without limitation, the installation of utility service upgrades, meters, submeters, air handlers or cooling units), and the additional usage (to the extent permitted by Law), installation and maintenance costs shall be
paid by Tenant. 
 (d) Electrical service to the Building may be furnished by one or more companies providing electrical
generation, transmission and distribution services, and the cost of electricity may consist of several different components or separate charges for such services, such as generation, distribution and stranded cost charges. Landlord shall have the
exclusive right to select any company providing electrical service to the Building, to aggregate the electrical service for the Building and Premises with other buildings, to purchase electricity through a broker and/or buyers group and to change
the providers and manner of purchasing electricity. Landlord shall be entitled to receive a fee (if permitted by applicable Law) for the selection of utility companies and the negotiation and administration of contracts for electricity, provided
that the amount of such fee shall not exceed 50% of any savings obtained by Landlord. 

  
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 (e) If either the quantity or character of utility service is changed by the public utility
corporation supplying such service to the Building or the Premises is no longer available or suitable for Tenant’s requirements, no such change, unavailability or unsuitability shall constitute an actual or constructive eviction, in whole or in
part, or entitle Tenant to any abatement or diminution of rent, or relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord or Landlord’s agents. Notwithstanding the foregoing, Landlord covenants to use
commercially reasonable efforts to obtain an alternate or substitute supplier of services. 
 (f) Commencing as of the
Commencement Date, Tenant shall pay for water consumed or utilized at the Premises. Tenant shall pay to Landlord a water charge of, initially, $0.30 per square foot per annum. The water charge shall be payable in equal monthly installments, in
advance, together with Tenant’s monthly payment of Base Rent. Landlord shall, at Landlord’s cost, install a flow meter and thereby measure the consumption of water for all purposes at the Premises. Tenant, at Tenant’s sole cost and
expense, shall keep any such meter and any such installation equipment in good working order and repair. The cost for water shall be determined on the basis of the cost to Landlord for water in effect from time to time pursuant to which Landlord
shall then have purchased water for the entire Building. The water charge shall be reconciled with the actual cost approximately every six months during the first twelve month period following the Commencement Date and not less than annually
thereafter. The water charge shall be adjusted, if necessary, from time to time to appropriately reflect the cost of water delivered to and consumed at the Premises. 
 (g) The consumption and the delivery to the Premises of heating, ventilation and air conditioning will be separately monitored and the actual out-of-pocket costs incurred by Landlord, net of all discounts
and rebates received by Landlord, in connection therewith shall be billed to Tenant through the Building management system and payable by Tenant monthly, together with Tenant’s payment of Base Rent. 

 

	 	11.	Entry by Landlord. 

 (a)
Landlord, it agents, contractors and representatives may enter the Premises to inspect or show the Premises, to clean and make repairs, alterations or additions to the Premises and to conduct or facilitate repairs, alterations or additions to any
portion of the Building, including other tenants’ premises. Except in emergencies or to provide janitorial and other Building services after Normal Business Hours, Landlord shall provide Tenant with reasonable prior notice of entry into the
Premises, which may be given orally. If reasonably necessary for the protection and safety of Tenant and its employees, Landlord shall have the right to temporarily close all or a portion of the Premises to perform repairs, alterations and
additions. However, except in health or safety emergency situations, Landlord will not close the Premises without giving Tenant 30 days prior written notice (and Landlord will endeavor to give Tenant 60 days prior written notice). Landlord shall use
commercially reasonable efforts to correct or remedy any situation causing such health or safety emergency as expeditiously as possible and to perform such work after Normal Business Hours. Entry by Landlord shall not constitute constructive
eviction or entitle Tenant to an abatement or reduction of Rent. 

  
 17 

 (b) Notwithstanding anything to the contrary contained in this Section 11, in the event
there is a health or safety emergency situation which causes Landlord to close the Premises (such event a “Closure Event”) and (i) if such Closure Event shall continue for more than five (5) consecutive Business Days and
(ii) such Closure Event has not been caused by an act of Tenant or Tenant’s servants, employees or contractors, then Tenant shall be entitled to an abatement of Base Rent and Additional Rent beginning on the sixth consecutive Business Day
of such Closure Event and ending on the date such Closure Event ceases. Similarly, if during the course of any particular Lease Year, there have occurred days of Closure Events which have been of a duration, in each instance, of less than five
(5) consecutive Business Days (and, therefore, the provisions of the preceding sentence have been inapplicable), but which, in the aggregate, have totaled thirty (30) Business Days, then as Tenant’s sole remedy in connection with any
such Closure Events thereafter occurring, Tenant shall, so long as the event giving rise to any such Closure Event occurring after such thirty (30) Business Days of Closure Events, is determined by Landlord to be as a result of an insured
casualty or event which gives Landlord the right to make a claim for coverage on its rental interruption policy, be entitled to an abatement of Base Rent and Additional Rent for each Business Day thereafter on which a Closure Event occurs and ending
upon the date each such Closure Event ceases. 
  

	 	12.	Assignment and Subletting. 

(a) Except in connection with a Permitted Transfer (defined in Section 12(e) below), Tenant shall not assign, sublease, transfer or
encumber any interest in this Lease or allow any third party to use any portion of the Premises (collectively or individually, a “Transfer”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld if
Landlord does not elect to exercise its termination rights under Section 12(b) below. Without limitation, it is agreed that Landlord’s consent shall not be considered unreasonably withheld if (1) the proposed transferee’s
financial condition does not meet the criteria Landlord uses to select Building tenants having similar leasehold obligations; (2) the proposed transferee’s business is not suitable for the Building considering the zoning regulations
applicable to the Building or would result in a violation of another tenant’s contractual rights; (3) the proposed transferee is a governmental agency or other occupant of the Building; (4) Tenant is in default after the expiration of
any applicable notice and cure periods in this Lease; or (5) any portion of the Building or Premises would likely become subject to additional or different Laws as a consequence of the proposed Transfer, which would have a material impact on
the operation of the Building, as determined by Landlord in the exercise of its sole, but reasonable, discretion. Any attempted Transfer in violation of this Article shall constitute a breach of this Lease and shall, at Landlord’s option, be
void. Consent by Landlord to one or more Transfer(s) shall not operate as a waiver of Landlord’s rights to approve any subsequent Transfer. In no event shall any Transfer or Permitted Transfer release or relieve Tenant from any obligation under
this Lease. 
 (b) As part of its request for Landlord’s consent to a Transfer, Tenant shall provide Landlord with
financial statements for the proposed transferee, a complete copy of the proposed assignment, sublease and other contractual documents and such other information as 

  
 18 

 
Landlord may reasonably request. Landlord shall, by written notice to Tenant within 15 days of its receipt of the required information and documentation, either: (1) consent to the Transfer
by the execution of a consent agreement in a form reasonably designated by Landlord or reasonably refuse to consent to the Transfer in writing, with a specific statement as to the reason for failure to consent; or (2) exercise its right to
terminate this Lease if the proposed Transfer is an assignment or a sublease of the entirety of the Premises. If Landlord exercises its right to terminate this Lease, Landlord shall, in its notice of such exercise, give Tenant notice of the
termination date and such termination shall be effective, without the necessity of any further notice to Tenant or amendment to this Lease, on the date set forth in Landlord’s notice, which date shall be no later than ninety (90) days
after Landlord’s receipt of the required information and documentation. 
 (c) Tenant shall pay Landlord 75% of all rent
and other consideration which Tenant receives as a result of a Transfer to a Successor Tenant that is in excess of the Rent payable to Landlord for the portion of the Premises and Term covered by the Transfer. Tenant shall pay Landlord for
Landlord’s share of any excess within 30 days after Tenant’s receipt of such excess consideration. Tenant may deduct from the excess all reasonable and customary third party expenses directly incurred by Tenant attributable to the Transfer
(other than Landlord’s review fee), including brokerage fees, legal fees and construction costs. If Tenant is in Monetary Default (defined in Section 19(a). below), Landlord may require that all sublease payments be made directly to
Landlord, in which case Tenant shall receive a credit against Rent in the amount of any payments received (less Landlord’s share of any excess). 
 (d) Except as provided below with respect to a Permitted Transfer, if Tenant is a corporation, limited liability company, partnership, or similar entity, and if the entity which owns or controls a
majority of the voting shares/rights at any time changes for any reason (including but not limited to a merger, consolidation or reorganization), such change of ownership or control shall constitute a Transfer. The foregoing shall not apply so long
as Tenant is an entity whose outstanding stock is listed on a recognized security exchange, or if at least 80% of its voting stock is owned by another entity, the voting stock of which is so listed. 

(e) Tenant may assign its entire interest under this Lease to a successor to Tenant by purchase, merger, consolidation or reorganization
without the consent of Landlord (a “Permitted Transfer”), provided that all of the following conditions are satisfied: (1) Tenant is not in default under this Lease; (2) Tenant’s successor shall own all or substantially all
of the assets of Tenant; (3) Tenant’s successor shall have a tangible net worth which is at least equal to the greater of Tenant’s tangible net worth at the date of this Lease or Tenant’s tangible net worth as of the day prior to
the proposed purchase, merger, consolidation or reorganization; and (4) to the extent permitted by law, Tenant shall give Landlord written notice at least 30 days prior to the effective date of the proposed purchase, merger, consolidation or
reorganization. Tenant’s notice to Landlord shall include information and documentation showing that each of the above conditions has been satisfied including, without limitation, audited financial statements of Tenant and the proposed
successor. If requested by Landlord, Tenant’s successor shall sign a commercially reasonable form of assumption agreement. 

  
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	 	13.	Liens. 

 Other than any
lien granted by Tenant on Tenant’s furniture, personal property, goods, removable trade fixtures and equipment (and other than and not on any and all mechanical systems, or any fixture or item of property or equipment which is affixed to or
located above the ceiling, within the walls or below the floor of the Premises as to which Tenant shall not grant any lien) in connection with equipment financing or any leasehold mortgage granted by Tenant (pursuant to a leasehold mortgage in form
reasonably acceptable to Landlord) in connection with the financing of the Leasehold Improvements (collectively, a “Permitted Lien”), Tenant shall not permit mechanic’s or other liens to be placed upon the Property, Premises or
Tenant’s leasehold interest in connection with any work or service done or purportedly done by or for benefit of Tenant. If a lien is so placed, other than a Permitted Lien, Tenant shall, within 10 days of notice from Landlord of the filing of
the lien, fully discharge the lien by setting the claim which resulted in the lien or by bonding or insuring over the lien in the manner prescribed by the applicable Law. If Tenant fails to discharge the lien, then, in addition to any other right or
remedy of Landlord, Landlord may bond or insure over the lien or otherwise discharge the lien. Tenant shall reimburse Landlord for any amount paid by Landlord to bond or insure over the lien or discharge the lien, including, without limitation,
reasonable attorneys’ fees (if and to the extent permitted by Law) within 30 days after receipt of an invoice from Landlord. 
  

	 	14.	Indemnity and Waiver of Claims. 

 (a) Except to the extent caused by the gross negligence or willful misconduct of Landlord or any Landlord Related Parties (defined below), Tenant shall indemnify, defend and hold Landlord, its trustees,
members, principals, beneficiaries, partners, officers, directors, employees, and agents (“Landlord Related Parties”) harmless against and from all liabilities, obligations, damages, penalties, claims, actions, costs, charges and expenses,
including, without limitation, reasonable attorneys’ fees and other professional fees (if and to the extent permitted by Law), which may be imposed upon, incurred by or asserted against Landlord or any of the Landlord Related Parties and
arising out of or in connection with any damage or injury occurring in the Premises or any acts or omissions (including violations of Law) of Tenant, the Tenant Related Parties (defined below) or any of Tenant’s transferees, contractors or
licensees. 
 (b) Except to the extent caused by the gross negligence or willful misconduct of Tenant or any Tenant Related
Parties (defined below), Landlord shall indemnify, defend and hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees and agents (“Tenant Related Parties”) harmless against and from all
liabilities, obligations, damages, penalties, claims, actions, costs, charges and expenses, including, without limitation, reasonable attorneys’ fees and other professional fees (if and to the extent permitted by Law), which may be imposed
upon, incurred by or asserted against Tenant or any of the Tenant Related Parties and arising out of or in connection with the acts or omissions (including violations of Law) of Landlord, the Landlord Related Parties or any of Landlord’s
contractors. 
 (c) Landlord and the Landlord Related Parties shall not be liable for, and Tenant waives, all claims for loss or
damage to Tenant’s business or loss, theft or damage to Tenant’s Property or the property of any person claiming by, through or under Tenant resulting from: (1) wind or weather; (2) the failure of any sprinkler, heating or
air-conditioning 

  
 20 

 
equipment, any electric wiring or any gas, water or steam pipes; (3) the backing up of any sewer pipe or downspout; (4) the bursting, leaking or running of any tank, water closet, drain
or other pipe; (5) water, snow or ice upon or coming through the roof, skylight, stairs, doorways, windows, walks or any other place upon or near the Building; (6) any act or omission of any party other than Landlord or Landlord Related
Parties; and (7) any causes not reasonably within the control of Landlord. Tenant shall insure itself against such losses under Article 15 below. 
  

	 	15.	Insurance. 

 (a) Tenant
shall carry and maintain the following insurance (“Tenant’s Insurance”), at its sole cost and expense: (1) Commercial General Liability Insurance applicable to the Premises and its appurtenances providing, on an occurrence basis,
a minimum combined single limit of $3,000,000.00; (2) All Risk Property/Business Interruption Insurance, including flood and earthquake, written at replacement cost value and with a replacement cost endorsement covering the Leasehold
Improvements and all of Tenant’s trade fixtures, equipment, furniture and other personal property within the Premises (“Tenant’s Property” provided that the Landlord shall be named as an additional insured as its interest may
appear and as loss payee with respect to the insurance covering the Leasehold Improvements); (3) environmental impairment insurance (which must include an explicit clause or endorsement to cover Tenant’s covenant obligation of
Section 32(d), have limits of not less than $3, 000,000.00 per occurrence and $5,000,000.00 annual aggregate for sudden and accidental occurrences or non-sudden and accidental occurrences arising from the Premises or activities of any and all
users and occupiers thereof; insurance written on a claims-made basis shall include an extended discovery period of at lease 24 months after cancellation or expiration of the policy); and (4) Workers’ Compensation Insurance as required by
the state in which the Premises is located and in amounts as may be required applicable statute; and (5) Employers Liability Coverage of at least $2,000,000.00 per occurrence. Any company writing any of Tenant’s Insurance shall be
reasonably acceptable to Landlord and its Mortgagee (as defined below). All Commercial General Liability Insurance policies shall name Tenant as a named insured and Landlord (or any successor), its property manager(s), and its Mortgagee(s) (as
defined in Section 26), and other designees of Landlord as their respective interests may appear, as additional insureds. All policies of Tenant’s insurance shall contain endorsements that the insurer(s) shall give Landlord, its
Mortgagee(s) and its designees at least 30 days’ advance written notice of any change, cancellation, termination or lapse of insurance. Tenant shall provide Landlord with a certificate of insurance evidencing Tenant’s Insurance prior to
the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises for any reason, and upon renewals at least 15 days prior to the expiration of the insurance coverage. Except as specifically provided to the
contrary, the limits of Tenant’s insurance shall not limit its liability under this Lease. 
 (b) Landlord shall maintain
(the costs of which shall be an Expense under Section 4 of this Lease), among other coverages, an all risk property insurance policy on the Building insuring the full replacement value thereof (but excluding the value of Tenant’s Property)
which policy shall include coverage for, but not be limited to, fire and extended perils including flood and earthquake, to the extent available and including rental loss coverage. 

  
 21 

	 	16.	Subrogation. 

Notwithstanding anything in this Lease to the contrary, Landlord and Tenant shall cause their respective insurance carriers to waive any
and all rights of recovery, claim, action or causes of action against the other and their respective trustees, principals, beneficiaries, partners, officers, directors, agents, and employees, for any loss or damage that may occur to Landlord or
Tenant or any party claiming by, through or under Landlord or Tenant, as the case may be, with respect to Tenant’s Property, the Building, the Premises, any additions or improvements to the Building or Premises, or any contents thereof,
including all rights of recovery, claims, actions or causes of action arising out of the negligence of Landlord or any Landlord Related Parties or the negligence of Tenant or any Tenant Related Parties, which loss or damage is (or would have been,
had the insurance required by this Lease been carried) covered by insurance. 
  

	 	17.	Casualty Damage. 

 (a) If
all or any part of the Premises is damaged by fire or other casualty, Tenant shall immediately notify Landlord in writing. During any period of time that all or a material portion of the Premises is rendered untenantable as a result of a fire or
other casualty, the Rent shall abate for the portion of the Premises that is untenantable and not used by Tenant. Landlord shall have the right to terminate this Lease if: (1) the Building shall be damaged so that, in Landlord’s reasonable
judgment, substantial alteration or reconstruction of the Building shall be required (whether or not the Premises has been damaged) and provided Landlord is using reasonable efforts to terminate all other leases in effect at the Building;
(2) Landlord is not permitted by Law to rebuild the Building in substantially the same form as existed before the fire or casualty; (3) the Premises have been materially damaged and there is less than 2 years of the Term remaining on the
date of the casualty; (4) any Mortgagee (as defined in Article 26) requires that the insurance proceeds be applied to the payment of the mortgage debt; or (5) a material uninsured loss to the Building occurs. Landlord agrees it shall not
discriminate against Tenant by electing to terminate this Lease alone, except in the event of a termination by Landlord under Subsection (3) above. Landlord may exercise its right to terminate this Lease by notifying Tenant in writing within 90
days after the date of the casualty. If Landlord does not terminate this Lease, Landlord shall endeavor to commence to repair and restore the damage on the earlier to occur of the date of receipt of insurance proceeds (including proceeds relating to
Tenant’s Leasehold Improvements) or the date which is 90 days after the date of the casualty. Landlord shall thereafter proceed with reasonable diligence to complete repair and restoration of the Building and the Leasehold Improvements. Tenant
shall cause any insurance proceeds for such Leasehold Improvements to be deposited with Landlord or, if applicable, any Mortgagee in order to undertake such repair or restoration, and if Tenant fails to do so, for any reason, Landlord shall be under
no obligation to repair or restore the Leasehold Improvements. If Tenant fails to deliver the insurance proceeds and Landlord does not repair or restore the Leasehold Improvements, Tenant shall not be relieved of its obligations under this Lease,
including its obligation to pay rent and additional rent which shall commence on the date Landlord’s architect reasonably estimates that Landlord would have completed construction if proceeds had been made available within 90 days of the date
of the casualty, but in any event not later than 270 days from the date of the casualty. However, in no event shall Landlord be required to spend more than the insurance proceeds received by Landlord (including any sums deposited by Tenant for the
Leasehold Improvements). In the event Landlord fails to complete repair or restoration to 

  
 22 

 
such an extent as to permit Tenant to use and occupy the Premises within 270 days from the earlier to occur of the date (i) Landlord actually commences repair or restoration or
(ii) which is 90 days from the date of the occurrence of the casualty and provided that Tenant has deposited the insurance proceeds for the Leasehold Improvements within 90 days of the date of the occurrence of the casualty, then Tenant may, by
giving notice to Landlord prior to the date such repair or restoration is so completed, as its sole remedy, terminate this Lease. Landlord shall not be liable for any loss or damage to Tenant’s Property or to the business of Tenant resulting in
any way from the fire or other casualty or from the repair and restoration of the damage. Landlord and Tenant hereby waive the provisions of any Law relating to the matters addressed in this Article, and agree that their respective rights for damage
to or destruction of the Premises shall be those specifically provided in this Lease. 
 (b) If all or any portion of the
Premises shall be made untenantable by fire or other casualty, Landlord shall, with reasonable promptness, cause an architect or general contractor selected by Landlord to provide Landlord and Tenant with a written estimate of the amount of time
required to substantially complete the repair and restoration of the Premises and make the Premises tenantable again, using standard working methods (“Completion Estimate”). If the Completion Estimate indicates that the Premises cannot be
made tenantable within 270 days from the date the repair and restoration is started, then regardless of anything in Section 17(a) above to the contrary, either party shall have the right to terminate this Lease by giving written notice to the
other of such election within 10 days after receipt of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the fire or casualty was caused by the negligence or intentional misconduct of Tenant, Tenant
Related Parties or any of Tenant’s transferees, contractors or licensees. 
  

	 	18.	Condemnation. 

 Either
party may terminate this Lease if the whole or any material part of the Premises shall be taken or condemned for any public or quasi-public use under Law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall
also have the right to terminate this Lease if there is a Taking of any portion of the Building or Property which would leave the remainder of the Building unsuitable for use as an office building in a manner comparable to the Building’s use
prior to the Taking. In order to exercise its rights to terminate the Lease, Landlord or Tenant, as the case may be, must provide written notice of termination to the other within 45 days after the terminating party first receives notice of the
Taking. Any such termination shall be effective as of the date the physical taking of the Premises or the portion of the Building or Property occurs. If this Lease is not terminated, the Rentable Square Footage of the Building, the Rentable Square
Footage of the Premises and Tenant’s Pro Rata Share shall, if applicable, be appropriately adjusted. In addition, Rent for any portion of the Premises taken or condemned shall be abated during the unexpired Term of this Lease effective when the
physical taking of the portion of the Premises occurs. All compensation awarded for a Taking, or sale proceeds, shall be the property of Landlord, any rights to receive compensation or proceeds being expressly waived by Tenant. However, Tenant may
file a separate claim at its sole cost and expense for Tenant’s Property and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the award which would otherwise be receivable by Landlord. 

  
 23 

	 	19.	Events of Default. 

Tenant shall be considered to be in default of this Lease upon the occurrence of any of the following events of default: 

(a) Tenant’s failure to pay within 5 days of the date when due all or any portion of the Rent (a “Monetary Default”),
provided Landlord shall not more than 2 times within any 12 consecutive month period give to Tenant notice of Tenant’s failure to pay rent when due and 5 days within which to cure such failure after any such written notice shall have been
given. If Landlord has provided Tenant with such 2 notices within any 12 month period of Tenant’s Monetary Default, Tenant’s subsequent failure to pay Rent when due within such 12 consecutive month period shall, at Landlord’s option,
be an incurable event of Monetary Default by Tenant. 
 (b) Tenant’s failure to comply with any other term, provision or
covenant of this Lease (which is other than a Monetary Default), if the failure is not cured within 30 days after written notice to Tenant. However, if Tenant’s failure to comply cannot reasonably be cured within 10 days (as shall be determined
by Landlord, in the exercise of its sole, but reasonable, judgment), Tenant shall be allowed additional time (not to exceed 60 days) as is reasonably necessary to cure the failure so long as: (1) Tenant commences to cure the failure within 30
days, and (2) Tenant diligently pursues a course of action that will cure the failure and bring Tenant back into compliance with the Lease. However, if Tenant’s failure to comply creates a hazardous condition, the failure must be cured
immediately upon notice to Tenant. In addition, if Landlord provides Tenant with notice of Tenant’s failure to comply with any particular term, provision or covenant of the Lease on 3 occasions during any 12 consecutive month period,
Tenant’s subsequent violation of such term, provision or covenant within such 12 consecutive month period shall, at Landlord’s option, be an incurable event of default by Tenant. 

(c) Tenant or any Guarantor becomes insolvent, makes a transfer in fraud of creditors or makes and assignment for the benefit of
creditors, or admit in writing its inability to pay its debts when due. 
 (d) The leasehold estate is taken by process or
operation of Law. 
 (e) If Tenant is in default of any other lease with Landlord. 

 

	 	20.	Remedies. 

 (a) Upon any
default, Landlord shall have the right without notice or demand (except as provided in Article 19) to pursue any of its rights and remedies at Law or in equity, including any one or more of the following remedies: 

(i) Terminate this Lease, in which case Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to surrender the
Premises, Landlord may, in compliance with applicable Law and without prejudice to any other right or remedy, enter upon and take possession of the Premises and expel and remove Tenant, Tenant’s Property and any party occupying all or any part
of the Premises. Tenant shall pay Landlord or demand the amount of all past due Rent and other losses and damages which Landlord may suffer as a result 

  
 24 

 
of Tenant’s default, whether by Landlord’s inability to relet the Premises on satisfactory terms or otherwise, including, without limitation, all Costs of Reletting (defined below) and
any deficiency that may arise from reletting or the failure to relet the Premises. “Cost of Reletting” shall include all costs and expenses incurred by Landlord in reletting or attempting to relet the Premises, including, without
limitation, reasonable legal fees, brokerage commissions, the cost of alterations and the value of other concession or allowance granted to a new tenant. 
 (ii) Terminate Tenant’s right to possession of the Premises and, in compliance with applicable Law, expel and remove Tenant, Tenant’s Property and any parties occupying all or any part of the
Premises. Landlord may (but shall not be obligated to) relet all or any part of the Premises, without notice to Tenant, for a term that may be greater or less than the balance of the Term and on such conditions (which may include concessions, free
rent and alterations of the Premises) and for such uses as Landlord in its absolute discretion shall determine. Landlord may collect and receive all rents and other income from the reletting. Tenant shall pay Landlord on demand all past due Rent,
all Costs of Reletting and any deficiency arising from the reletting or failure to relet the Premises. Landlord shall not be responsible or liable for the failure to relet all or any part of the Premises or for the failure to collect any Rent. The
re-entry or taking of possession of the Premises shall not be construed as an election by Landlord to terminate this Lease unless a written notice of termination is given to Tenant. 

(iii) In lieu of calculating damages under Sections 20(a)(i) or 20(a)(ii) above, Landlord may elect to receive as damages the sum of
(a) all Rent accrued through the date of termination of this Lease or Tenant’s right to possession, and (b) an amount equal to the total Rent that Tenant would have been required to pay for the remainder of the Term discounted to
present value at the Prime Rate (defined in Section 20(b) below) then in effect, minus the then present fair rental value of the Premises for the remainder of the Term, similarly discounted, after deducting all anticipated Costs of Reletting.

 (b) Unless expressly provided in this Lease, the repossession or re-entering of all or any part of the Premises shall not
relieve Tenant of its liabilities and obligations under the Lease. No right or remedy of Landlord shall be exclusive of any other right or remedy. Each right and remedy shall be cumulative and in addition to any other right and remedy now or
subsequently available to Landlord at Law or in equity. If Landlord declares Tenant to be in default, Landlord shall be entitled to receive interest on any unpaid item of Rent at a rate equal to the Prime Rate plus 4%. For purposes hereof, the
“Prime Rate” shall be the per annum interest rate published from time to time in the so-called Money Rates section of The Wall Street Journal or if The Wall Street Journal is no longer published or no longer publishes a “prime
rate”, then the per annum interest rate publicly announced as its prime or base rate by a federally insured bank selected by Landlord in the state in which the Building is located. Forbearance by Landlord to enforce one or more remedies shall
not constitute a waiver of any default. 
 (c) In the event this Lease provides for any rent concession or abatement or for any
period during which Tenant is not obligated to pay Base Rent and/or Additional Rent, then the entire amount of the concession or of the abated Base Rent and Additional Rent that would otherwise have been due and payable for any such period shall
become immediately due and payable upon the occurrence of a default by Tenant under this Lease which continues beyond any applicable notice and cure periods. 

  
 25 

	 	21.	Limitation of Liability. 

NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) TO TENANT
SHALL BE LIMITED TO THE INTEREST OF LANDLORD IN THE PROPERTY. TENANT SHALL LOOK SOLELY TO LANDLORD’S INTEREST IN THE PROPERTY AND PROCEEDS OF ANY SALE OF THE BUILDING, INSURANCE PROCEEDS, CONDEMNATION AWARDS, AND/OR FINANCING AND REFINANCING
PROCEEDS FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY. BEFORE FILING
SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) (DEFINED IN ARTICLE 26 BELOW) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES (DEFINED IN ARTICLE 26 BELOW) ON THE PROPERTY, BUILDING OR PREMISES, NOTICE AND
REASONABLE TIME TO CURE THE ALLEGED DEFAULT. 
  

	 	22.	No Waiver. 

 Either
party’s failure to declare a default immediately upon its occurrence, or delay in taking action for a default shall not constitute a waiver of the default, nor shall it constitute an estoppel. Either party’s failure to enforce its rights
for a default shall not constitute a waiver of its rights regarding any subsequent default. Receipt by Landlord of Tenant’s keys to the Premises shall not constitute an acceptance or surrender of the Premises. 

 

	 	23.	Quiet Enjoyment. 

 Tenant
shall, and may peacefully have, hold and enjoy the Premises, subject to the terms of this Lease, provided Tenant pays the Rent and fully performs all of its covenants and agreements. This covenant and all other covenants of Landlord shall be binding
upon Landlord and its successors only during its or their respective periods of ownership of the Building, and shall not be a personal covenant of Landlord or the Landlord Related Parties. 

 

	 	24.	Intentionally Omitted. 

  

	 	25.	Holding Over. 

 If Tenant
fails to surrender the entirety of the Premises at the expiration or earlier termination of this Lease, occupancy of the Premises after the termination or expiration shall be that of a tenancy at sufferance. Tenant’s occupancy of the Premises
during the holdover shall be subject to all the terms and provisions of this Lease and Tenant shall pay an amount (on a per month basis without reduction for partial months during the holdover) equal to 150% of the sum of the Base Rent and
Additional Rent due for the period immediately preceding the holdover. No holdover by Tenant or payment by Tenant after the expiration or early termination of this Lease shall be construed to extend the Term or prevent Landlord from immediate
recovery of possession of the Premises by summary proceedings or otherwise. In addition to the payment of the amounts provided above, if Landlord is unable to deliver possession of the Premises to a new

  
 26 

 
tenant, or to perform improvements for a new tenant, as a result of Tenant’s holdover and Tenant fails to vacate the Premises within 10 days after Landlord notifies Tenant of Landlord’s
inability to deliver possession, or perform improvements, Tenant shall be liable to Landlord for all damages, including, without limitation, consequential damages, that Landlord suffers from the holdover. 

 

	 	26.	Subordination to Mortgages; Estoppel Certificate. 

 (a) This Lease, and all rights of Tenant hereunder, are and shall be subject and subordinate in all respect to any mortgage(s), deed(s), trust, ground lease(s) or other liens now or subsequently arising
upon the Premises, the Building or the Property and to renewals, modifications, and extensions thereof (collectively, the “Mortgages”) whether or not the Mortgages shall also cover other lands and/or buildings and each and every advance
made or hereafter to be made under the Mortgages. The provisions of this section shall be self-operative and no further instrument of subordination shall be required as to any Mortgage filed subsequent to the effective date hereof only if the holder
of such Mortgage (a “Mortgagee”) agrees in writing or the terms of the Mortgage provide that for so long as Tenant is not in default of its obligations set forth in this Lease beyond any applicable notice and cure period, the Mortgagee
will not, in foreclosing against, or taking possession of the Premises or otherwise exercising its right under the Mortgage, disturb the Tenant’s right of possession under this Lease. In confirmation of such subordination, Tenant shall within
10 days after receipt of a request for the same, execute and deliver at its own cost and expense any reasonable instrument, in recordable form if required, that Landlord or the Mortgagee may request to evidence such subordination, and Tenant hereby
constitutes and appoints Landlord attorney-in-fact for Tenant to execute any such instrument for and on behalf of Tenant. 
 (b)
If, at any time prior to the expiration of the Term, the Mortgagee shall become the owner of the Building as a result of foreclosure of its mortgage or conveyance of the Building, or become a mortgagee in possession of the Property or the Building,
Tenant agrees, at the election and upon demand of any owner of the Property or the Building, or of the Mortgagee (including a leasehold mortgagee) in possession of the Property or the Building, to attorn from time to time to any such owner, holder
or lessee upon the then executory terms and conditions of this Lease, provided that such owner, holder or lessee, as the case may be, shall then be entitled to possession of the Premises. Such successor in interest to Landlord shall not be bound by
(i) any payment of rent or additional rent for more than one month in advance, except prepayments in the nature of security for the performance by Tenant of its obligations under the Lease, or (ii) any material amendment or modification
(which means having the effect of (a) reducing the Base Rent and/or Additional Rent payable by Tenant; (b) shortening or lengthening the term of the Lease or adding to or increasing any of Tenant’s rights under any renewal, extension
or expansion option or right of first refusal or option or (c) increasing Landlord’s obligations under the Lease) or any termination of this Lease made without the consent of the Mortgagee, or (iii) any offsets which may be asserted
by the Tenant against payments of Rent as a result of any default by or claims against Landlord hereunder arising prior to the date such successor takes possession of the Premises, unless related to a default under the Lease that continues after
succession, or (iv) any obligation by Landlord as lessor hereunder to perform any work or grant any concession without the Mortgagee’s express assumption of such obligation to perform work or grant such concession. The foregoing provisions
of this Section shall inure to the benefit of 

  
 27 

 
any such owner, holder or lessee, shall be self-operative upon any such demand, and no further instrument shall be required to give effect to said provisions, although Tenant shall execute such
an instrument upon the request of a Mortgagee. 
 (c) Landlord and Tenant shall each, within 10 days after receipt of a written
request from the other, execute and deliver an estoppel certificate to those parties as are reasonably requested by the other (including a Mortgagee or prospective purchaser). The estoppel certificate shall include a statement certifying that this
Lease is unmodified (except as identified in the estoppel certificate) and in full force and effect, describing the dates to which Rent and other charges have been paid, representing that, to such party’s actual knowledge, there is no default
(or stating the nature of the alleged default) and indicating other matters with respect to the Lease that may reasonably be requested. 
 (d) Landlord shall, on or before the Rent Commencement Date and as a condition precedent to the commencement of Tenant’s obligation to pay Rent, deliver to Tenant a non-disturbance agreement from the
Mortgagee holding the Mortgage encumbering the Property as of that date, substantially in the form attached hereto as Exhibit H. 
  

	 	27.	Attorney’s Fees. 

 If
either party institutes a suit against the other for violation of or to enforce any covenant or condition of this Lease, or if either party intervenes in any suit in which the other is a party to enforce or protect its interest or rights, the
prevailing party shall be entitled to all of its costs and expenses, including, without limitation, reasonable attorney’s fees. 
  

	 	28.	Notice. 

 If a demand,
request, approval, consent or notice (collectively referred to as a “notice”) shall or may be given to either party by the other, the notice shall be in writing and delivered by hand or sent by registered or certified mail with return
receipt requested, or sent by overnight or same day courier service at the party’s respective Notice Address(es) set forth in Article 1, except that if Tenant has vacated the Premises (or if the Notice Address for Tenant is other than the
Premises, and Tenant has vacated such address) without providing Landlord a new Notice Address, Landlord may serve notice in any manner described in this Article or in any other manner permitted by Law. Each notice shall be deemed to have been
received or given on the earlier of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or the other Notice Address of Tenant without providing a new Notice Address, three (3) days after notice is
deposited in the U.S. mail or with a courier service in the manner described above. Either party may, at any time, change its Notice Address by giving the other party written notice of the new address in the manner described in this Article.

  

	 	29.	Excepted Rights. 

 This
Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves exclusively to itself the use of: (1) roofs, (2) telephone, electrical and janitorial closets, (3) equipment rooms, Building
risers or chaseways or similar areas that are used by Landlord for the provision of Building services, (4) rights to the land and improvements below the floor of the Premises, (5) the improvements and air rights about the Premises,
(6) the 

  
 28 

 
improvements and air rights outside the demising walls of the Premises, and (7) the areas within the Premises used for the installation of utility lines and other installations serving
occupants of the Building. Landlord has the right to change the Building’s name or address. Landlord also has the right to make such other changes to the Property and Building as Landlord deems appropriate, provided the changes do not
materially affect Tenant’s ability to use the Premises for the Permitted Use. Landlord shall also have the right (but not the obligation) to temporarily close the Building if Landlord reasonably determines that there is an imminent danger of
significant damage to the Building or of personal injury to Landlord’s employees or the occupants of the Building. The circumstances under which Landlord may temporarily close the Building shall include, without limitation, electrical
interruptions, hurricanes and civil disturbances. A closure of the Building under such circumstances shall not constitute a constructive eviction nor entitle Tenant to an abatement or reduction of Rent, provided Landlord promptly proceeds to rectify
the same and as soon as practical thereafter reopens the Building and provided further, in the event, the closure shall continue for more than 5 consecutive business days and provided the closure has not been caused by Tenant or Tenant’s
servants, employees or contractors, then, as Tenant’s sole remedy in connection with such closure, Tenant shall be entitled to an abatement of Base Rent and Additional Rent beginning on the sixth consecutive Business Day of such closure and
ending on the date that the Building is reopened. 
  

	 	30.	Surrender of Premises. 

At the expiration or earlier termination of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Property
(defined in Article 15) from the Premises, and quit and surrender the Premises to Landlord, broom clean, and in good order, condition and repair, ordinary wear and tear excepted. Tenant shall also be required to remove the Required Removables in
accordance with Article 8. If Tenant fails to remove any of Tenant’s Property within 2 days after the termination of this Lease or of Tenant’s right to possession, Landlord, at Tenant’s sole cost and expense, shall be entitled (but
not obligated) to remove and store Tenant’s Property. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant’s Property. Tenant shall pay Landlord, upon demand, the expenses and storage charges incurred for
Tenant’s Property. In addition, if Tenant fails to remove Tenant’s Property from the Premises or storage, as the case may be, within 30 days after written notice, Landlord may deem all or any part of Tenant’s Property to be abandoned,
and title to Tenant’s Property shall be deemed to be immediately vested in Landlord. 
  

	 	31.	Landlord’s Base Building Work. 

 The Landlord shall complete, at the Landlord’s cost and expense as set forth herein, the work at the Building (the “Landlord’s Base Building Work”) set forth in the Base Building
Tenant Services Specifications (the “Base Building MEP”) attached hereto as Exhibit F. 
  

	 	32.	Environmental Compliance. 

(a) Tenant hereby covenants to Landlord that Tenant shall (a) (i) comply with all Environmental Laws (as defined below) and
obtain all necessary permits and approvals applicable to the discharge, generation, manufacturing, removal, transportation, treatment, 

  
 29 

 
storage, disposal and handling of Hazardous Materials or Wastes (as defined below) as apply to the activities of the Tenant, its directors, officers, employees, agents, contractors,
subcontractors, licensees, invitees, successors and assigns at the Property (the “Tenant Parties”) and, without limiting the generality of the foregoing, and prior to the expiration or termination of this Lease, the closure of any
hazardous waste storage area and/or any Nuclear Regulatory Commission (“NRC”) regulated facilities in accordance with all applicable Environmental Laws and NRC requirements, as applicable; (ii) promptly remove any Hazardous Materials
or Wastes from the Premises in accordance with all applicable Environmental Laws and orders of governmental authorities having jurisdiction; (iii) pay or cause to be paid all costs associated with such removal of such Hazardous Materials or
Wastes generated by Tenant or the Tenant Parties including any remediation and restoration of the Premises; and (iv) indemnify Landlord from and against all losses, claims and costs arising out of the migration of Hazardous Materials or Wastes
from or through the Premises into or onto or under other portions of the Building or the Property or other properties; (b) keep the Property free of any lien imposed pursuant to any applicable Environmental Law in connection with the existence
of Hazardous Materials or Wastes in or on the Premises caused or generated by Tenant or the Tenant Parties; (c) not install or permit to be installed in the Premises any asbestos, asbestos-containing materials, urea formaldehyde insulation or
any other chemical or substance which has been determined to be a hazard to health and environment; (d) not cause or permit to exist, as a result of an intentional or unintentional act or omission on the part of Tenant, any Tenant Parties or
any occupant of the Premises, a releasing, spilling, leaking, pumping, emitting, pouring, discharging, emptying or dumping of any Hazardous Materials or Wastes onto the Premises, the Building or the Property; (e) identify on Exhibit
D all Hazardous Materials or Wastes currently stored or used by Tenant, at the Premises, notify Landlord of any changes or additions to the Hazardous Materials or Wastes so used; (f) store and maintain within the Premises quantities of
such Hazardous Materials or Wastes within or below Tenant’s pro rata share of the 100% limit of the “exempt amount” of “high hazard materials” (each as defined in the Boca National Building Code, the “NBC”)
permitted for the control area in which the Premises are located to avoid classification of the Building in Use Group H, High Hazard occupancy, by the criteria of the NBC (the definition of the control area and method of determining Tenant’s
pro-rata share is set forth below); (g) give all notifications and prepare all reports required by Laws with respect to Hazardous Materials or Wastes existing on, released from or emitted from the Premises (and shall give copies of all such
notifications and reports to Landlord); (h) promptly notify Landlord in writing of any release, spill, leak, emittance, pouring, discharging, emptying or dumping of Hazardous Materials or Wastes in or on the Premises; (i) if Landlord has a
reasonable basis of belief that Tenant, the Tenant Parties or any occupant of the Premises permitted a release or spill of Hazardous Materials or Wastes to occur, pay for periodic environmental monitoring by Landlord as well as subsurface testing
paid as Additional Rent; and (j) promptly notify Landlord in writing of any summons, citation, directive, notice, letter or other communication, written or oral, from any local, state or federal governmental agency, or of any claim or threat of
claim known to Tenant, made by any third party relating to the presence or releasing, spilling, leaking, pumping, emitting, pouring, discharging, emptying or dumping of any Hazardous Materials or Wastes onto the Premises. Tenant further covenants
and agrees that (i) all waste water discharged from the Premises, including from Laboratory Space, shall be suitable for discharge into the Building’s collection facility and into the sanitary sewer system; (ii) it shall collect all
chemicals and biological waste into appropriate hazardous waste storage receptacles and discard the same in 

  
 30 

 
accordance with applicable Environmental Laws and shall not dispose of the same through the Building’s plumbing system; and (iii) comply with all Laws and with Tenant’s internal
guidelines, protocols and procedures governing the operation of the microbiological and/or biomedical laboratories within the Premises. For purposes of subsection (f) above: The term “Control Area” means one of the two areas on the
floor of the Building on which the Premises are located which are separated from each other by a one-hour fire wall; and Tenant’s pro-rata share of the Control Area shall be determined on the basis of a fraction, the numerator of which is the
rentable square footage of the Premises located on the eighth floor of the Building and the denominator is the rentable square footage of the Control Area. Tenant’s obligations under this Article shall survive termination of the Lease.

 (b) Tenant agrees that, at or prior to the termination of this Lease, it shall (i) remove and dispose of, in accordance
with all applicable Environmental Laws, all Hazardous Materials or Wastes used, generated, manufactured, stored or otherwise associated with Tenant’s use and operations at the Premises; (ii) deliver to Landlord an environmental assessment
or other document, from an environmental consultant reasonably satisfactory to Landlord, and in the form and substance reasonably satisfactory to Landlord, that will confirm the absence of contamination of the Premises, occurring or otherwise
present, by virtue of the Hazardous Materials or Wastes used, generated, manufactured, stored or otherwise associated with Tenant’s use of and operations at the Premises; and (iii) if a closure is required under the provisions of the
Resource Conservation and Recovery Act, 42 U.S.C. Subsection 6901, et seq. (“RCRA”) or other applicable Environmental Laws, evidence reasonably satisfactory to Landlord that such closure has been completed in accordance with all
applicable RCRA and Environmental Law requirements. 
 Tenant agrees that, if Tenant is obligated to close any hazardous waste
storage area, if such closure has not been fully completed as of the Termination Date, Tenant shall, in connection therewith, and as security for Tenant’s obligation, on Landlord’s request deposit with Landlord a reasonable sum, not to
exceed $50,000.00, which Landlord shall be entitled to continue to hold as security for the proper and lawful closure of such hazardous waste storage area (the “Closure Obligation”). In lieu of cash, Tenant may provide Landlord with an
unconditional, irrevocable, assignable letter of credit, (the “Letter of Credit”) for all or a portion of such amount. In the event Tenant furnishes the Letter of Credit, the Letter of Credit shall be on the following terms and conditions:
(i) issued by a commercial bank acceptable to Landlord, which must have a counter for presentment in New Haven or Hartford, Connecticut; (ii) having a term which shall have an expiration date not sooner than the date which is five
(5) years from the Termination Date or sooner termination date, however, if the Letter of Credit has an earlier expiration date, it shall contain a so-called “evergreen clause”; (iii) available for negotiation by draft(s) at
sight accompanied by a statement signed by Landlord stating that the amount of the draw represents funds due to Landlord (or its successors and assigns) due to the failure of Tenant to perform its Closure Obligation or (iv) be otherwise on
terms and conditions reasonably satisfactory to Landlord. It is agreed that in the event Tenant fails to perform its Closure Obligation, Landlord may draw upon the Letter of Credit or upon the funds held on account as the Security Deposit to the
extent required to perform the same. In the event that Tenant shall fully and faithfully perform its Closure Obligation (as shall be evidenced by a sign-off or other definitive communication from applicable governmental authorities) and all of its
other obligations under this Lease, the Letter of Credit and/or funds on deposit with Landlord shall be 

  
 31 

 
returned to Tenant. Tenant further covenants that it will not assign or encumber or attempt to assign or encumber the Letter of Credit or any funds on deposit and that neither Landlord nor its
successors or assigns shall be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. The foregoing right of Landlord to require that Tenant deposit such security is in addition to, and not in lieu of, the rights
and remedies otherwise available to Landlord under this Lease. 
 (c) The term “Hazardous Materials or Wastes” shall
mean any hazardous or toxic materials, pollutants, chemicals, or contaminants, including without limitation asbestos, asbestos-containing materials, urea formaldehyde foam insulation, polychlorinated biphenyls (PCBS) and petroleum products as
defined, determined or identified as such in any Environmental Laws, as hereinafter defined. The term “Environmental Laws” means any federal, state, county, municipal or local laws, rules or regulations (whether now existing or hereinafter
enacted or promulgated) relating to pollution, or to the protection of human health and/or the environment, including, without limitation, the Clean Water Act, 33 U.S.C. § 1251 et seq. (1972), the Clean Air Act, 42 U.S.C. § 7401
et seq. (1970), the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. Subsection 1802, The Resource Conservation and Recovery Act, 42 U.S.C. Subsection 6901 et seq., the Occupational
Safety and Health Act of 1970, 29 U.S.C. § 651 et seq., any similar state laws such as, without limitation, Connecticut General Statutes Title 22a (Protection of Environment) and the regulations promulgated thereunder, as well as any
judicial or administrative interpretation thereof, including any judicial or administrative orders or judgments. 
 (d) Tenant
hereby agrees to defend, indemnify and hold harmless Landlord, its employees, agents, contractors, subcontractors, licensees, invitees, successors and assigns from and against any and all claims, losses, damages, liabilities, judgements, costs and
expenses (including, without limitation, attorneys’ fees and costs incurred in the investigation, defense and settlement of claims or remediation of contamination) incurred by such indemnified parties as a result of or in connection with the
presence at or removal of Hazardous Materials or Wastes from the Premises or as a result of or in connection with activities prohibited under this Article 32. Tenant shall bear, pay and discharge, as and when the same become due and payable, any and
all such judgments or claims for damages, penalties or otherwise against such indemnified parties, shall hold such indemnified parties harmless against all claims, losses, damages, liabilities, costs and expenses, and shall assume the burden and
expense of defending all suits, administrative proceedings, and negotiations of any description with any and all persons, political subdivisions or government agencies arising out of any of the occurrences set forth in this Paragraph 32. The
provisions of this Article shall survive termination of this Lease. 
 (e) Landlord hereby covenants with Tenant that Landlord
shall comply with all Environmental Laws applicable with respect to the common areas of the Building and obtain all necessary permits and approvals applicable to the discharge, generation, manufacturing, removal, transportation, treatment, storage,
disposal and handling of Hazardous Materials or Wastes as apply to the activities of Landlord, its directors, officers, employees, agents, contractors, subcontractors, licensees, invitees, successors and assigns at the property. 

  
 32 

 (f) Landlord hereby agrees to defend, indemnify and hold harmless Tenant, its employees,
agents, contractors, subcontractors, licensees, invitees, successors and assigns from and against any and all claims, losses, damages, liabilities, judgments, costs and expenses (including, without limitation, attorneys’ fees and costs incurred
in the investigation, defense and settlement of claims or remediation of contamination) incurred by such indemnified parties as a result of or in connection with the presence at or removal of Hazardous Materials or Wastes from the Property (unless
the Hazardous Materials or Waste were caused or generated by Tenant or the Tenant Parties). Landlord shall bear, pay and discharge, as and when the same become due and payable, any and all such judgments or claims for damages, penalties or otherwise
against such indemnified parties, shall hold such indemnified parties harmless against all claims, losses, damages, liabilities, costs and expenses, and shall assume the burden and expense of defending all suits, administrative proceedings, and
negotiations of any description with any and all persons, political subdivisions or government agencies arising out of any of the occurrences set forth in this Article 32. The provisions of this Section shall survive termination of this Lease.

  

	 	33.	Miscellaneous. 

 (a) This
Lease and the rights and obligations of the parties shall be interpreted, construed and enforced in accordance with the Laws of the state in which the Building is located and Landlord and Tenant hereby irrevocably consent to the jurisdiction and
proper venue of such state. If any term or provision of this Lease shall to any extent be invalid or unenforceable, the remainder of this Lease shall not be affected, and each provision of this Lease shall be valid and enforced to the fullest extent
permitted by Law. The headings and titles to the Articles and Sections of this Lease are for convenience only and shall have no effect on the interpretation of any part of the Lease. 

(b) Tenant shall not record this Lease. Landlord and Tenant shall, upon Tenant’s request, execute a memorandum of Lease, in form and
substance satisfactory to each, which Tenant may record, at Tenant’s expense. 
 (c) Landlord and Tenant hereby waive any
right to trial by jury in any proceeding based upon a breach of this Lease. 
 (d) Whenever a period of time is prescribed for
the taking of an action by Landlord or Tenant, the period of time for the performance of such action shall be extended by the number of days that the performance is actually delayed due to strikes, labor disputes, acts of God, shortages of labor or
materials, unusual delay in deliveries of materials, war, civil disturbances, fire, unavoidable casualties, and other causes beyond the reasonable control of the performing party (“Force Majeure”). However, events of Force Majeure shall
not extend any period of time for the payment of Rent or other sums payable by either party or any period of time for the written exercise of an option or right by either party. 

(e) Landlord shall have the right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and in
the Building and/or Property referred to herein, and upon such transfer Landlord shall be released from any further obligations hereunder, and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such
obligations, provided such successor shall assume such obligations, otherwise Tenant may look only to the proceeds realized by Landlord on the transfer (as set forth in Section 21 hereof) and solely with respect to any default occurring prior
to the date of the transfer. 

  
 33 

 (f) Tenant represents that it has dealt directly with and only with the Broker as a broker
in connection with this Lease. Tenant shall indemnity and hold Landlord and the Landlord Related Parties harmless from all claims of any other brokers claiming to have represented Tenant in connection with this Lease. Landlord agrees to indemnify
and hold Tenant and the Tenant Related Parties harmless from all claims of any brokers claiming to have represented Landlord in connection with this Lease. 
 (g) Landlord and Tenant covenant, warrant and represent to the other that: (1) each individual executing, attesting and/or delivering this Lease on behalf of such party is authorized to do so on its
behalf; (2) this Lease is binding upon such party; and (3) such party is duly organized and legally existing in the state of its organization and is qualified to do business in the state in which the Premises are located. If there is more
than one Tenant, or if Tenant is comprised of more than one party or entity, the obligations imposed upon Tenant shall be joint and several obligations of all the parties and entities. Notices, payments and agreements given or made by, with or to
any one person or entity shall be deemed to have been given or made by, with and to all of them. 
 (h) Time is of the essence
with respect to Tenant’s exercise of any expansion, renewal or extension rights granted to Tenant. This Lease shall create only the relationship of landlord and tenant between the parties, and not a partnership, joint venture or any other
relationship. This Lease and the covenants and conditions in this Lease shall inure only to the benefit of and be binding only upon Landlord and Tenant and their permitted successors and assigns. 

(i) The expiration of the Term, whether by lapse of time or otherwise, shall not relieve either party of any obligations which accrued
prior to or which may continue to accrue after the expiration or early termination of this Lease. Without limiting the scope of the prior sentence, it is agreed that Tenant’s obligations under Articles 4, 8, 14, 20, 25, 30 and 32 shall survive
the expiration or early termination of this Lease. 
 (j) Landlord has delivered a copy of this Lease to Tenant for
Tenant’s review only, and the delivery of it does not constitute an offer to Tenant or an option. This Lease shall not be effective against any party hereto until an original copy of this Lease has been signed by such party. 

(k) All understandings and agreements previously made between the parties are superseded by this Lease and by a side letter dated on even
date herewith, and neither party is relying upon any warranty, statement or representation not contained in this Lease or in such side letter. This Lease may be modified only by a written agreement signed by Landlord and Tenant. 

(l) Each Tenant other than Yale University (including, without limitation, any Successor Tenant) under this Lease shall, within 90 days
after the end of each fiscal year of Tenant, deliver to Landlord of a copy of its audited financial statement and within 15 days after Landlord’s request, such other financial information as Landlord may reasonably request. Upon written request
by Tenant, Landlord shall enter into a commercially reasonable confidentiality agreement covering any confidential information that is disclosed by Tenant. 

  
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 (m) This Lease may be modified only by an amendment signed in writing by Landlord and Tenant
and consented or agreed to by the then current Mortgagee. 
 (n) This lease may be executed in two or more counterparts and by
each party on separate counterparts, each of which when so executed and delivered shall be deemed an original and all of which together shall constitute one and the same document. 

 

	 	34.	Landlord Default. 

 If
Landlord shall violate, neglect or fail to perform or observe any of the covenants, provisions, or conditions contained in this Lease on its part to be performed or observed, which default continues for a period of more than thirty (30) days
after receipt of written notice from Tenant specifying such default, or if such default is of a nature to require more than thirty (30) days for remedy and continues beyond the time reasonably necessary to cure (provided Landlord must have
undertaken procedures to cure the default within such thirty (30) days period and thereafter diligently pursue such efforts to cure to completion), Tenant shall have available to it all rights and remedies available to Tenant at law, in equity
or hereunder. Further, in the event such failure of Landlord is causing material interference with the Tenant’s conduct of business at the Premises and Landlord has failed within the foregoing notice and cure period to commence to cure the
alleged default, then Tenant shall give to Landlord (by facsimile transmission to 978-287-5050, or to such other number as Landlord shall have give notice to Tenant) notice of Landlord’s failure and an additional 24 hours to commence to cure.
If Landlord continues to fail to commence to cure, then, Tenant may elect to incur any reasonable expense necessary to perform the obligation of Landlord specified in such notice and bill Landlord for the costs thereof. Notwithstanding the
foregoing, if in Tenant’s reasonable judgment, an emergency situation shall exist, Tenant may cure such default with only reasonable (under the circumstances) notice to Landlord being required. In no event shall Tenant have the right or ability
to offset or deduct any expenses incurred by Tenant from any Base Rent or Additional Rent payable by Tenant under this Lease. 
  

	 	35.	Telecommunications Carrier Access. 

 (a) Tenant’s right to select and utilize a telecommunications and data carrier (the “Carrier”) shall be conditioned on the execution by such Carrier of: 

(i) a license agreement, in form and substance reasonably satisfactory to Landlord, pursuant to which Landlord shall grant to the
Carrier a license (which shall be coextensive with the rights and privileges granted to Tenant under this Lease) to install, operate, maintain, repair, replace, and remove cable and related equipment within the Premises and pathways within the
Building that are necessary to provide telecommunications and data services to Tenant at the Premises. 
 (b) The license
contemplated herein to be granted to the Carrier shall permit the Carrier to provide services only to Tenant and not to any other tenants or occupants of the Building and shall require all of the Carrier’s equipment (other than connecting
wiring) to be 

  
 35 

 
located in the Tenant’s Premises. The License shall not grant an exclusive right to Tenant or to the Carrier. Landlord reserves the right, at its sole discretion, to grant, renew, or extend
licenses to other telecommunications and data carriers for the purposes of locating telecommunications equipment in the Building which may serve Tenant or other tenants in the Building. 

(c) Except to the extent expressly set forth herein, nothing herein shall grant to the Carrier any greater rights or privileges than
Tenant is granted pursuant to the terms of this Lease or diminish Tenant’s obligations or Landlord’s rights hereunder. 
 (d) Tenant shall be responsible for ensuring that the Carrier complies with the terms and conditions of the License agreement relating to the use of the Premises or the making of any Leasehold
Improvements or other alterations which are imposed upon Tenant under this Lease. 
  

	 	36.	Right of First Offer. 

(a) Provided that Tenant is not in default under this Lease beyond the expiration of applicable notice and cure periods on the date
Landlord delivers Landlord’s Notice (as defined below), or at any time thereafter through the date of the amendment of the Lease (as contemplated below), subject to the rights of any existing tenants of the Building, which rights they currently
possess, the first time during the Term of the Lease that Landlord intends to lease the space which is contiguous to the Premises (hereafter, the “Right of First Offer Space”), Landlord shall first notify Tenant in writing
(“Landlord’s Notice”) of the available space (the “Right of First Offer”) and Landlord shall include in such notification the terms and conditions at which such Right of First Offer Space shall be offered (the
“Offer”). Landlord’s Notice shall specify: (i) the rentable area of the Right of First Offer Space which Landlord intends to lease; (ii) the date upon which such Right of First Offer Space shall be available for occupancy;
(iii) the annual rate of base rent per square foot of rentable area which Landlord intends to charge for such space (which rate shall not exceed the then fair market value for such space), including all fixed and/or indexed adjustments to said
rate; (v) the amount of the allowance, which amount will not exceed the amount of the Tenant allowance as set forth in Section 1(k) above, and (vi) all other economic terms which Landlord intends to offer with respect to such Right of
First Offer Space. Tenant may, within fifteen (15) days of the receipt of the notice, decline such Offer or accept the terms of the Offer, in writing, and within sixty (60) days thereafter enter into an amendment to this Lease
incorporating the terms and provisions of such Right of First Offer into the Lease which amendment shall also provide for an increase in the Security Deposit by an amount equal to 6 times the amount of the monthly installment of the Base Rent
payable for the Right of First Offer Space. Notwithstanding anything contained in the Offer to the contrary, and unless otherwise agreed by the parties, any space acquired pursuant to this Right of First Offer shall be co-terminus with the Lease
Term described herein. 
 Should Tenant fail to accept the Offer in writing within fifteen (15) days of receipt of the
notice of Offer, then Landlord shall be free to lease such available space. 
 If Tenant accepts the Offer, Landlord shall
tender the Right of First Offer Space to Tenant on the date set forth in the Offer, or such other date agreed to by and between Landlord and Tenant in “as-is condition” unless another condition is provided for in the Offer. 

  
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 The Right of First Offer shall automatically terminate upon the earlier to occur of
(i) the expiration or termination of this Lease, (ii) the termination of Tenant’s right to possession of the Premises, (iii) the assignment of this Lease by Tenant or the sublease by Tenant of the entirety of the Premises, or
(iv) the failure of Tenant to timely exercise any right to lease space under its Right of First Offer. 
  

	 	37.	Renewal. 

 (a) Provided
that Tenant is not in default under this Lease beyond the expiration of applicable notice and cure periods on the date Tenant delivers Tenant’s Renewal Notice (as hereinafter defined) or at any time thereafter through the commencement date of
the Renewal Term (as hereinafter defined), Tenant shall have an option (the “Renewal Option”) to renew the Lease for one ten year term (such ten year term a “Renewal Term”) at the rent and upon the other terms set forth below by
delivering notice to Landlord (“Tenant’s Renewal Notice”) exercising the Renewal Option no later than 12 months prior to the Termination Date. Time shall be of the essence with respect to Tenant’s exercise of the Renewal Option
and delivery of Tenant’s Renewal Notice. In the event that Tenant shall fail to deliver Tenant’s Renewal Notice in accordance with the provisions hereof, Tenant shall be deemed to have forever waived its right to exercise the Renewal
Option, and Tenant shall have no further right to renew or extend the term of the Lease. Promptly after delivery of the Tenant’s Renewal Notice, Landlord and Tenant shall execute and deliver an instrument reasonably satisfactory to both parties
stating that Tenant has or has not exercised the Renewal Option. 
 (b) Upon Landlord’s receipt of Tenant’s Renewal
Notice in accordance with the requirements of this paragraph, the Lease, subject to the provisions of this paragraph, shall be automatically extended for the Renewal Term with the same force and effect as if the Renewal Term had been originally
included in the term of the Lease, except that the Base Rent under the Lease shall be equal to the greater of (y) 95 percent of the Market Base Rent (as hereinafter defined) as determined in this paragraph and (z) the Base Rent for the
Lease Year immediately preceding the Renewal Term. There shall be no rent concessions or obligation of Landlord to perform or pay for any work during the Renewal Term. 
 (c) The term “Market Base Rent” for the Renewal Term shall mean the annual Base Rent that a willing tenant would pay, and a willing landlord would accept, to lease the Premises in its “as
is” condition pursuant to the Lease. Landlord shall endeavor to notify Tenant of its initial determination of Market Base Rent no later than thirty (30) days after receipt of Tenant’s Renewal Notice. Tenant shall have thirty
(30) days after Landlord’s delivery of notice to Tenant of its determination of Market Base Rent to deliver notice to Landlord objecting to Landlord’s determination, and, if Tenant fails to deliver such notice within such thirty
(30) day period, Tenant shall be deemed to have accepted Landlord’s determination. If Landlord and Tenant shall otherwise fail to agree upon the Market Base Rent for the Renewal Term within fifteen (15) days after Tenant’s timely
notice to Landlord that it objects to Landlord’s determination, Landlord and Tenant each shall give notice to the other setting forth the name and address of an arbitrator designated by such party within fifteen (15) days thereafter. If
either party shall fail to give notice of such designation within such fifteen (15) day period, then the arbitrator chosen by the party giving such notice shall make the determination alone. If two arbitrators shall have been designated, such
two arbitrators shall make their determination of 

  
 37 

 
Market Base Rent for the Renewal Term in writing and give notice thereof to each other and to Landlord and Tenant within twenty (20) days of their designation. The two arbitrators shall have
ten (10) days after the receipt of notice of each other’s determination to confer with each other and to attempt to reach agreement as to the determination of Market Base Rent for the Renewal Term. If such two arbitrators shall fail to
concur, then such two arbitrators shall immediately designate a third arbitrator. If such two arbitrators shall fail to agree upon the designation of such third arbitrator within fifteen (15) days, then either party may apply to the American
Arbitration Association or any successor thereto for the designation of such arbitrator. The third arbitrator shall conduct such investigations as he may deem appropriate and shall, within twenty (20) days after the date of designation of the
third arbitrator, determine the Market Base Rent for the Renewal Term. The determination pursuant to this paragraph cannot exceed the higher of the determinations made by the arbitrators selected by Landlord and Tenant and cannot be lower than the
lower of the determinations made by the arbitrators selected by Landlord and Tenant. The determination by the third arbitrator shall be binding upon Landlord and Tenant. All arbitrators shall be commercial leasing brokers or appraisers having at
least fifteen (15) years experience in the New Haven County, Connecticut market. Each party shall pay its own counsel fees and expenses, if any, in connection with any arbitration under this paragraph, including the expenses and fees of any
arbitrator selected by it in accordance with the provisions of this paragraph, and the parties shall share equally all other expenses and fees of any such arbitration. The determination rendered in accordance with the provisions of this paragraph
shall be final and binding upon Landlord and Tenant. The arbitrators shall not have the power to add to, modify, or change any of the provisions of this Lease. 
 (d) If for any reason the Market Base Rent for the Renewal Term shall not have been determined prior to the commencement of the Renewal Term, then until the Market Base Rent for the Renewal Term and,
accordingly, the Base Rent shall have been finally determined, the Base Rent shall be the Market Base Rent for the Renewal Term as proposed by Landlord. Upon such final determination, an appropriate adjustment shall be made reflecting such final
determination, and Landlord or Tenant, as the case may be, shall pay the other any overpayment or deficiency, as the case may be, from the commencement of the Renewal Term to the date of such final determination. 

(e) The Renewal Option shall automatically terminate and become null, void and of no force and effect upon the earlier to occur of
(1) the expiration or termination of the Lease by Landlord or pursuant to law, (2) the termination or surrender of Tenant’s right to possession of the Premises, (3) the assignment of this Lease by Tenant, (4) the sublease by
Tenant of all of the space under this Lease; or (5) the failure of Tenant to timely and properly exercise the Renewal Option. 
  

	 	38.	Expansion Option. 

 (a)
Provided that Tenant is not in default under the Lease, during the first Lease Year the Tenant shall have the right to lease the “Option Space” (as defined below) on the terms and conditions set forth below. The Option Space means the
space shown Exhibit A as the Option Space. Tenant shall have the right to lease the Option Space by giving notice to Landlord to such effect at any time during the First Lease Year, provided that, at the time Tenant delivers such notice of exercise
to Landlord, Tenant shall pay to Landlord the sum of $400,000.00. If 

  
 38 

 
Tenant elects to lease the such Option Space, and provided Tenant delivers the $400,000.00 to Landlord, Landlord and Tenant shall execute an amendment to the Lease for such Option Space within 30
business days after the date Tenant gives notice of its election. The amendment shall include the following terms and conditions: (i) the term of the Lease of the Option Space shall be coterminus with the Term; (ii) The Base Rent will be
equal to the Base Rent per square foot per annum payable with respect to the Premises, (iii) upon exercise of the right to lease the Option Space, Tenant shall pay all Additional Rent (including Tenant’s Pro Rata Share of Expenses and
Taxes and all utility costs allocable to the Option Space; (iv) Base Rent with respect to the Option Space shall be payable on the date (the “Option Commencement Date”) which is the earlier to occur of (y) the date Tenant or
anyone claiming by or under Tenant takes occupancy of all or any part of the Option Space or (z) 30 days after exercise of the election to take the Option Space; and (v) the Option Space will be delivered to Tenant in “as is”
condition. 
 (b) The Option Right shall automatically terminate and become null, void and of no force and effect upon the
earlier to occur of (1) the termination of the Lease by Landlord or pursuant to law, (2) the termination or surrender of Tenant’s right to possession of the Premises, (3) the assignment of this Lease by Tenant, (4) the
sublease by Tenant of all of the space under this Lease; or (5) the expiration of the First Lease Year. 
  

	 	39.	NMR Facility. 

 Landlord
agrees that Tenant may, on notice to Landlord given prior to the Rent Commencement Date lease an additional area on either the third floor or the ground floor (as elected by Tenant) to accommodate Tenant’s nuclear magnetic resonance
(“NMR”) facility, (such area the “NMR Space”). Landlord shall grant an allowance to Tenant in an amount equal to $20.00 times the rentable square footage of the NMR Space. The NMR Space shall be added to and constitute a part of
the area of the Premises and the Base Rent, Tenant’s Pro Rata Share and the utility charges payable under the Lease shall be appropriately adjusted. Landlord and Tenant shall enter into an amendment of this Lease and of the work letter to
address the expansion of the Premises by the area of the NMR Space. 
  

	 	40.	Entire Agreement. 

 This
Lease and the following exhibits and attachments constitute the entire agreement between the parties and supersede all prior agreements and understandings related to the Premises, including all lease proposals, letters of intent and other documents:
Exhibit A (Outline and Location of Premises), Exhibit B (Rules and Regulations), Exhibit C (Initial Alterations/Work Letter Agreement), Exhibit D (List of Hazardous Materials or Wastes), Exhibit E (Intentionally
Omitted), Exhibit F (MEP), Exhibit G (Form of Commencement Date Agreement), Exhibit H (Form of Subordination, Non-Disturbance and Attornment Agreement); and Exhibit I (List of Components of Base Building Work).

 (Remainder of page intentionally blank, signature page to follow) 

  
 39 

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

  

									
	WITNESS/ATTEST:	 	 	 	LANDLORD:
				
	 	 	 	 	 	 	WE GEORGE STREET, L.L.C., a Delaware limited
liability company
					
		 		 		 	 By:
	 	 Winstanley Enterprises, LLC

its managing member

			
	 /s/ Pamela D’Ambrosio
	 		 	 /s/ Carter J. Winstanley

					
	Name (print):	 	 Pamela D’Ambrosio
	 		 	Name:	 	 Carter J. Winstanley

				
	 /s/ Gregory T. Sullivan
	 		 	Title:	 	 Managing Member

					
	Name (print):	 	 Gregory T. Sullivan
	 		 		 	
			
	WITNESS/ATTEST:	 		 	 TENANT:

				
		 		 		 	RIB-X PHARMACEUTICALS, INC.
				
	 /s/ Barbara Dodd
	 		 	By:	 	 /s/ Susan Froshauer

					
	Name (print):	 	 Barbara Dodd
	 		 	Name:	 	 Susan Froshauer

				
	 /s/ Elizabeth Haugh
	 		 	Title:	 	 President & CEO

					
	 Name (print):
	 	 Elizabeth Haugh
	 		 		 	3/25/02
	 	 		 		 	

 EXHIBIT A 
 PREMISES 
 This Exhibit is attached to and made a part of Lease dated as of March
    , 2002 by and between WE GEORGE STREET, L.L.C. a Delaware limited liability company (“Landlord”) and Rib-X Pharmaceuticals, Inc., a Delaware corporation (“Tenant”) for space in the Building
located at 300 George Street, New Haven, Connecticut. 

 

 

 EXHIBIT B 
 BUILDING RULES AND REGULATIONS 
 The following rules and regulations shall apply,
where applicable, to the Premises, the Building, the parking garage (if any), the Property and the appurtenances. Capitalized terms have the same meaning as defined in the Lease. 

 

	 	1.	Sidewalks, doorways, vestibules, halls, stairways and other similar areas shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress and
egress to and from the Premises. No rubbish, litter, trash, or material shall be placed, emptied, or thrown in those areas. At to time shall Tenant permit Tenant’s employees to loiter in Common Areas or elsewhere about the Building or Property.

  

	 	2.	Plumbing fixtures and appliances shall be used only for the purpose for which designed, and no sweepings, rubbish, rags or other unsuitable material shall be thrown or
placed in the fixtures or appliances. Damage resulting to fixtures or appliances by Tenant, its agents, employees or agents, shall be paid for by Tenant, and Landlord shall not be responsible for the damage. 

 

	 	3.	No signs, advertisements or notices shall be painted or affixed to windows, doors or other party of the Building, except those of such color, size, style and in such
places as are first approved in writing by Landlord. All tenant identification and suite numbers at the entrance to the Premises shall be installed by Landlord, at Tenant’s cost and expense, using the standard graphics for the Building. Except
in connection with the hanging of lightweight pictures and wall decorations, no nails, hooks or screws shall be inserted into any part of the Premises or Building except by the Building maintenance personnel. 

 

	 	4.	Landlord shall provide and maintain in the first floor (main lobby) of the Building an alphabetical directory board or other directory device listing tenants. No other
directory shall be permitted unless previously consented to by Landlord in writing. 

  

	 	5.	Tenant shall not place any lock(s) on any door in the Premises or Building without Landlord’s prior written consent and Landlord shall have the right to retain at
all times and to use keys to all locks within and into the Premises. A reasonable number of keys to the locks on the entry doors in the Premises shall be furnished by Landlord to Tenant at Tenant’s cost, and Tenant shall not make any duplicate
keys. All keys shall be returned to Landlord at the expiration or early termination of this Lease. 

  

	 	6.	All contractors, contractor’s representatives and installation technicians performing Work in the Building which affects the building systems or the space above
the ceiling, beneath the finished floor of the Premises or within the walls shall be subject to Landlord’s prior approval and shall be required to comply with Landlord’s standard rules, regulations, policies and procedures, which may be
revised from time to time. 

	 	7.	Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of merchandise or materials requiring the use of elevators,
stairways, lobby areas or loading dock areas, shall be restricted to hours designated by Landlord. Tenant shall obtain Landlord’s prior approval by providing a detailed listing of the activity. If approved by Landlord, the activity shall be
under the supervision of Landlord and performed in the manner required by Landlord. Tenant shall assume all risk for damage to articles moved and injury to any persons resulting activity. If equipment, property, or personnel of Landlord or of any
other party is damaged or injured as a result of or in connection with the activity, Tenant shall be solely liable for any resulting damage or loss. If building personnel are on-site during the move. Tenant shall reimburse Landlord for 1.25 times
the costs incurred. 

  

	 	8.	Landlord shall have the right to approve the weight, size, or location of heavy equipment or articles in and about the Premises. Damage to the Building by the
installation, maintenance, operation, existence or removal of the property of Tenant shall be repaired at Tenant’s sole expense. 

  

	 	9.	Corridor doors, when not in use, shall be kept closed. 

  

	 	10.	Tenant shall not: (1) make or permit any improper, objectionable or unpleasant noises or odors in the Building, or otherwise interfere in any way with other
tenants or persons having business with them; (2) solicit business or distribute, or cause to be distributed, in any portion of the Building, handbills, promotional materials or other advertising; or (3) conduct or permit other activities
in the Building that might, in Landlord’s sole opinion, constitute a nuisance. 

  

	 	11.	No animals, except those assisting handicapped persons or those necessary for the conduct of Tenant’s business, shall be brought into the Building or kept in or
about the Premises. 

  

	 	12.	Tenant shall not use or occupy the Premises in any manner or for any purpose which might injure the reputation or impair the present or future value of the Premises or
the Building. Tenant shall not use, or permit any part of the Premises to be used, for lodging, sleeping or for any illegal purpose. 

  

	 	13.	 Tenant shall not take any action which would violate Landlord’s labor contracts or which would cause a work stoppage, picketing, labor disruption
or dispute, or interfere with Landlord’s or any other tenant’s or occupant’s business or with the right and privileges of any person lawfully in the Building (“Labor Disruption”). Tenant shall take the actions necessary to
resolve the Labor Disruption, and shall have pickets removed and, at the request of Landlord, immediately terminate any work in the Premises that have rise to the Labor Disruption, until Landlord gives its written consent for the work to resume.
Tenant shall have no claim for 

  
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damages against Landlord or any of the Landlord Related Parties, nor shall the date of the commencement of the Term be extended as a result of the above actions. 

 

	 	14.	Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, electrical equipment that would overload the electrical system
beyond its capacity for proper, efficient and safe operation as determined solely by Landlord. Tenant shall not furnish cooling or heating to the Premises, including, without limitation, the use of electronic or gas heating devices, without
Landlord’s prior written consent. Tenant shall not use more than its proportionate share of telephone lines and other telecommunication facilities available to service the Building. 

 

	 	15.	Tenant shall not operate or permit to be operated a coin or token operated vending machine or similar device (including, without limitation, telephones, lockers,
toilets, scales, amusement devices and machines for sale of beverages, foods, candy, cigarettes and other goods). 

  

	 	16.	Bicycles and other vehicles are not permitted inside the Building or on the walkways outside the Building, except in areas designated by Landlord.

  

	 	17.	Landlord may from time to time adopt systems and procedures for the security and safety of the Building, its occupants, entry, use and contents. Tenant, its agents,
employees, contractors, guests and invitees shall comply with Landlord’s systems and procedures. 

  

	 	18.	Landlord shall have the right to prohibit the use of the name of the Building or any other publicity by Tenant that in Landlord’s sole opinion may impair the
reputation of the Building or its desirability. Upon written notice from Landlord, Tenant shall refrain from and discontinue such publicity immediately. 

  

	 	19.	Tenant shall not canvass, solicit or peddle in or about the Building or the Property. 

 

	 	20.	Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the Premises or in Common Areas, unless the Common Areas have
been declared a designated smoking area by Landlord. Landlord shall have the right to designate the entirety of the Building (including the Premises) as a non-smoking building. 

 

	 	21.	Landlord shall have the right to designate and approve standard window coverings for the Premises and to establish rules to assure that the Building presents a uniform
exterior appearance. Tenant shall ensure, to the extent reasonably practicable, that window coverings are closed on windows in the Premises while they are exposed to the direct rays of the sun. 

 

	 	22.	 Deliveries to and from the Premises shall be made only at the times, in the areas and through the entrances and exits designated by Landlord. Tenant
shall not 

  
 3 

	 	
make deliveries to or from the Premises in a manner that might interfere with the use by any other tenant of its premises or of the Common Areas, any pedestrian use, or any use which is
inconsistent with good business practice. 

  

	 	23.	The work of cleaning personnel shall not be hindered by Tenant after 5:30 p.m., and cleaning work may be done at any time when the offices are vacant. Windows, doors
and fixtures may be cleaned at any time. Tenant shall provide adequate waste and rubbish receptacles to prevent unreasonable hardship to the cleaning service. Tenant will comply with the Building’s recycling policies. 

  
 4 

 EXHIBIT C 
 WORK LETTER 
 This Exhibit is attached to and made a part of the
Lease and is entered into as of the    day of March, 2002 by and between WE GEORGE STREET, L.L.C., a Delaware limited liability company (“Landlord”) and Rib-X Pharmaceuticals, Inc. (“Tenant”) for
space in the Building located at 300 George Street, New Haven, Connecticut. 
  

	I.	Alterations and Allowance. 

  

	 	A.	Tenant, following the delivery of the Premises by Landlord and the full and final execution and delivery of this Lease and all prepaid rental and security deposits
required hereunder, shall have the right to have performed alterations and improvements in the Premises (the “Initial Alterations”). Notwithstanding the foregoing, Initial Alterations may not be performed in the Premises unless and until
Tenant has complied with all of the terms and conditions of Article 9(c) of this Lease, including, without limitation, approval by Landlord of the final plans for the Initial Alterations. Landlord acknowledges that it has approved the Tenant
Improvement Plans (hereinafter defined) as identified in the GMP Proposal, as defined below. Tenant shall be responsible for the cost and all elements of the design of Tenant’s plans and specifications (including, without limitation, compliance
with law, functionality of design, the structural integrity of the design, the configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s approval of Tenant’s plans and
specifications shall in no event relieve Tenant of the responsibility for such design. All plans and specifications shall be prepared in accordance with and not provide for any exceedence of the capacities set forth in the Base Building MEP. The
completed construction drawings, plans and specifications, as approved, include, but are not limited to those identified in Section VIII, Exhibit A of the GMP Proposal (as defined below) are sometimes referred to herein as the Tenant
Improvement Plans. Tenant shall reimburse Landlord for the cost of all initial schematic designs and all Tenant Improvement Plans within 10 days after receipt of an invoice from Landlord. 

 

	 	B.	Landlord shall permit Tenant to deviate from the building standards for the Initial Alterations; provided that (a) the deviations shall not be of a lesser quality
than the standards; (b) the deviations conform to applicable governmental regulations; (c) the deviations do not require base Building services or systems to deviate from the specifications set forth in the Base Building MEP nor beyond the
level normally provided to other tenants in the Building and do not overload the floors; and (d) Landlord has determined in its sole discretion that the deviations are of a nature and quality that are consistent with the overall objectives of
the Landlord for the Building. 

  

	 	C.	 (i) Landlord shall submit the Tenant Improvement Plans to the appropriate governmental body for approval and the issuance of a building permit.
Landlord, 

	 	
with Tenant’s cooperation, shall cause to be made any changes in the plans and specifications necessary to obtain the building permit. After the final approval of the working drawings, no
further changes to the Tenant Improvement Plans may be made without the prior written approval from both Landlord and Tenant, and then only after agreement by Tenant to pay any Excess Costs (as defined below) resulting from the design and/or
construction of such changes. In the event of any change in the plans made pursuant to a request of Tenant and if such change in the plans causes a delay in the anticipated date of Substantial Completion or in the construction schedule, then such
resultant delay shall constitute a “Tenant Delay”. 

 (ii) Notwithstanding the foregoing, Landlord shall
not be expected nor required to obtain any permits or approvals relating to (i) any back-up generator or other personal property and equipment installed on Tenant’s behalf and (ii) Tenant’s use of the Premises. Tenant shall be
solely responsible for obtaining, at its sole cost and expense, all permits and approvals necessary or appropriate for the conduct of its business, operation of its property and equipment and use of the Premises, except for building permit(s) for
the construction of the Initial Alterations and any temporary and/or permanent certificate(s) of occupancy issued pursuant to such validly obtained building permits upon completion of the Initial Alterations. Tenant agrees to co-operate with and
assist Landlord in obtaining the building permit(s) and Certificates of Occupancy. 
  

	II.	CONSTRUCTION OF INITIAL ALTERATIONS. 

 Landlord has entered into a gross maximum price construction contract dated January 31, 2002 (the “GMP Contract”) with The Whiting-Turner Contracting Company, as its Construction Manager
and General Contractor (sometimes referred to herein as “Landlord’s Contractor”) in an amount equal to $3,416,820.00 for the hard construction costs, project management fees and construction contingency expenses and costs for the
construction of the Initial Alterations in accordance with the Tenant Improvement Plans. Attached hereto as Exhibit C-2 is the GMP Proposal dated January 25, 2002 from Landlord’s Contractor which is a part of the GMP Contract. The
GMP Proposal identifies the scope of the work included within the GMP as well as the work or other items excluded from the GMP (which excluded work includes, but is not limited to, Landlord’s contingency for scope change or unforseen
conditions, moving expenses, process equipment and furniture expenses). Landlord’s Contractor shall obtain competitive bids from subcontractors and suppliers. Tenant may, from time to time, within the time period identified in the schedule set
forth in GMP Proposal, review the bids and, if Tenant is not reasonably satisfied that the bids are competitive, request that additional bids from subcontractors or suppliers be obtained. Tenant shall have the right to attend and participate in
construction meetings. Landlord shall supervise the completion of such work and shall use due diligence to secure Substantial Completion of the Initial Alterations (as defined below) on or about the date of July 31, 2002. The cost of such work
shall be paid as provided in Section III hereof. Landlord shall not be liable for any direct or indirect costs, expenses or damages as a result of delays in construction caused by Tenant Delays (as defined below) or Force Majeure. 

  
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	III.	PAYMENT OF COST OF THE INITIAL ALTERATIONS. 

 A. Landlord hereby grants to Tenant an Allowance in an amount not to exceed $20.00 per rentable square foot of the Premises. Such Tenant Allowance shall be used only for: 

(i) The payment of plan check, permit and license fees relating to construction of the Initial Alterations. 

(ii) Construction of Initial Alterations, including, without limitation, the following: 

(a) Installation within the Premises of all partitioning, doors, floor coverings, ceilings, wall coverings and painting, millwork and
similar items. 
 (b) All electrical wiring, lighting fixtures, outlets and switches, and other electrical work to be installed
within the Premises. 
 (c) All additional Tenant requirements including, but not limited to, odor control, special heating,
ventilation and air conditioning, noise or vibration control, plumbing systems and other special systems. 
 (d) All fire and
life protection systems such as fire walls, alarms, including accessories, safety control systems, sprinklers, halon, fire piping, and wiring installed within the Premises. 
 (e) All plumbing, fixtures, pipes and accessories to be installed within the Premises. 
 (f) Testing and inspection costs. 
 (g) Contractor’s fees, including, but
not limited to, any fees based on general conditions. 
 (h) Architectural, engineering and energy management services.

 B. The cost of each item shall be first charged against the Allowance. Landlord and Tenant acknowledge that the cost of
construction of the Initial Alterations (i) shall exceed the Allowance and (ii) may exceed the GMP. The amount by which the cost of the Initial Improvements exceeds the Allowance (including the cost of all of the Initial Alterations that
are not to be paid out of the Allowance as provided in Section III.A. above) is referred to as the “Excess Cost”. Tenant shall pay the Excess Cost to Landlord in the following manner: Landlord shall submit to Tenant, from time to time, but
not more often than once a month, the following: an application for payment (less the amount of the retainage), which shall be signed by Landlord’s general contractor and the architect in the form attached hereto as Exhibit C-1. (The
construction contract shall provide for retainage in the amount of 7.5%.) Landlord shall also submit a copy of a receipted invoice or other evidence reasonably satisfactory to Tenant of the payment by Landlord (to the extent paid by Tenant) of the
prior month’s application for payment. To the extent that Tenant wishes to have its architect or representative inspect and 

  
 3 

 
review the work performed by Landlord, then Tenant shall be permitted to do so. In the event Tenant’s architect or representative does not approve of the work performed, then Tenant may
dispute a portion of the request for the disbursement, as set forth below. Tenant agrees that upon receipt of the foregoing, it will pay the undisputed amount of the requisition within 10 days. 

If Tenant fails to deliver the requisitioned amount within said 10 day period, and if the Tenant has not given Landlord written notice
that it disputes any portion of the request for disbursement, then the Landlord shall give written notice to Tenant of such failure. If Tenant continues to fail to pay any undisputed portion of the same within 3 days after receipt of such notice,
Tenant shall be in default of its obligations under this Lease and, without limiting Landlord’s remedies hereunder, Landlord may cease performance of the Initial Alterations, unless all pending requisitions (to the extent not in dispute) are
paid. In the event Tenant disputes any portion of the request for disbursement, the Tenant shall disburse the amount of the request not in dispute. Landlord and Tenant shall endeavor, in good faith, to resolve any dispute with regard to any request
for disbursement and the performance of the work. To the extent that Landlord and Tenant are unable to resolve the dispute, Landlord and Tenant shall proceed to final binding arbitration. The arbitration shall proceed in Hartford, Connecticut,
according to the construction industry mediation rules of the American Arbitration Association. The costs of arbitration shall be borne equally by Landlord and Tenant except that each shall bear their own attorney’s fees. 

C. In no event shall the Allowance be used for the purchase of equipment, furniture or other items of personal property of Tenant. In the
event the entire Allowance is not utilized or disbursed, any unused amount shall accrue to the sole benefit of Landlord, it being understood that Tenant shall not be entitled to any credit, abatement or other concession in connection therewith.
Tenant shall be responsible for all applicable state sales or use taxes, if any, payable in connection with the Initial Alterations and/or Allowance. 
  

	IV.	COMPLETION. 

A. The occurrence of any one or more of the following shall constitute a “Tenant Delay:” (i) Tenant’s request for
materials, finishes or installations other than those readily available; (ii) Tenant’s request to deviate from the building standard; (iii) Tenant’s request for additional competitive bids for work, which request is outside of or
extends beyond any time period identified in the GMP Proposal, and which causes a delay in the construction schedule or the anticipated date of Substantial Completion; (iv) any number of days, beyond 10 days, that Tenant fails to pay to
Landlord any undisputed Excess Cost; (v) any delay by Tenant’s architect or anyone performing services on behalf of Tenant that causes a delay in the construction schedule or in the anticipated date of Substantial Completion; (vi) any
change order initiated by Tenant or Tenant’s changes in the Tenant Improvement Plans after approval by Landlord that causes, in either event, a delay in the construction schedule or in the anticipated date of Substantial Completion; or
(vii) failure by Tenant to respond to plans or related documents submitted to Tenant for approval within the time frames set forth in Section VII of the GMP Proposal, and which causes a delay in the construction schedule or anticipated date of
Substantial Completion. 

  
 4 

 B. Substantial Completion of the Initial Alterations shall be the earlier to occur of
(i) the date when Tenant occupies all or any portion of the Premises (however, early access to the Premises to install or coordinate the installation or delivery of Tenant’s Property shall not be considered occupancy of the Premises), or
(ii) the date when (y) the work set forth on the Tenant Improvement Plans has been substantially completed in a good and workmanlike manner as shall be evidenced by a signed and sealed certification provided by the architect of record
responsible for design of the Initial Alterations, and (z) the building department or other appropriate governmental authority having jurisdiction issues a Certificate of Occupancy or a Temporary Certificate of Occupancy. The date of
Substantial Completion shall not be delayed in the event minor details of construction, mechanical adjustments or decorations which do not materially interfere with Tenant’s use and enjoyment of the Premises remain to be performed (items
normally referred to as “Punch List” items). Landlord shall use diligent efforts to promptly complete the Punch List items. To the extent reasonably feasible, Punch List items shall be completed within thirty (30) days from the date
of delivery of the Punch List to Landlord’s Contractor, subject to, among other things, availability of materials, but in no event (other than due to Tenant Delay or the occurrence of an event of Force Majeure) shall the Completion Date of such
Punch List exceed 90 days from the date of delivery of the Punch List items to Landlord’s Contractor. Notwithstanding the foregoing, in the event of the occurrence of one or more instances of Tenant Delay, then the date of Substantial
Completion (and correspondingly, the Rent Commencement Date) shall be accelerated by the aggregate number of days occasioned by such instances of Tenant Delay. 
  

	V.	APPLICABILITY OF WORK LETTER. 

 This Exhibit shall not be deemed applicable to any additional space added to the original Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion
of the original Premises or any additions to the Premises in the event of a renewal or extension of the original Term of this Lease, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or
supplement to the Lease. 
 (Remainder of page intentionally blank, signature page to follow) 

  
 5 

 WORK LETTER 

This Exhibit is attached to and made a part of the Lease and is entered into as of the    day of March, 2002 by and
between WE GEORGE STREET, L.L.C., a Delaware limited liability company (“Landlord”) and Rib-X Pharmaceuticals, Inc. (“Tenant”) for space in the Building located at 300 George Street, New Haven, Connecticut.

  

	I.	Alterations and Allowance. 

  

	 	A.	Tenant, following the delivery of the Premises by Landlord and the full and final execution and delivery of this Lease and all prepaid rental and security deposits
required hereunder, shall have the right to have performed alterations and improvements in the Premises (the “Initial Alterations”). Notwithstanding the foregoing, Initial Alterations may not be performed in the Premises unless and until
Tenant has complied with all of the terms and conditions of Article 9(c) of this Lease, including, without limitation, approval by Landlord of the final plans for the Initial Alterations. Landlord acknowledges that it has approved the Tenant
Improvement Plans (hereinafter defined) as identified in the GMP Proposal, as defined below. Tenant shall be responsible for the cost and all elements of the design of Tenant’s plans and specifications (including, without limitation, compliance
with law, functionality of design, the structural integrity of the design, the configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s approval of Tenant’s plans and
specifications shall in no event relieve Tenant of the responsibility for such design. All plans and specifications shall be prepared in accordance with and not provide for any exceedence of the capacities set forth in the Base Building MEP. The
completed construction drawings, plans and specifications, as approved, include, but are not limited to those identified in Section VIII, Exhibit A of the GMP Proposal (as defined below) are sometimes referred to herein as the Tenant
Improvement Plans. Tenant shall reimburse Landlord for the cost of all initial schematic designs and all Tenant Improvement Plans within 10 days after receipt of an invoice from Landlord. 

 

	 	B.	Landlord shall permit Tenant to deviate from the building standards for the Initial Alterations; provided that (a) the deviations shall not be of a lesser
quality than the standards; (b) the deviations conform to applicable governmental regulations; (c) the deviations do not require base Building services or systems to deviate from the specifications set forth in the Base Building MEP nor
beyond the level normally provided to other tenants in the Building and do not overload the floors; and (d) Landlord has determined in its sole discretion that the deviations are of a nature and quality that are consistent with the overall
objectives of the Landlord for the Building. 

  

	 	C.	 (i) Landlord shall submit the Tenant Improvement Plans to the appropriate governmental body for approval and the issuance of a building permit.
Landlord, with Tenant’s cooperation, shall cause to be made any changes in the plans and specifications necessary to obtain the building permit. After  

	 	
the final approval of the working drawings, no further changes to the Tenant Improvement Plans may be made without the prior written approval from both Landlord and Tenant, and then only after
agreement by Tenant to pay any Excess Costs (as defined below) resulting from the design and/or construction of such changes. In the event of any change in the plans made pursuant to a request of Tenant and if such change in the plans causes a delay
in the anticipated date of Substantial Completion or in the construction schedule, then such resultant delay shall constitute a “Tenant Delay”. 

 (ii) Notwithstanding the foregoing, Landlord shall not be expected nor required to obtain any permits or approvals relating to (i) any back-up generator or other personal property and equipment
installed on Tenant’s behalf and (ii) Tenant’s use of the Premises. Tenant shall be solely responsible for obtaining, at its sole cost and expense, all permits and approvals necessary or appropriate for the conduct of its business,
operation of its property and equipment and use of the Premises, except for building permit(s) for the construction of the Initial Alterations and any temporary and/or permanent certificate(s) of occupancy issued pursuant to such validly obtained
building permits upon completion of the Initial Alterations. Tenant agrees to co-operate with and assist Landlord in obtaining the building permit(s) and Certificates of Occupancy. 

 

	II.	CONSTRUCTION OF INITIAL ALTERATIONS. 

 Landlord has entered into a gross maximum price construction contract dated January 31, 2002 (the “GMP Contract”) with The Whiting-Turner Contracting Company, as its Construction Manager
and General Contractor (sometimes referred to herein as “Landlord’s Contractor”) in an amount equal to $3,416,820.00 for the hard construction costs, project management fees and construction contingency expenses and costs for the
construction of the Initial Alterations in accordance with the Tenant Improvement Plans. Attached hereto as Exhibit C-2 is the GMP Proposal dated January 25, 2002 from Landlord’s Contractor which is a part of the GMP Contract. The GMP
Proposal identifies the scope of the work included within the GMP as well as the work or other items excluded from the GMP (which excluded work includes, but is not limited to, Landlord’s contingency for scope change or unforseen conditions,
moving expenses, process equipment and furniture expenses). Landlord’s Contractor shall obtain competitive bids from subcontractors and suppliers. Tenant may, from time to time, within the time period identified in the schedule set forth in GMP
Proposal, review the bids and, if Tenant is not reasonably satisfied that the bids are competitive, request that additional bids from subcontractors or suppliers be obtained. Tenant shall have the right to attend and participate in construction
meetings. Landlord shall supervise the completion of such work and shall use due diligence to secure Substantial Completion of the Initial Alterations (as defined below) on or about the date of July 31, 2002. The cost of such work shall be paid
as provided in Section III hereof. Landlord shall not be liable for any direct or indirect costs, expenses or damages as a result of delays in construction caused by Tenant Delays (as defined below) or Force Majeure. 

	III.	PAYMENT OF COST OF THE INITIAL ALTERATIONS. 

 A. Landlord hereby grants to Tenant an Allowance in an amount not to exceed $20.00 per rentable square foot of the Premises. Such Tenant Allowance shall be used only for: 

(i) The payment of plan check, permit and license fees relating to construction of the Initial Alterations. 

(ii) Construction of Initial Alterations, including, without limitation, the following: 

(a) Installation within the Premises of all partitioning, doors, floor coverings, ceilings, wall coverings and painting, millwork and
similar items. 
 (b) All electrical wiring, lighting fixtures, outlets and switches, and other electrical work to be
installed within the Premises. 
 (c) All additional Tenant requirements including, but not limited to, odor control,
special heating, ventilation and air conditioning, noise or vibration control, plumbing systems and other special systems. 

(d) All fire and life protection systems such as fire walls, alarms, including accessories, safety control systems, sprinklers,
halon, fire piping, and wiring installed within the Premises. 
 (e) All plumbing, fixtures, pipes and accessories to be
installed within the Premises. 
 (f) Testing and inspection costs. 

(g) Contractor’s fees, including, but not limited to, any fees based on general conditions. 

(h) Architectural, engineering and energy management services. 

B. The cost of each item shall be first charged against the Allowance. Landlord and Tenant acknowledge that the cost of construction
of the Initial Alterations (i) shall exceed the Allowance and (ii) may exceed the GMP. The amount by which the cost of the Initial Improvements exceeds the Allowance (including the cost of all of the Initial Alterations that are not to be
paid out of the Allowance as provided in Section III.A. above) is referred to as the “Excess Cost”. Tenant shall pay the Excess Cost to Landlord in the following manner: Landlord shall submit to Tenant, from time to time, but not more
often than once a month, the following: an application for payment (less the amount of the retainage), which shall be signed by Landlord’s general contractor and the architect in the form attached hereto as Exhibit C-1. (The construction
contract shall provide for retainage in the amount of 7.5%.) Landlord shall also submit a copy of a receipted invoice or other evidence reasonably satisfactory to Tenant of the payment by Landlord (to the

 
extent paid by Tenant) of the prior month’s application for payment. To the extent that Tenant wishes to have its architect or representative inspect and review the work performed by
Landlord, then Tenant shall be permitted to do so. In the event Tenant’s architect or representative does not approve of the work performed, then Tenant may dispute a portion of the request for the disbursement, as set forth below. Tenant
agrees that upon receipt of the foregoing, it will pay the undisputed amount of the requisition within 10 days. 
 If
Tenant fails to deliver the requisitioned amount within said 10 day period, and if the Tenant has not given Landlord written notice that it disputes any portion of the request for disbursement, then the Landlord shall give written notice to Tenant
of such failure. If Tenant continues to fail to pay any undisputed portion of the same within 3 days after receipt of such notice, Tenant shall be in default of its obligations under this Lease and, without limiting Landlord’s remedies
hereunder, Landlord may cease performance of the Initial Alterations, unless all pending requisitions (to the extent not in dispute) are paid. In the event Tenant disputes any portion of the request for disbursement, the Tenant shall disburse the
amount of the request not in dispute. Landlord and Tenant shall endeavor, in good faith, to resolve any dispute with regard to any request for disbursement and the performance of the work. To the extent that Landlord and Tenant are unable to resolve
the dispute, Landlord and Tenant shall proceed to final binding arbitration. The arbitration shall proceed in Hartford, Connecticut, according to the construction industry mediation rules of the American Arbitration Association. The costs of
arbitration shall be borne equally by Landlord and Tenant except that each shall bear their own attorney’s fees. 
 C.
In no event shall the Allowance be used for the purchase of equipment, furniture or other items of personal property of Tenant. In the event the entire Allowance is not utilized or disbursed, any unused amount shall accrue to the sole benefit of
Landlord, it being understood that Tenant shall not be entitled to any credit, abatement or other concession in connection therewith. Tenant shall be responsible for all applicable state sales or use taxes, if any, payable in connection with the
Initial Alterations and/or Allowance. 
  

	IV.	COMPLETION. 

 A.
The occurrence of any one or more of the following shall constitute a “Tenant Delay:” (i) Tenant’s request for materials, finishes or installations other than those readily available; (ii) Tenant’s request to deviate
from the building standard; (iii) Tenant’s request for additional competitive bids for work, which request is outside of or extends beyond any time period identified in the GMP Proposal, and which causes a delay in the construction
schedule or the anticipated date of Substantial Completion; (iv) any number of days, beyond 10 days, that Tenant fails to pay to Landlord any undisputed Excess Cost; (v) any delay by Tenant’s architect or anyone performing services on
behalf of Tenant that causes a delay in the construction schedule or in the anticipated date of Substantial Completion; (vi) any change order initiated by Tenant or Tenant’s changes in the Tenant Improvement Plans after approval by
Landlord that causes, in either event, a delay in the construction schedule or in the anticipated date of Substantial Completion; or (vii) failure by Tenant to respond to plans or related documents submitted to Tenant for approval within the
time frames set forth in Section VII of the GMP Proposal, and which causes a delay in the construction schedule or anticipated date of Substantial Completion. 

 B. Substantial Completion of the Initial Alterations shall be the earlier to occur of
(i) the date when Tenant occupies all or any portion of the Premises (however, early access to the Premises to install or coordinate the installation or delivery of Tenant’s Property shall not be considered occupancy of the Premises), or
(ii) the date when (y) the work set forth on the Tenant Improvement Plans has been substantially completed in a good and workmanlike manner as shall be evidenced by a signed and sealed certification provided by the architect of record
responsible for design of the Initial Alterations, and (z) the building department or other appropriate governmental authority having jurisdiction issues a Certificate of Occupancy or a Temporary Certificate of Occupancy. The date of
Substantial Completion shall not be delayed in the event minor details of construction, mechanical adjustments or decorations which do not materially interfere with Tenant’s use and enjoyment of the Premises remain to be performed (items
normally referred to as “Punch List” items). Landlord shall use diligent efforts to promptly complete the Punch List items. To the extent reasonably feasible, Punch List items shall be completed within thirty (30) days from the date
of delivery of the Punch List to Landlord’s Contractor, subject to, among other things, availability of materials, but in no event (other than due to Tenant Delay or the occurrence of an event of Force Majeure) shall the Completion Date of such
Punch List exceed 90 days from the date of delivery of the Punch List items to Landlord’s Contractor. Notwithstanding the foregoing, in the event of the occurrence of one or more instances of Tenant Delay, then the date of Substantial
Completion (and correspondingly, the Rent Commencement Date) shall be accelerated by the aggregate number of days occasioned by such instances of Tenant Delay. 
  

	V.	APPLICABILITY OF WORK LETTER. 

 This Exhibit shall not be deemed applicable to any additional space added to the original Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion
of the original Premises or any additions to the Premises in the event of a renewal or extension of the original Term of this Lease, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or
supplement to the Lease. 
 (Remainder of page intentionally blank, signature page to follow) 

									
	WITNESS/ATTEST:	 	 	 	LANDLORD:
				
	 	 	 	 	 	 	WE GEORGE STREET, L.L.C. a Delaware limited
liability company
					
		 		 		 	 By:
	 	 Winstanley Enterprises LLC

its general partner

			
	  
	 		 	  

					
	Name (print):	 	  
	 		 	Name:	 	  

				
	  
	 		 	Title:	 	  

					
	Name (print):	 	  
	 		 		 	
			
	WITNESS/ATTEST:	 		 	 TENANT:

				
		 		 		 	Rib-X Pharmaceuticals, Inc.
				
	 /s/ Barbara Dodd
	 		 	By:	 	 /s/ Susan Froshauer

					
	Name (print):	 	 Barbara Dodd
	 		 	Name:	 	 Susan Froshauer

				
	  
	 		 	Title:	 	 President & CEO

					
	Name (print):	 	  
	 		 		 	

 EXHIBIT D 
 To Be Provided by Tenant Prior to Rent Commencement Date 

 EXHIBIT E 
 Intentionally Omitted 

 EXHIBIT F 
 MEP 

 WINSTANLEY ENTERPRISES, LLC 

300 GEORGE STREET 
 BASE BUILDING
TENANT SERVICES 
 MARCH 27, 2000 
 REVISED APRIL 28, 2000 
 Prepared by: 

BVH Engineers, Inc. 
 50 Griffin Road
South 
 Bloomfield, CT 06002 

Tel: (860) 286-9171 
 Fax:
(860) 242-0236 

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15000 - MECHANICAL SYSTEMS DESCRIPTIONS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Fire Protection Systems: Refer to individual specification sections following for detailed requirements. 

 

	 	a.	Sprinkler systems. 

  

	 	b.	Standpipes and hose valves. 

  

	 	c.	Modifications to existing systems. 

  

	 	2.	Plumbing Systems and Specialties: Refer to individual specification sections following for detailed requirements. 

 

	 	a.	Domestic water distribution. 

  

	 	b.	Sanitary waste and vents. 

  

	 	c.	Natural gas. 

  

	 	d.	Laboratory systems. 

  

	 	e.	Modifications to existing systems. 

  

	 	3.	HVAC Piping Systems: Refer to individual specification sections following for detailed requirements. 

 

	 	a.	Hydronic systems. 

  

	 	b.	Steam and condensate systems. 

  

	 	c.	Condenser water loop. 

  

	 	d.	Modifications to existing systems. 

  

	 	4.	Heat Generation Systems: Refer to individual specification sections following for detailed requirements. 

 

	 	a.	Steam boilers. 

  

	 	b.	Heaters. 

  

	 	c.	Feedwater equipment and accessories. 

  

	 	d.	Chimneys, breechings, and stacks. 

  

	 	e.	Modifications to existing systems. 

  

	 	5.	Heat Rejection Systems: Refer to individual specification sections following for detailed requirements. 

 

	 	a.	Chillers. 

  

	 	b.	Cooling towers. 

  

	 	c.	Modifications to existing systems. 

  

			
	MECHANICAL SYSTEMS DESCRIPTIONS	 	PAGE 15000-1

			
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	Base Building Tenant Services	  	

  

	 	6.	Heat Transfer Systems: Refer to individual specification sections following for detailed requirements. 

 

	 	a.	Penthouse air handling units. 

  

	 	b.	Unit heaters. 

  

	 	c.	Modifications to existing systems. 

  

	 	7.	Ventilation Systems: Refer to individual specification sections following for detailed requirements. 

 

	 	a.	Toilet exhaust fans. 

  

	 	b.	General exhaust fans. 

  

	 	c.	Ductwork. 

  

	 	d.	Modifications to existing systems. 

  

	 	8.	HVAC Control Systems: Refer to individual specification sections following for detailed requirements. 

 

	 	a.	Electric control systems. 

  

	 	9.	Additional Systems and Requirements: 

  

	 	a.	Stair pressurization. 

 B. PRODUCTS 

 

	 	1.	Systems, products, and standards are listed in individual specification sections which follow. 

 END OF SECTION 

  

			
	MECHANICAL SYSTEMS DESCRIPTIONS	 	PAGE 15000-2

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15050 - BASIC MECHANICAL MATERIALS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Basic mechanical materials including valves, pipe expansion joints, meters and gages, supports and anchors, motors, mechanical identification, and vibration control.

  

	B.	PRODUCTS 

  

	 	1.	Pipe, Fittings, and Specialties: Refer to individual piping systems specifications for materials and installation requirements. 

 

	 	2.	Valves: General duty valves cast iron, bronze, and brass, fabricated to comply with Manufacturers Standardization Society (MSS) classification listed. Gate, globe,
ball, butterfly, and plug valves for shutoff duty; globe, ball, and plug valves for throttling duty. Valves to be provided for tenant use where noted. 

  

	 	3.	Meters: Check meters to be installed by tenant for thermal usage verification by Owner. 

 

	 	4.	Supports and Anchors: Hangers and Support Components: MSS SP-58, pipe and equipment hangers and supports including clamps, hanger-rod attachments, saddles and shields,
spring hangers, pipe alignment guides, and anchors. 

  

	 	5.	Motors: NEMA MG 1 motors with phase, frequency rating, voltage rating, and capacity suitable for use. 

 

	 	6.	Mechanical Identification: ASME A13.1 as applicable, color coded, of the following types: Standard stencils, snap-on plastic pipe markers, pressure-sensitive pipe
markers, plastic duct markers, plastic tape, valve tags, valve tag fasteners, access panel markers, valve schedule frames, engraved plastic laminate signs, plastic equipment markers, plasticized tags suitable for use. 

END OF SECTION 

  

			
	BASIC MECHANICAL MATERIALS	 	PAGE 15050-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15250 - MECHANICAL INSULATION 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Pipe insulation, equipment insulation, and external duct and plenum insulation for all mechanical systems. 

 

	B.	PRODUCTS 

  

	 	1.	Mechanical Insulation Types: 

  

	 	a.	Pipe Insulation: Glass fiber type. 

  

	 	b.	Equipment Insulation: Glass fiber type. 

  

	 	c.	Duct and Plenum Insulation: Glass fiber type. 

END OF SECTION 

  

			
	MECHANICAL INSULATION	 	PAGE 15250-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15320 - FIRE PUMPS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Fire pumps and pressure maintenance pumps to supply water for fire protection systems. 

 

	 	2.	Base building fire pump will provide sufficient water volume (1000 GPM) and pressure (277 feet head) to meet 1996 NFPA 13 “Standard for the Installation of
Sprinkler Systems” and 1996 NFPA 14 “Standard for the Installation of Standpipe and Hose Systems” requirements. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: ASME B31.9 for piping; NFPA 20 for centrifugal fire pumps. 

  

	C.	PRODUCTS 

  

	 	1.	Fire Pump System Components: 

  

	 	a.	Fire Pumps, General: UL 448, base-mounted, factory-assembled, factory-tested. 

 

	 	b.	Split-Case Fire Pumps: Centrifugal, separately coupled, bronze-fitted, labeled for fire service, horizontally mounted, single stage type. 

 

	 	2.	Fire Pump System Motors and Controllers: 

  

	 	a.	Electric Motors: Open dripproof, squirrel cage, induction motor type, NFPA 20 and NFPA 70, suitable for type of fire pump. 

 

	 	b.	Full-Service, Electric-Motor-Drive Fire Pump Controllers: Combined automatic and nonautomatic operation, UL listed and FM approved, UL 508, UL 1008, type suitable for
use. 

  

	 	3.	Fire Pump System Accessories: 

  

	 	a.	Alarm Panels: NEMA ICS 6, Type 1 remote wall-mounting-type. 

  

	 	b.	Horizontal Fire Pump Accessory Fittings: Automatic air release valve, casing relief valve, suction and discharge pressure gages, reducers, hose valves, discharge cone.

  

	 	c.	Flow Measuring Systems: FM approved with sensing element and flow meter. 

  

	 	4.	Pressure Maintenance Pumps: 

  

	 	a.	Pumps: Factory-assembled, factory-tested. 

  

			
	FIRE PUMPS	 	PAGE 15320-1

			
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	Base Building Tenant Services	  	

  

	 	b.	Controllers: Combined automatic and nonautomatic operation, UL listed, UL 508, NEMA ICS 6, Type 2, wall mounted enclosure. 

 

	 	c.	Accessories: Casing relief valve, suction and discharge pressure gages. 

 END OF SECTION 

  

			
	FIRE PUMPS	 	PAGE 15320-2

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15325 - STANDPIPE AND SPRINKLER SYSTEMS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Sprinkler System: 

  

	 	a.	Wet pipe system with automatic sprinklers. 

  

	 	2.	Standpipe and Hose Valve System: 

  

	 	a.	Wet type with water supply valve open and pressure maintained. 

  

	 	b.	NFPA 14 Class I classification for use by trained personnel. 

  

	 	3.	Base building standpipe system will include 6-inch standpipes in the three core stairwells with 2-1/2” pressure restricting hose valves at each floor for use by
fire department personnel only. Sprinkler system will provide wet pipe type protection for light or ordinary hazard conditions. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: NFPA 13 for sprinkler system, NFPA 14 for standpipes; UL listed and labeled; FM approved. 

 

	C.	PRODUCTS 

  

	 	1.	Pipes and Fittings: 

  

	 	a.	Steel Pipe: ASTM A 53, Schedule 40 in sizes 3 inches and smaller, black and galvanized. 

 

	 	b.	Steel Pipe: ASTM A 795, black and galvanized for plain end steel pipe. 

  

	 	c.	Fittings: Suitable for service class and piping type; threaded, grooved-end, press-seal types. 

 

	 	d.	Joining Materials: Welding and gasket materials suitable for design temperatures and pressures. Victaulic materials and couplings. 

 

	 	2.	Valves and Accessories: 

  

	 	a.	General Duty Valves: Gate valves, swing check valves. 

  

	 	b.	Specialty Valves: Alarm check valves, detector check valves suitable for system use. 

 

	 	c.	Backflow Preventers: ASSE, sized for maximum flow rate and maximum pressure loss. 

 

	 	d.	Fire Department Connections: UL 405 unit, connections and finish suitable for use. 

  

			
	STANDPIPES AND SPRINKLER SYSTEMS	 	PAGE 15325-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

	 	e.	Alarm Devices: Water-motor-operated alarms, waterflow indicators, pressure switches, supervisory switches. 

 

	 	3.	Sprinklers, Hose Valves and Accessories: 

  

	 	a.	Automatic Sprinklers: Fusible link type; upright, pendant, and sidewall styles; concealed for finished ceiling locations, flush, and recessed styles.

  

	 	b.	Sprinkler Fittings: UL listed and FM approved, UL 213. 

  

	 	c.	Pressure Regulating Hose Valves: UL 1468. 

  

	 	d.	Base Building provides upright heads for sprinkler coverage. Tenant shall be required to modify these heads to be compatible with their ceiling types.

 END OF SECTION 

  

			
	STANDPIPES AND SPRINKLER SYSTEMS	 	PAGE 15325-2

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15410 - PLUMBING PIPING AND SPECIALTIES 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Plumbing piping systems within the building including the following: 

  

	 	a.	Potable water distribution, including cold and hot water supply and hot water circulation. 

 

	 	b.	Drainage and vent systems, including sanitary and storm. 

  

	 	2.	Plumbing specialties for water distribution systems; soil, waste, and vent systems; and storm drainage systems. 

 

	 	3.	Each tenant floor will be provided with four (4) 2-inch cold water valved metered tees for tenant use. Each tee will be capable of providing a maximum of 30
gallons per minute of cold city water. 

  

	 	4.	Each tenant floor will be provided with fourteen (14) 4-inch capped cast-iron waste outlets for tenant connection of non-acidic, non-hazardous waste from plumbing
fixtures. Each outlet to have a ‘Ph’ monitoring well. 

  

	 	5.	Each tenant floor will be provided with ten (10) 2-inch capped cast-iron vent outlets for tenant connection of non-acidic, non-hazardous waste from plumbing
fixtures. 

  

	 	6.	Each tenant floor will be provided with twelve (12) 2-inch capped, 2-inch polypropylene acid vent pipes connected to the building acid vent system through the
roof. 

  

	 	7.	Two-inch condensate drains in the exterior walls of the building, floor drains in the core mechanical rooms, and the service sink in the building core can receive
condensate from supplemental cooling and other clear water wastes. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: ASME B31.9. 

  

	C.	PRODUCTS 

  

	 	1.	Piping System Working Pressure Ratings: 

  

	 	a.	Water Distribution Systems, Above Ground: 125 psig. 

  

	 	b.	Soil, Waste, and Vent Systems: 10 foot head of water. 

  

	 	c.	Storm Drainage Systems: 10 foot head of water. 

  

			
	PLUMBING PIPING AND SPECIALTIES	 	PAGE 15410-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

	 	2.	Pipes and Tubes: 

  

	 	a.	Hard Copper Tube: ASTM B 88, Type L, water tube, drawn temper. 

  

	 	b.	Hubless, Cast-Iron Soil Pipe: CISPI 301. 

  

	 	3.	Fittings and Valves: 

  

	 	a.	Pressure and Drainage Fittings for Pipe and Tubes: Suitable for working pressure, pipe, tube, and service. 

 

	 	b.	Joining Materials: Solder, brazing and welding filler metals; couplings. 

  

	 	c.	Valves: Ball and check valves suitable for service. 

  

	 	4.	Plumbing Specialties: 

  

	 	a.	Backflow Preventers: ASSE Standard backflow preventers for flow rate and maximum pressure loss required, 150 psig minimum working pressure installed at building potable
water service entrance. 

  

	 	b.	Thermostatic Water-Mixing Valves: ASSE 107, manually adjustable. 

  

	 	c.	Miscellaneous Piping Specialties: Water hammer arresters, trap seal primer valves. 

 

	 	d.	Cleanouts: Cast-iron cleanouts, ASME A112.36.2M. 

  

	 	e.	Floor Drains: Cast-iron floor drains, ASME A112.21.1M; cast- iron deep seal traps; related fittings. 

END OF SECTION 

  

			
	PLUMBING PIPING AND SPECIALTIES	 	PAGE 15410-2

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15440 - PLUMBING FIXTURES 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Plumbing fixtures and trim, fittings, and related accessories and appliances. 

 

	 	2.	Base building core will include flushometer type water closets, urinals, wall hung lavatories, electric water coolers, and one (1) service sink per floor to meet
building occupant needs on every tenant floor and meet handicapped code requirements. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: ANSI A117.1; Applicable accessibility regulations. 

  

	C.	PRODUCTS 

  

	 	1.	Plumbing Fixtures: 

  

	 	a.	Water Closets: 1.6 gallon per flush cycle, vitreous china, wall hung type, wall hung mounting, back outlet, rim height, trim suitable for service required.

  

	 	b.	Urinals: 1.6 gallon per flush cycle, vitreous china, wall hanging type, back outlet, trim suitable for service required. 

 

	 	c.	Lavatories: Vitreous china, wall-mounted, fittings and accessories suitable for service required. 

 

	 	d.	Service Sinks: Molded stone, floor mounted, fittings suitable for service required. 

 

	 	e.	Water Coolers: ARI 100, type, capacity, and fittings suitable for service required. ANSI and ADA compliant. 

 

	 	f.	Toilet Seats: Compatible with water closet. 

  

	 	g.	Flushometers: Water closet and urinal types. 

  

	 	h.	Fittings, Except Faucets: Supplies, stops, traps, continuous wastes, and escutcheons. 

 

	 	i.	Supports: ASME A112.6.1M, categories and types as required for fixtures required, including wall reinforcement. 

END OF SECTION 

  

			
	PLUMBING FIXTURES	 	PAGE 15440-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15450 - PLUMBING EQUIPMENT 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Commercial water heaters for potable hot water systems. Each pair of men’s and women’s toilet rooms on every tenant floor will be provided with a water heater
capable of providing 60 gallons an hour of 120 deg. F water for service sink and lavatory hand washing. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance, Storage Tanks: ASME Code; AWWA standards for nonpressure tanks; NFPA 22. 

 

	 	2.	Compliance, Water Softeners: ASME Code; NSF 44. 

  

	 	3.	Compliance, Water Heaters: UL 174, 732, 778, 1261, 1453; NSF 5; ASME Code Compliance. 

 

	C.	PRODUCTS 

  

	 	1.	Water Heaters: 

  

	 	a.	Point-of-Use Storage Electric Water Heaters: Automatic type, glass lined with 150 psig rated storage tank, integral controls, relief valve. 

 

	 	b.	Electric Water Heaters: Automatic type, vertical, glass lined 150 psig rated storage tank, integral controls, drain valve, relief valve. 

END OF SECTION 

  

			
	PLUMBING EQUIPMENT	 	PAGE 15450-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15488 - NATURAL GAS SYSTEMS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEMS THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Natural gas systems within the building. 

  

	 	2.	Base building will include a 2-1/2”, 2 psi gas express main to the penthouse roof for tenant provided emergency generators. Local meters provided by the Owner will
meter individual gas consumption. Owner to provide manifold with eight (8) 1-inch valved taps. Each tap capable of providing a maximum of 600 cubic feet an hour of gas based on 150 feet of tenant gas piping to the outlet

  

	 	3.	A 0.25 PSIG gas main shall deliver low pressure gas to four (4) 3/4” valved gas tees with meters on every tenant floor. Each tee will be capable of supplying
a maximum of 100 cubic feet an hour of gas based on 60 feet of tenant gas piping to the outlet. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: NFPA 54. 

  

	C.	PRODUCTS 

  

	 	1.	Piping System Working Pressure: 

  

	 	a.	Low-Pressure Natural Gas Piping Systems: 6-inch W.C. for tenant laboratory use. 

 

	 	b.	Low-Pressure Natural Gas Piping Systems: 2 psig for express main to penthouse roof for emergency generators. 

 

	 	2.	Pipe, Fittings, and Specialties: 

  

	 	a.	Steel Pipe and Tubes: ASTM A 53, Type E welded or Type S seamless, Grade B, Schedule 40, black. 

 

	 	b.	Fittings and Valves: Suitable for piping type and service class. 

  

	 	c.	Pressure Regulator: Single stage gas pressure regulator; pressure regulator at device. 

 END OF SECTION 

  

			
	NATURAL GAS SYSTEMS	 	PAGE 15488-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15510 - HYDRONIC PIPING 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Existing piping systems for chilled water cooling, condenser water, and drain piping. Four (4”) inch condenser water loop shall be provided at each floor with
1-1/4” supply and return taps for a maximum of 14 GPM every 20-feet for tenant heat pump use. Temperature to be delivered between 60-90 deg. F. Heat exchangers and pumps to be located on floor utility room. 

 

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: ASME Code, ASME B 31.9. 

  

	C.	PRODUCTS 

  

	 	1.	Pipes and Fittings: 

  

	 	a.	Copper Pipe and Tube Material: Drawn temper copper tubing, ASTM B 88, Type L and annealed temper copper tubing, ASTM B 88, Type K. 

 

	 	b.	Steel Pipe: ASTM A 53, Schedule 40, black steel pipe. 

 END OF SECTION 

  

			
	HYDRONIC PIPING SYSTEMS	 	PAGE 15510-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15520 - STEAM AND CONDENSATE PIPING 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Low pressure 12-inch steam riser (15 psi) and 5-inch condensate piping and specialties for base building HVAC heating systems. 

 

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: ASME Code, ASME B 31.9. 

 END OF
SECTION 

  

			
	STEAM AND CONDENSATE PIPING	 	PAGE 15520-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15540 - HVAC PUMPS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Centrifugal pumps used in HVAC chilled water and condenser water for primary/secondary pumping base building system. 

 

	 	2.	Condensate vacuum pumps for base building systems. 

  

	 	3.	Condenser water pumps with 150 ton capacity at each office floor and 250 ton capacity at a lab floor with 60% floor space dedicated to laboratory.

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: UL 778; Hydraulic Institute Standards. 

  

	C.	PRODUCTS 

  

	 	1.	HVAC Pumps and Accessories: 

 END OF SECTION

  

			
	HVAC PUMPS	 	PAGE 15540-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15555 - BOILERS AND ACCESSORIES 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Existing fire tube boilers with combination gas, oil burners for HVAC systems. Boiler accessories include: boiler water treatment, blowdown separator, breeching and
chimney, feedwater equipment and deaerator. Boiler to support heat pump system. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: NFPA 31, 54; ASME Code; IRI. 

 END
OF SECTION 

  

			
	BOILERS AND ACCESSORIES	 	PAGE 15555-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15680 - CHILLERS AND ACCESSORIES 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Water-cooled centrifugal chillers and accessories for base building systems. 

 

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: ASHRAE 15, UL 465. 

 END OF SECTION

  

			
	CHILLERS AND ACCESSORIES	 	PAGE 15680-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15710 - COOLING TOWERS AND ACCESSORIES 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Three existing cooling towers for rejecting condenser heat from water-cooled base building systems and support of condenser water loop. One (1) existing tower will
be utilized for winter operation. 

 END OF SECTION 

  

			
	COOLING TOWERS AND ACCESSORIES	 	PAGE 15710-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15751 - PACKAGED HEAT TRANSFER EQUIPMENT 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Heat transfer equipment for building HVAC systems. 

  

	B.	PRODUCTS 

  

	 	1.	Heat Exchangers: 

  

	 	a.	Steam to Water U-Tube Heat Exchangers: Shell and tube type, removable tube bundle, steam in shell, water in tubes, to support water condenser loop.

  

	 	b.	Water to water plate frame heat exchanger to support condenser water loop. 

 

	 	2.	Water-Source Heat Pumps (By Tenant): 

  

	 	a.	Heat-Pump Units: Ducted type, factory-assembled and tested, cabinet, sealed refrigerant circuit including compressor, refrigerant to water heat exchanger, refrigerant
to air heat exchanger (coil) and reversing valve, evaporator fans, refrigeration and temperature controls, filters, dampers, capacity suitable for use. 

 END OF SECTION 

  

			
	PACKAGED HEAT TRANSFER EQUIPMENT	 	PAGE 15751-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15830 - TERMINAL HEAT TRANSFER UNITS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Terminal heat transfer units for heating and cooling of base building. Water source heat pumps to be provided for core conditioning. 

END OF SECTION 

  

			
	TERMINAL HEAT TRANSFER UNITS	 	PAGE 15830-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15850 - AIR HANDLING 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Fans and air handling units, for base building mechanical systems. Base building systems to provide 50-80 deg. F 100% outdoor air, with duct stub for tenant connection
to support tenant air handling system. Tenant to tie into Base Building condenser loop valved stub. Air handling unit and heat pump to be provided by tenant. Base Building air handlers to have 30% filters. Tenant to provide 45% filter in laboratory
air handler and final filters as required. 

  

	 	2.	Stair pressurization systems at three central stairs by means of base building fans. Fans shall be approximately 9,000 cfm with pressure relief at top of stairs.

  

	 	3.	Toilet exhaust fans and duct distribution system to core toilets. 

  

	 	4.	Base Building Owner to provide space for tenant risers and space in penthouse where lab fans are to be located. All tenant loops to extend to penthouse individually.
All tenant risers to be installed in a 2-hour separation including the fan room. 

  

	B.	OUTSIDE AIR MAXIMUM FOR TENANT VENTILATION 

  

	 	1.	A typical tenant floor is 42,000 square feet. This does not include the core area. 

 

	 	2.	A typical office floor shall contain 42,000 square feet of tenant space. 

  

	 	3.	A typical laboratory floor shall contain a maximum of 60% laboratory space or 25,200 square feet, and 40% office space or 16,800 square feet. 

 

	 	4.	Tenant with 1/4 of an office floor (10,500 SF): 

  

	 	a.	1,890 cfm maximum outside air (0.18 cfm/SF). 

  

	 	5.	Tenant with 1/3 of an office floor (14,000 SF): 

  

	 	a.	2,520 cfm maximum outside air (0.18 cfm/SF). 

  

	 	6.	Tenant with 1/2 of an office floor (21,000 SF): 

  

	 	a.	3,780 cfm maximum outside air (0.18 cfm/SF). 

  

	 	7.	Tenant with 1/4 of a laboratory floor (10,500 SF): 

  

	 	a.	Laboratory area at 6,300 SF is 8,250 cfm maximum outside air (1.31 cfm/SF). 

  

			
	AIR HANDLING	 	PAGE 15850-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

	 	b.	Office area at 4,200 SF is 750 cfm maximum outside air (0.18 cfm/SF). 

  

	 	8.	Tenant with 1/3 of a laboratory floor (14,000 SF): 

  

	 	a.	Laboratory area at 8,400 SF is 11,000 cfm maximum outside air (1.31 cfm/SF). 

 

	 	b.	Office area at 5,600 SF is 1,000 cfm maximum outside air (0.18 cfm/SF). 

  

	 	9.	Tenant with 1/2 of a laboratory floor (21,000 SF): 

  

	 	a.	Laboratory area at 12,600 SF is 16,500 cfm maximum outside air (1.31 cfm/SF). 

 

	 	b.	Office area at 8,400 SF is 1,500 cfm maximum outside air (0.18 cfm/SF). 

 END OF SECTION 

  

			
	AIR HANDLING	 	PAGE 15850-2

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15890 - AIR DISTRIBUTION 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Air distributions systems including ductwork, duct systems, HVAC casings, duct accessories, air outlets and inlets, and air terminals for base building systems.

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: NFPA 90A, 96. 

 END OF SECTION

  

			
	AIR DISTRIBUTION	 	PAGE 15890-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 15970 - HVAC CONTROL SYSTEMS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Electronic temperature control systems used for base building HVAC systems. Tenant required to tie into Owner’s DDC to allow controllability of central systems.

 END OF SECTION 

  

			
	HVAC CONTROL SYSTEMS	 	PAGE 15970-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16000 - ELECTRICAL SYSTEMS DESCRIPTIONS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Electrical Systems for the Following Applications: Refer to individual specification sections following for detailed requirements. 

 

	 	a.	9000 ampere 480/277 volt 3-phase, 4-wire power and distribution. 

  

	 	b.	Lighting, including exit and emergency lighting. 

  

	 	c.	600 kW 480/277 volt 3-phase, 4-wire emergency generator. 

  

	 	d.	Notifier addressable fire alarm and life safety. 

  

	 	e.	Security. 

  

	 	f.	Telephone. 

  

	 	g.	2000 ampere 480/277 volt 3-phase, 4-wire bus duct riser power connections for HVAC and plumbing equipment for tenant use. 

 

	 	2.	Illumination Levels – Base Building: 

  

	 	a.	Public Areas: 30 footcandles, and special areas. 

  

	 	b.	Circulation: 20 footcandles. 

  

	 	c.	Storage: 20 footcandles. 

  

	 	d.	Mechanical: 20 footcandles. 

 END OF SECTION

  

			
	ELECTRICAL SYSTEMS DESCRIPTIONS	 	PAGE 16000-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16120 - WIRES AND CABLES 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEMS THAT INCLUDE THE FOLLOWING: 

  

	 	1.	Wires, cables, and connectors for power, lighting, signal, control and related systems rated 600 volts and less. 

 

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: National Electrical Code; UL 4, 83, 486A, 486B, 854; NEMA/ICEA WC-5, WC- 7, WC-8; IEEE 82. 

 

	C.	PRODUCTS 

  

	 	1.	Wire Components: 

  

	 	a.	Conductors for Power and Lighting Circuits: Solid conductors for No. 10 AWG and smaller; stranded conductors for No. 8 AWG and larger. 

 

	 	b.	Conductor Material: Copper. 

  

	 	c.	Insulation: THHN/THWN for conductors size 500MCM and smaller; THW, THHN/THWN or XHHW insulation for other sizes based on location. 

 

	 	d.	Jackets: Factory-applied nylon or PVC. 

  

	 	e.	Mineral insulated. 

  

	 	2.	Cables: 

  

	 	a.	Underground Service Entrance Cable: UL Type USE. 

  

	 	b.	Underground Feeder and Branch-Circuit Cable: UL Type UF. 

  

	 	c.	Portable Cord for Flexible Pendant Leads to Outlets and Equipment: UL Type S. 

 

	 	d.	Control/Signal Transmission Media: Single conductor coaxial type with polyethylene core; twisted pair, direct burial, aerial, plenum and video types.

  

	 	e.	Flat Cabling System for Power Under Carpet Tile: Factory-laminated three-piece assembly including bottom shield, conductor assembly, and ground shield.

  

	 	f.	Flat Cabling System for Telephone and Data Transmission Under Carpet Tile: Flat cable with capacity required. 

 

	 	g.	M.I. mineral insulated metal-sheathed cable. 

  

	 	3.	Connectors: UL listed solderless metal connectors with appropriate temperature ratings. 

 

	 	a.	Mineral insulated cable connectors and connections. 

 END OF SECTION 

  

			
	WIRES AND CABLES	 	PAGE 16120-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16140 - WIRING DEVICES 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Wiring devices for electrical service. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: National Electrical Code, NEMA WD 1, UL. 

  

	C.	PRODUCTS 

  

	 	1.	Wiring Devices and Components: 

  

	 	a.	Receptacles: UL 498 and NEMA WD 1. 

  

	 	b.	Industrial Receptacles: UL 498 pin and sleeve type; UL 1010 at hazardous locations. 

 

	 	c.	Ground-Fault Interrupter (GFI) Receptacles: Feed-thru type ground-fault circuit interrupter with integral duplex receptacles. 

 

	 	d.	Isolated Ground Receptacles: Listed and labeled, equipment grounding contacts integral to receptacle construction. 

 

	 	e.	Plugs: 20 amperes, 125 volts, 3 wire, grounding. 

  

	 	f.	Plug Connectors: 20 amperes, 125 volts, bakelite-body armored connectors, 3 wire, grounding. 

 

	 	g.	Snap Switches: UL 20 and NEMA WD 1, AC switches. 

  

	 	h.	Combination Switch and Receptacles: 3-way switch, 20 amperes, AC with toggle switch handle, 3 wire grounding receptacle, 20 amperes, 120 volts.

  

	 	i.	Dimmer Switches, Incandescent Lamps: NEMA WD 1, solid state modular dimmer switches, 120 volts, 60 Hertz, adjustable rotary knob. 

 

	 	j.	Dimmer Switches, Fluorescent Lamps: Full-wave modular type AC dimmer with electromagnetic filters. 

 

	 	k.	Telephone Jacks: 4 position modular, flush in face of wall, plated. 

  

	 	l.	Wall Plates: Single and combination types, brushed stainless steel plate. 

 END OF SECTION 

  

			
	WIRING DEVICES	 	PAGE 16140-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16400 - SERVICE AND DISTRIBUTION 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Electrical service and distribution including service entrance, switchboards, low-voltage power switchgear, grounding, transformers, busways, panelboards, overcurrent
protective devices, and motor controllers. 

  

	 	2.	Service and Distribution Requirements: 

  

	B.	PRODUCTS 

  

	 	1.	Service Entrance: 

  

	 	a.	Circuit Breakers: Three (3) 3000 ampere pringle switches serving the building. 

 

	 	b.	Fuses: Time-delay, fast-acting, current-limiting types. 

  

	 	c.	Meter Sockets: Acceptable to local utility company. 

  

	 	d.	Switches: Heavy-duty safety switches with NEMA Type 1 enclosure. 

  

	 	2.	Switchboards: 

  

	 	a.	Switchboard Type: Front-connected, front-accessible with fixed main device, panel-mounted branches and sections rear aligned. 

 

	 	b.	Switchboard Type: Front and side and rear accessible sections for fixed main device, branches and sections. 

 

	 	c.	Enclosure: NEMA 1, indoor. 

  

	 	d.	Utility Metering Compartment: Acceptable to local utility company. 

  

	 	e.	Buses and Connections: 480/277 volt, three-phase, four-wire type, uniform capacity entire length of switchboard. 

 

	 	f.	Overcurrent Protective Devices (OCPDs): Ratings, characteristics and settings suitable for use. 

 

	 	g.	Circuit Control and Protective Devices: Combination motor starter, automatic transfer switches, surge arrestors. 

 

	 	h.	Instrument Transformers: NEMA EI 21.1, IEEE C57.13. 

  

	 	i.	Ratings: Nominal system voltage, continuous main bus amperage, short-circuit-current rating suitable for use. 

 

	 	3.	Low-Voltage Power Switchgear: 

  

	 	a.	Low Voltage Switchgear Assemblies: IEEE C37.20.1 and UL 1558. Nominal system voltage, main bus continuous amperage suitable for use. Short-time and
short-circuit-current ratings same as highest rated circuit breaker in switchgear assembly. 

  

			
	SERVICE AND DISTRIBUTION	 	PAGE 16400-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

	 	b.	Low Voltage Drawout Power Circuit Breakers: IEEE C37.13 and UL 1066. Continuous current, interrupting, and short-time current ratings for each circuit breaker suitable
for use. Voltage and frequency ratings same as switchgear. 

  

	 	4.	Grounding: 

  

	 	a.	Grounding Equipment: UL 467; copper conductors; NEC Table 8 wire and cable conductors; connectors. 

 

	 	b.	Grounding Electrodes: Copper-clad steel ground rods. 

  

	 	5.	Transformers: 

  

	 	a.	Dry Type Transformers: NEMA ST 20, copper windings, 2 winding type; enclosure type, insulation class, insulation temperature rise suitable for use; low-voltage surge
arrestors; electrostatic shielding. 

  

	 	b.	Buck-Boost Transformers: NEMA ST 1, UL 506, self-cooled dry type; continuous duty rating. 

 

	 	6.	Busways: 

  

	 	a.	Busways: Plug-in type, ANSI/UL 857, NEMA BU 1, enclosed, nonventilated, suitable for indoor installation, copper conductors. 

 

	 	b.	Plug-In Devices: Circuit breaker plugs, fusible switch plugs, fuse plugs, combination starter plugs; compatible with connected busway. 

 

	 	c.	A 2000 ampere 480/277 volt, 3-phase, 4-wire buss duct riser is available for tenant use, serving a total of three floors. Buss plug, transformer, panel, and check meter
by tenant. 

  

	 	7.	Panelboards: 

  

	 	a.	Panelboards: NEMA PB 1, UL 50, 61, with overcurrent protective devices, enclosure suitable for use, copper bus, compression type main and neutral lugs, IEEE C62.1 surge
arresters. 

  

	 	b.	Panelboard Type: Lighting and appliance branch circuit panelboards; distribution panelboards. 

 

	 	8.	Overcurrent Protective Devices: 

  

	 	a.	Overcurrent Protective Devices: Integral to panelboards, switchboards, and motor control centers. 

 

	 	b.	Cartridge Fuses: NEMA FU 1, class suitable for use. 

  

	 	c.	Fusible Switches: UL 98, NEMA KS 1, rating suitable for use. 

  

	 	d.	Molded Case Circuit Breakers: UL 489, NEMA AB 1; combination circuit breaker and ground fault circuit interrupters type; current-limiting circuit breaker type; rating
suitable for use. 

  

			
	SERVICE AND DISTRIBUTION	 	PAGE 16400-2

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

	 	9.	Fuses: 

  

	 	a.	Cartridge Fuses: ANSI/IEEE FU 1, nonrenewable cartridge type, noninterchangeable type. 

 

	 	b.	Spare Fuse Cabinet: Wall-mounted 18 gage (.0358 inch) (.9 mm) steel unit. 

  

	 	10.	Motor Controllers: 

  

	 	a.	Manual Motor Controllers: Quick-make, quick-break toggle action. 

  

	 	b.	Magnetic Motor Controllers: Full-voltage nonreversing, across-the-line, magnetic controller. 

 

	 	c.	Multispeed Motor Controllers: Full-voltage nonreversing, across-the-line, magnetic controller, multispeed type. 

 

	 	d.	Reduced-Voltage Motor Controllers: Solid state type. 

  

	 	e.	Solid-State, Variable-Speed Motor Controllers: Variable speed control for NEMA Design B, 3 phase induction motor; ratings, control interfaces, internal adjustability,
multiple motor capability, fusible features suitable for use. 

  

	 	f.	Combination Controller/Disconnect: Suitable for use. 

  

	 	11.	Maximum power available to tenant from Base Building services. 

  

	 	a.	A laboratory tenant, assuming 60% of the tenant space is laboratory and 40% of the tenant space is office, will be provided with a maximum of 15 watts/SF of demand
power. Power is at 480V/3-phase/4-wire. This power is to be used for laboratory, support and office functions. 

  

	 	b.	An office tenant will be provided with a maximum of 8 watts/SF of demand power. Power is at 480V/3-phase/4-wire. This power is to be used for support and office
functions. 

 END OF SECTION 

  

			
	SERVICE AND DISTRIBUTION	 	PAGE 16400-3

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16515 - INTERIOR LIGHTING 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Interior lighting fixtures, lamps, ballasts, emergency lighting units, and accessories for egress paths and core areas of building. 

 

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: NFPA 70 “National Electrical Code.” 

  

	C.	PRODUCTS 

  

	 	1.	Interior Lighting Components: 

  

	 	a.	Fluorescent Fixtures: Fixtures, UL 1570; ballasts, UL 935, electronic, and dimming types; air handling fixtures. 

 

	 	b.	High Intensity Discharge (HID) Fixtures: UL 1572; ballasts, UL 1029; instant restrike device. 

 

	 	c.	Incandescent Fixtures: UL 1571. 

  

	 	d.	Fixtures for Hazardous Locations: UL 844. 

  

	 	e.	Track Lighting Systems: UL 1574. 

  

	 	f.	Exit Signs: UL 924, self-powered battery type and self-powered luminous source type. 

 

	 	g.	Emergency Lighting Units: UL 924. 

  

	 	h.	Emergency Fluorescent Power Supply: UL 924. 

  

	 	i.	Lamps: ANSI Standards, C78 series. 

  

	 	j.	Suspended Fixture Support Components: Stem, rod, and hook hangers. 

  

	D.	SCOPE 

  

	 	1.	New core lighting all floors, toilet rooms, utility rooms, elevator, lobby, egress corridor, common corridor, stairwell lighting by base building.

  

	 	2.	Tenant to provide lighting fixtures in tenant area to building standards. 

  

	 	3.	Base building standards as follows: 

  

	 	a.	2’x4’ recessed parabolic light fixtures with electronic ballast and T-8 lamps to achieve 55 footcandles for all office areas. 

 

	 	b.	2’x2’ recessed parabolic light fixtures with electronic ballast and T-8 lamps to achieve 30 footcandles for all office areas. 

 

	 	c.	Direct/indirect lighting in all labs to achieve 75 footcandles with electronic ballast and T-8 lamps. 

 

	 	d.	All lighting to be approximately 1.5 watts per square foot or less. 

 END OF SECTION 

  

			
	INTERIOR LIGHTING	 	PAGE 16515-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16525 - EXTERIOR LIGHTING 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Exterior lighting fixtures, lamps, ballasts, poles, standards, and accessories. 

 

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: NFPA 70 “National Electrical Code.” 

  

	C.	PRODUCTS 

  

	 	1.	Exterior Lighting Components: 

  

	 	a.	Fluorescent Fixtures: Fixtures, UL 1570; ballasts, UL 935, energy-saving and electronic types. 

 

	 	b.	High Intensity Discharge (HID) Fixtures: UL 1572; ballasts, UL 1029; instant restrike device to match existing building HID source. 

 

	 	c.	Lamps: ANSI Standards, C78 series. 

  

	 	d.	Fixture Support Poles, Mast Arms and Brackets: Aluminum. 

 END OF SECTION 

  

			
	EXTERIOR LIGHTING	 	PAGE 16525-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16620 - PACKAGED ENGINE GENERATOR SYSTEMS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Packaged diesel engine generator system. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: NFPA 110. 

  

	C.	PRODUCTS 

  

	 	1.	Packaged Engine Generator System Characteristics: 

  

	 	a.	Type: 600 kW emergency/standby-rated, automatically started and manually started diesel engine coupled to an AC generator unit located on the second floor roof.

  

	 	b.	Ratings: Voltage, frequency, and power output ratings suitable for use. 

  

	 	c.	Maximum Transfer Time to Assume Full Load: Suitable for service. 

  

	 	d.	Fuel Supply: 5.6 hours of operation. 

  

	 	2.	Packaged Engine Generator System Components: 

  

	 	a.	Engine: NFPA 37, four cycle. 

  

	 	b.	Engine Fuel: Diesel fuel oil grade DF-2. 

  

	 	c.	Cooling System: Closed-loop, liquid-cooled, radiator mounted on generator set base. 

 

	 	d.	Fuel Supply System: NFPA 30, 37; 500 gallon day tank, redundant high-level fuel shutoff, fuel piping and storage tank. 

 

	 	e.	Engine Exhaust System: Critical. 

  

	 	f.	Combustion Air-Intake System: Filter type air intake silencer, intake duct and connections. 

 

	 	g.	Starting System: Electric with negative ground. 

  

	 	h.	Control and Monitoring: Operating and safety indications, protective devices, basic system controls, engine gages. 

 

	 	i.	Generator, Exciter, and Voltage Regulator: NEMA MG 1, direct drive. 

  

	 	j.	Load Bank: Permanent outdoor, remotely controlled, forced-air cooled, resistive/reactive unit. 

 

	 	k.	Outdoor Generator Set Enclosure: Weatherproof aluminum housing, louvers, dampers. 

 

	 	l.	Transfer Switches: Automatic 4-pole, applicable to service required. 

  

	 	3.	Space provided in penthouse and/or on the roof for tenant generator sets for their use. No stand-by power for tenant requirements are provided as part of base building.
(Note: Other tenant floors to be served in a similar manner as required.) 

  

			
	PACKAGED ENGINE GENERATOR SYSTEMS	 	PAGE 16620-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

	 	4.	New emergency circuiting from new emergency distribution panel every third floor, to common area exit lights and emergency lighting. 

 

	 	5.	Supplemental battery units in all egress pathways. 

  

	 	6.	Provide structural support. 

  

	 	7.	Fuel oil fill pump system. 

  

	 	8.	Life safety and equipment loads on new generator: 

  

	 	a.	Life safety 

  

	 	b.	Elevator needs 

  

	 	c.	Fire pump/jockey pumps 

  

	 	d.	Boilers, condensate pump 

  

	 	e.	Cooling tower pumps 

  

	 	f.	Temperature control panels 

  

	 	g.	Fire alarm panel 

  

	 	h.	Stair pressurization fans 

  

	 	i.	Security systems 

  

	 	j.	Two Owner air handling units 

  

	 	9.	No central point of connection for tenant emergency life safety lighting. Tenant shall install battery units within tenant space. Tenant shall also be responsible for
their own stand-by needs. 

 END OF SECTION 

  

			
	PACKAGED ENGINE GENERATOR SYSTEMS	 	PAGE 16620-2

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16660 - GROUND-FAULT PROTECTION SYSTEMS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Ground-fault sensing, relaying, tripping, and alarm devices for installation in distribution switchboards and panelboards rated 600 volts and less.

  

	B.	PRODUCTS 

  

	 	1.	Ground-Fault Sensing Devices: 

  

	 	a.	Outgoing-Circuit Current Sensors: Current transformer with circuits requiring outgoing-circuit sensing method. 

 

	 	b.	Ground-Return Current Sensors: Current transformer for encircling main bonding jumper connection. 

 

	 	c.	Short Circuit Rating: 200,000 amperes RMS symmetrical. 

  

	 	d.	Outputs: Compatible with relay inputs. 

  

	 	2.	Ground-Fault Relays and Monitors: 

  

	 	a.	Ground-Fault Relay: Solid-state type without external electrical power supply required for relay. 

 

	 	b.	Monitor Panels: Ground-fault indicators, control-power indicators, test and reset buttons. 

 END OF SECTION 

  

			
	GROUND FAULT PROTECTION SYSTEMS	 	PAGE 16660-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16721 - FIRE ALARM SYSTEMS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	“Notifier” addressable, analog, microprocessor-based fire detection and alarm system with manual and automatic alarm initiation, analog addressable smoke
detectors, and automatic alarm verification for alarms initiated by designated smoke detector zones. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: NFPA 70, 71, 72, 72E, 72G, 72H. 

  

	C.	PRODUCTS 

  

	 	1.	Fire Alarm System Characteristics: 

  

	 	a.	Signal Transmission: Hard-wired individual circuits. 

  

	 	b.	Audible Alarm Indication: Speakers and voice alarm messages. 

  

	 	c.	Interface: Smoke removal systems, smoke dampers, air handling units control. 

 

	 	2.	2. Fire Alarm System Components: 

  

	 	a.	Manual Pull Stations: Double-action type, metal. 

  

	 	b.	Smoke Detectors: UL 268, self-restoring type with visual indicator, photoelectric and ionization-types. 

 

	 	c.	Thermal Detectors: Fixed-temperature and rate-of-rise type. 

  

	 	d.	Flame Detectors: Ultraviolet type with delay. 

  

	 	e.	Visual Alarm Devices: Dual-voltage strobe lights. 

  

	 	f.	Voice/Tone Speakers: UL 1480 type. 

  

	 	g.	Fire Fighters Telephones: Telephone handset with dedicated, supervised communication lines. 

 

	 	h.	Device Location-Indicating Lights: System-voltage-indicating light. 

  

	 	i.	Magnetic Door Holders: Wall or floor mounted type. 

  

	 	j.	Fire Alarm Control Panel: UL 864 with lockable steel enclosure and alphanumeric display and system controls. 

 

	 	k.	Graphic Annunciator: LED indicators on graphic building floor plan. 

  

	 	l.	System Printer: Dot-matrix type. 

  

	 	m.	Transmitter: Auto-dialer type. 

  

	 	n.	Emergency Power Supply: Battery operated, 60-hour operation capacity. 

  

	 	o.	Line-Voltage and Low-Voltage Circuits: Solid copper conductors with rated insulation, color coded. 

 

	 	p.	Conduit: Rigid steel, fire-rated type. 

  

			
	FIRE ALARM SYSTEMS	 	PAGE 16721-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

	 	3.	All new F.A. devices shall be addressable and code approved, for all egress common corridors. 

 

	 	4.	New system transponders for tenant connection, located every third floor. 

  

	 	5.	All fire alarm devices installed by tenant shall be new “Notifier” equipment. 

 

	 	6.	Each tenant will be allowed a total of 25 addressable points for each quadrant for a typical floor. A total of 100 points per floor. 

END OF SECTION 

  

			
	FIRE ALARM SYSTEMS	 	PAGE 16721-2

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16724 - INTRUSION DETECTION SYSTEMS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Intrusion detection system including sensors, signal equipment, controls, and alarm displays. 

 

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: UL 609, 681, 1023, 1076, 1641, FM approval as applicable. 

  

	C.	PRODUCTS 

  

	 	1.	Intrusion Detection System Components: 

  

	 	a.	Surge Protection: UL 1449. 

  

	 	b.	Interference Resistance: Not affected by radiated radio frequency interference and electrical as applicable. 

 

	 	c.	Tamper Protection: Tamper protection switches. 

  

	 	d.	Intrusion Detection Devices: Types, features, accessories and mounting conditions as applicable. 

 

	 	e.	Alarm Contact Arrangement: Single-pole, double-throw type. 

  

	 	f.	Door Switches: UL 634. 

  

	 	g.	Space Intrusion Detection Devices: UL 639, passive infrared, microwave, acoustical, glass-break, vibration, and dual-technology devices as applicable.

  

	 	h.	System Control Panel: UL compliance for type of unit. 

  

	 	i.	Annunciator: Visual display and audible alarm. 

  

	 	j.	Secure-Access Control Stations: Keypad, display module, and key-operated switch. 

 

	 	k.	System Printer: Dot-matrix type with NRTL label. 

  

	 	l.	Wire and Cable: Stranded copper. 

  

	D.	SCOPE 

  

	 	1.	Match base building manufacturer. 

  

	 	a.	A card key access system to monitor and control all ground floor access doors. 

 

	 	b.	Complete system by Owner’s security contractor. 

  

	 	c.	Tenant area system installed by tenant with access by Owner. 

 END OF SECTION 

  

			
	INTRUSION DETECTION SYSTEMS	 	PAGE 16724-1

			
	300 GEORGE STREET	  	3/27/00
	New Haven, Connecticut	  	Revised 4/28/00
	Base Building Tenant Services	  	

  

 SECTION 16740 - TELEPHONE SYSTEMS 

 

	A.	PROJECT INCLUDES BASE BUILDING SYSTEM THAT INCLUDES THE FOLLOWING: 

  

	 	1.	Single-line telephone system. 

  

	 	2.	Key type (pushbutton) telephone system. 

  

	 	3.	Private automatic branch exchange (PABX) telephone system. 

  

	 	4.	Interior telephone distribution system. 

  

	 	5.	System: Closet to be provided by tenant for tenant use. 

  

	B.	QUALITY ASSURANCE 

  

	 	1.	Compliance: FCC regulations. 

  

	C.	PRODUCTS 

  

	 	1.	Telephone System Components: 

  

	 	a.	Telephone wiring, cabling, and jacks. 

  

	 	b.	Control and signal transmission media. 

  

	 	c.	Attendant’s consoles. 

  

	 	d.	Switching systems. 

  

	 	e.	Modems. 

  

	 	f.	Line drivers. 

  

	 	g.	Terminals. 

  

	 	h.	Telephone instruments (handsets). 

  

	 	i.	Integrated voice/data switches. 

  

	 	j.	Ancillary equipment. 

  

	 	2.	Telephone Distribution System Components: 

  

	 	a.	Terminal Blocks: Type 66 or 100, stand-off brackets. 

  

	 	b.	Jack Assemblies: 8-position modular, latching, plug type. 

  

	 	c.	Cable: 4 pair, No. 24 AWG, solid copper, ICEA S-80-576. 

  

	 	d.	Raceways, Boxes, Cabinets: Comply with project standards. 

  

	 	e.	Backboard: Interior grade plywood, 3/4 inch (19 mm) thick. 

 END OF SECTION 

  

			
	TELEPHONE SYSTEMS	 	PAGE 16740-1

 EXHIBIT G 
 COMMENCEMENT DATE AGREEMENT 
  

									
	To:	  	  
	  		  	Date:	  	                     
		  	  
	  		  		  	
		  	  
	  		  		  	

  

	Re:	Lease dated             , 20    , between WE George Street, L.L.C., landlord, and
                                        , Tenant,
concerning             square feet located at
                                        .

 Gentlemen: 
 In
accordance with the Lease, we wish to advise and/or confirm as follows: 
 1. That the Premises have been accepted herewith by the Tenant.

 2. That the Tenant has possession of the subject Premises and acknowledges that under the provisions of the subject Lease the Term of said
Lease shall commence (or has commenced) as of                     . 
 3. That in accordance with the subject Lease, the Rent Commencement Date occurred on
                    . The Term of the Lease is for              Lease Years and shall
expire on                     . 
 4. If the
Rent Commencement Date of the Lease is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter shall be for the full amount of the monthly installment as provided for in said Lease.

 5. Rent is due and payable in advance on the first day of each and every month during the term of said Lease. The rent check shall be made to
Grubb & Ellis Management Services at 300 George Street, New Haven, Connecticut 06510, until Tenant is given notice of a change in the payee in accordance with the provisions of this Lease. 

6. The number of Rentable Square Footage of the Premises is
                    . 
 7. Tenant’s
Pro Rata Share, as adjusted, based upon the Rentable Square Footage within the Premises, is     %. 

ACCEPTED AND AGREED 
  

									
	LANDLORD:	 		 	TENANT:
	WE George Street, L.L.C.	 		 		 	
					
	By:	 	Winstanley Enterprises LLC	 		 		 	
			
	  
	 		 	  

					
	By:	 	  
	 		 	By:	 	  

 EXHIBIT H 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 THIS
AGREEMENT, made this    day of                , 2002, by and
between                                        ,
a                    having an address
of                            (hereinafter referred to as the “Tenant”)
and                            ,
a                    having its principal place of business
at                                        
(hereinafter called the “Lender”). 
 W I T N E S S E T H: 

WHEREAS, the Lender is extending, or is about to extend a loan (the “Loan”)
to                                        (the
“Landlord”), which loan is to be secured by a mortgage (the “Mortgage”) on the real property described in Schedule A annexed hereto (the “Mortgaged Premises”); and 

WHEREAS, the Tenant is the holder of a lease
dated                , as amended by
a                                        
(collectively, the “Lease”) on all or a portion of the Mortgaged Premises (the “Demised Premises”); and 
 WHEREAS, the Lender is willing to extend the Loan to the Landlord only on the condition that the Lease from the Landlord to the Tenant be subordinated to the lien of the Mortgage and that the
Tenant ratify the Lease and that certain substantive provisions of the Lease be modified; and 
 WHEREAS, the Tenant
desires that the Lender agree not to disturb the Tenant’s occupancy of the Demised Premises in the event that the Lender acquires title to the Demised Premises; 
 NOW, THEREFORE, in consideration of the premises and of the sum of One Dollar ($1.00) paid by each party hereto to the other, the receipt of which is hereby acknowledged, the parties
do hereby covenant and agree to and with each other as follows: 
  

	 	1.	SUBORDINATION 

 The
Lease is, and all of the Tenant’s rights therein are, hereby made and shall at all times continue to be subject and subordinate in each and every respect to the Mortgage and to any and all renewals, modifications, extensions, substitutions,
replacements and/or consolidations of the Mortgage. 
  

	 	2.	NON-DISTURBANCE 

So long as the Tenant is not in default (beyond any period given the Tenant to cure such default) in the payment of rent, or additional
rent, if any, or in the performance of any of the terms, covenants, or conditions of the Lease on the Tenant’s part to be performed: 
 A. The Tenant’s possession and occupancy of the Demised Premises and the Tenant’s rights and privileges under the Lease, or any extension or renewal thereof which may be effected in accordance
with the terms of the Lease, shall not be disturbed by the Lender. 

 B. The Lender will not join the Tenant as a party defendant in any action or proceeding
brought as a result of a default under the Mortgage for the purpose of terminating the Tenant’s interest and estate under the Lease. 
  

	 	3.	ATTORNMENT 

 If the
interests of the Landlord in the Demised Premises shall vest in the Lender by reason of foreclosure or other proceedings brought by it, or in any other manner: 
 A. The Tenant shall be directly bound to the Lender under the Lease and shall perform its undischarged obligations thereunder in accordance with the terms thereof, with the same force and effect as if the
Lender were the Landlord under the Lease. 
 B. The Tenant shall attorn to and recognize the Lender, any other purchaser at a
foreclosure sale under the Mortgage, or any transferee who acquires the Demised Premises by deed in lieu of foreclosure, and their respective successors and assigns, as its Landlord for the balance of the term of the Lease and any extensions or
renewals thereof. Said attornment shall be effective and self-operative without the execution of any further instruments on the part of any of the parties hereto, immediately upon the Lender succeeding to the interests of the Landlord under the
Lease. Upon receipt from the Lender of written notice that the Lender has succeeded to the interests of the Landlord under the Lease and that all rents are to be paid directly to the Lender, the Tenant shall thereafter during the Lease term pay all
rent due under the Lease directly to the Lender. The respective rights and obligations of the Tenant and the Lender upon such attornment, to the extent of the then remaining balance of the term of the Lease and any such extensions or renewals, shall
be the same as now set forth therein, it being the intention of the parties hereto for this purpose to incorporate the Lease in this Agreement by reference with the same force and effect as if set forth herein. 

C. The Lender shall be bound to the Tenant under all of the terms, covenants, and conditions of the Lease, and the Tenant shall, from and
after the Lender’s succession to the interests of the Landlord under the Lease, have the same remedies against the Lender for the breach of the Lease that the Tenant might have had under the Lease against the Landlord if the Lender had not
succeeded to the interests of the Landlord; provided further, however, that the Lender shall not be: 
 (1) Liable for any
breach, act or omission of any prior Landlord. 
 (2) Subject to any offsets or defenses which the Tenant might have against
any prior Landlord. 
 (3) Bound by any rent or additional rent which the Tenant might have paid for more than the current
month to any prior Landlord. 

  
 2 

 (4) Bound by any amendment or modification of the Lease made bound by any amendment or
modification of the Lease made without Lender’s prior written consent if such amendment or modification has the effect of (a) reducing the rent or additional rent owned by Tenant, (b) shortening or lengthening the term of the Lease,
or adding, or increasing Tenant’s rights under, any renewal or expansion option or right of first refusal or first option, or (c) materially increasing Landlord’s obligations under the Lease without the Lender’s written consent.

 (5) Bound by any notice given by the Tenant to the Landlord whether or not such notice is given pursuant to the terms of the
Lease, unless such notice has also been received by the Lender. 
 (6) Liable to refund to the Tenant, or credit the Tenant
with, the amount of any security or other payment or deposit (other than rent paid to the Landlord for not more than the current month), unless such amount shall have been paid over by the Landlord to the Lender and shall have been specifically
identified and accepted by the Lender as a security or deposit fund. 
 (7) Liable to the Tenant on any basis beyond its
interest in the Mortgaged Premises, to any proceeds of any sale of the Mortgaged Premises, and to insurance proceeds or condemnation awards received by Lender in connection with its interest in the Mortgaged Premises. 

 

	 	4.	TENANT COVENANTS 

The Tenant, notwithstanding any terms to the contrary contained in the Lease, covenants to the Lender as follows: 

A. Prior to the vesting of the Landlord’s interests in the Demised Premises in the Lender by reason of foreclosure or other
proceedings brought by it, or in any other manner, a written demand on the Tenant by the Lender for payment of rent to the Lender shall be sufficient warrant to the Tenant to pay rent to the Lender without necessity for consent by the Landlord, or
evidence of a default by the Landlord under the Mortgage, and the Landlord hereby directs and requires the Tenant to honor the assignment of leases and rentals from the Landlord to the Lender and to comply with any such demand by the Lender until
written notice by the Lender to the Tenant to resume rent payments to the Landlord. At any time after the Tenant is directed in writing by the Lender to pay rent directly to the Lender in accordance with the assignment of leases and rentals from the
Landlord to the Lender, Tenant shall not reduce or offset such rental payments by virtue of any claims it may have against the Landlord under the Lease or otherwise. 
 B. The Tenant agrees to give prompt written notice to the Lender of any notice to the Landlord required pursuant to the terms of the Lease and of any default of the Landlord in its obligations under the
Lease if such default is of such a nature as to give the Tenant a right to terminate the Lease, reduce rent, or to credit or offset any amounts against future rents. The Tenant further agrees not to terminate the Lease without allowing the Lender to
cure such default on behalf of the Landlord within the greater of (i) any time period permitted to Landlord to cure such default under the Lease or (ii) 30 days after Lender’s receipt of such notice

  
 3 

 
of default by Landlord (and, if the nature of the default is such that it is not reasonably susceptible to cure within 30 days, then within such longer period as shall be reasonable given the
facts and circumstances surrounding the default, so long as Lender has commenced within said 30 day period to cure the default and diligently proceeds to complete such cure). 
 C. The Tenant shall not, without the Lender’s prior written consent, (i) prepay any of the rents, additional rents or other sums due under the Lease for more than one (1) month in advance
of the due dates thereof, or (ii) assign the Lease or sublet the Demised Premises or any part thereof other than pursuant to the provisions of the Lease; and any such prepayment, assignment or subletting (other than pursuant to the provisions
of the Lease), without the Lender’s prior consent, shall not be binding upon the Lender. 
 D. The Tenant shall allow the
Lender to inspect the Demised Premises in accordance with the provisions of the Mortgage during normal business hours. 
  

	 	5.	SURVIVAL OF LEASE 

The Tenant hereby waives and covenants not to exercise any rights it may have to terminate or avoid the Lease arising out of proceedings
brought to foreclose the Mortgage in favor of the Lender, it being intended that the Lease survive any such foreclosure proceedings. 
  

	 	6.	NOTICE OF MORTGAGE 

To the extent that the Lease shall entitle the Tenant to notice of any Mortgage, this Agreement shall constitute such notice to the Tenant
with respect to the Mortgage. 
  

	 	7.	TERMINATION OF LENDER LIABILITY 

 The duties and liabilities of the Lender imposed in this Agreement, except (a) such as may arise from the Lender’s possession of prepaid rent or a security or deposit fund, and (b) such as
may have arisen from a breach by the Lender of any terms, covenants and conditions of the Lease and of which the Tenant has theretofore given written notice to the Lender; shall cease and terminate immediately upon the termination of all of the
Lender’s interest in the Mortgage herein described and in the Demised Premises, without the necessity for any notice to the Tenant of the occurrence of such termination. 

 

	 	8.	NO MODIFICATION; BINDING EFFECT 

 This Agreement may not be modified orally or in any manner other than by an agreement in writing signed by the parties hereto or their respective successors in interest. Except as otherwise herein
provided, this Agreement shall inure to the benefit of and be binding upon the parties hereto, and their successors and assigns. 
  

	 	9.	LEASE OBLIGATIONS 

This Agreement is one between the Lender and the Tenant and no provisions hereof shall be deemed to relieve the Landlord of any
obligations to the Tenant under the Lease. 

  
 4 

	 	10.	DEFINITIONS; INTERPRETATION 

 Whenever used in this Agreement, unless the context clearly indicates a contrary intent or unless otherwise specifically provided herein, the word “Tenant” shall mean “Tenant and/or
subsequent holder of an interest under the Lease, provided the interest of such holder is acquired in conformance with the terms and conditions of the Lease”; except in the context of Paragraph 7 hereof, “Lender” shall mean
“                    ”, or any subsequent holder or holders of the Mortgage, or any party acquiring title to the Mortgaged Premises by
purchase at a foreclosure sale”; “Demised Premises” shall mean “That portion of the Mortgaged Premises which is, or may become, subject to the Lease”; “Landlord” shall mean “the party named as Landlord, owner
or Lessor in the Lease, its successors and assigns”; “Successors and Assigns” shall mean “Heirs and Assigns” if the party to whom it refers is an individual, partnership or unincorporated association. Pronouns of any gender
shall include the other genders, and either the singular or plural shall include the other. 
  

	 	11.	GOVERNING LAW 

This Agreement shall be construed and regulated, in all respects, according to the laws of the State of Connecticut. 

(Remainder of page intentionally blank, signature page to follow) 

  
 5 

 IN WITNESS WHEREOF, the Lender and the Tenant have caused this instrument to be duly
executed as of the date first above written. 
  

							
	 Signed, sealed and delivered

in the presence of:
	 		 	TENANT:
				
	  
	 		 		 	
				
	  
	 		 	By:	 	  

		 		 	Its	 	
			
		 		 	LENDER:
			
	  
	 		 	
				
	  
	 		 	By:	 	  

		 		 	Its	 	
			
		 		 	LANDLORD:
			
	  
	 		 	
				
	  
	 		 	By:	 	  

		 		 	Its	 	

  

			
	
STATE OF                    

	 	}
		 	} ss.:            
	
COUNTY OF                    

	 	}

 On this      day of
                    ,             , personally appeared before me
                            , of
                             the signer of the above instrument and acknowledged the same to be his/her free
act and deed and the free act and deed of said
                                        .

  

	
	  

	Commissioner of the Superior Court
	Notary Public

 
			
	My Commission Expires:	 	  

  
 6 

			
	STATE OF                    	 	}
		 	} ss.:            
	COUNTY OF                    	 	}

 On this     day
of                    ,             , personally appeared before me
                            ,
of                             the signer of the above instrument and acknowledged the same to be his/her
free act and deed and the free act and deed of said
                                        .

  

	
	  

	Commissioner of the Superior Court
	Notary Public

 
			
	My Commission Expires:	 	  

  

			
	STATE OF                    	 	}
		 	} ss.:            
	COUNTY OF                    	 	}

 On this      day of
                    ,             , personally appeared before me
                            , of
                             the signer of the above instrument and acknowledged the same to be his/her free
act and deed and the free act and deed of said
                                        .

  

	
	  

	Commissioner of the Superior Court
	Notary Public

 
			
	My Commission Expires:	 	  

  
 7 

 SCHEDULE A 

Description of Real Property: 

 AMENDMENT NO. 1 TO LEASE 

THIS AMENDMENT NO. 1 TO LEASE (this “Amendment”) is made and entered into as of the 1ST day of August, 2002 between Landlord and Tenant named below:

  

			
	LANDLORD:	  	WE George Street, L.L.C.
		  	c/o Winstanley Enterprises
		  	150 Baker Avenue Extension, Suite 303
		  	Concord, MA 01742
		
	TENANT:	  	Rib-X Pharmaceuticals, Inc.
		  	300 George Street
		  	New Haven, Connecticut 06510
		
	BUILDING!	  	300 George Street
		  	New Haven, Connecticut 06510

 WHEREAS, Landlord and Tenant executed a lease dated as of March 8, 2002, (the
“Lease”), by which Tenant leased approximately 26,384 rentable square feet on the third floor of the Building (the Initial Premises”); and 
 WHEREAS, Pursuant to the provision of Section 39 of the Lease, Tenant desires to lease an additional area of approximately 200 rentable square feet on the ground floor level of the Building.

 NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,
Landlord and Tenant hereby agree as follows: 
 1. Capitalized terms used but not defined herein shall have the meaning ascribed
to each in the Lease. 
 2. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord additional space on the
ground floor of the Building consisting of approximately 200 rentable square feet of floor area located as shown on the floor plan attached hereto as Exhibit A (the “NMR Facility”). From and after the date hereof the definition of
“Premises” as contained in the Lease shall be deemed to include the Initial Premises and the NMR Facility and shall consist, in the aggregate, of 26,584 rentable square feet. 

3. (a) Tenant represents that Tenant is thoroughly acquainted with the condition of the Building, the Premises and the NMR Facility, and
takes the NMR Facility “as is,” subject to the completion of Landlord’s work with respect to the construction of the NMR Facility as set forth below. The taking of possession of the NMR Facility by Tenant shall be conclusive evidence
that the NMR Facility was in good and satisfactory condition at the time possession was taken by Tenant, subject, however to the completion of any punch list items remaining unfinished at the time possession of the NMR Facility is taken which relate
to the Landlord’s work at the NMR Facility, 

 (b) (i) Landlord shall, at Tenant’s sole cost and expense, except as otherwise set
forth below, construct the NMR Facility for use as a nuclear magnetic resonance facility, which use shall be the Permitted Use for such NMR Facility. The construction of the NMR Facility shall be performed in accordance with the plans identified on
the Drawing List attached hereto as Exhibit B, which plans constitute the “Tenant Improvement Plans” for the improvements to be constructed in the NMR Facility. Such improvements are sometimes referred to as the NMR Improvements.

 (ii) Except as otherwise set forth herein, Landlord will perform the NMR Improvements pursuant to the terms and conditions
of the Work Letter attached to the Lease as Exhibit C. Landlord and Tenant agree that for purposes of Landlord constructing the NMR Improvements the Work Letter is revised as follows: 

(A) the term Initial Alterations used in the Work Letter shall mean (for these purposes only) the NMR Improvements. The NMR Improvements
will be constructed by Winstanley Construction Management, LLC (“WCM”). The construction will be conducted by WCM on cost of the work plus a fee basis. Attached hereto as Exhibit C is a Preliminary Budget for the NMR Improvements.
Tenant agrees that WCM’s general contractor’s fee for general conditions, profit, administrative services and overhead shall be an amount equal to 11% of the total cost of the work. 

(B) the provisions of Section II of the Work Letter shall not apply to the construction of the NMR Improvements within the NMR Facility

 (C) Landlord is providing an Allowance not to exceed $20.00 per rentable square foot of the NMR Facility for the
construction of the NMR Improvements. Section III B of the Work Letter is modified to provide that the Excess Cost shall mean the difference between (y) the total cost of construction of the NMR Improvements and (z) the Allowance. The
Excess Cost shall be paid by Tenant in accordance with the provisions of the Work Letter. 
 4. Tenant’s Pro Rata Share as
defined in Section 1(1) of the Lease is increased to 5.12%. 
 5. Section 1(d) of the Lease is modified to provide
that, Base Rent shall be payable in accordance with the following schedule: 
  

													
	 Period
	  	Annual Rate Per Square
Foot	 	  	Annual Base Rent	 	  	Monthly Base Rent
Installment	 
				
	 From the Rent Commencement Date through Lease Year 3
	  	$	18.85	  	  	$	501,108.40	  	  	$	41,759.03	  
				
	 Lease Years 4 - 6
	  	$	19.85	  	  	$	527,692.40	  	  	$	43,974.37	  
				
	 Lease Years 7 -10
	  	$	20.85	  	  	$	554,276.40	  	  	$	46,189.70	  

  
 2 

 6. The area of the NMR Facility shall not be factored into any determination made under the
provisions of Section 9(d) of the Lease as to whether any future Alteration shall cause a Significant Laboratory Expansion to occur. 
 7. Tenant represents that in negotiation of this Amendment, it dealt with no real estate broker or salesperson. Tenant hereby agrees to indemnify Landlord and hold it harmless from any and all losses,
damages and expenses arising out of any inaccuracy or alleged inaccuracy of the above representation including court costs and attorneys fees. 
 8. Landlord and Tenant represent and warrant to the other that each has full authority to enter into this Amendment No. l to Lease and further agree to hold harmless, defend, and indemnify the other from
any loss, costs (including reasonable attorneys’ fees), damages, or claim arising from any lack of such authority. 
 9. As
modified herein, the Lease is hereby ratified and confirmed and shall remain in full force and effect. 
 [REMAINDER OF PAGE
INTENTIONALLY LEFT BLANK] 

  
 3 

 IN WITNESS WHEREOF, Landlord and Tenant have signed this Amendment No. 1 to
Lease as of the day and year first above written. 
  

							
	Signed, Sealed, and Delivered	 		 	WE GEORGE STREET, L.L.C.
	in the Presence of:	 		 		 	
				
		 		 	By:	 	Winstanley Enterprises LLC
				
	 /s/ Pamela D’Ambrosio
	 		 	By:	 	 /s/ Carter J. Winstanley

			
	 /s/ [illegible]
	 		 	Its Manager
			
	 /s/ Barbara Dodd
	 		 	RIB-X PHARMACEUTICALS, INC.
				
	 Director, Ops & HR
	 		 	By:	 	 /s/ Susan Froshauer

		 		 		 	Its President & CEO

 [SIGNATURE PAGE TO AMENDMENT NO. 1 TO LEASE] 

  
 4 

 Exhibit A 
 

 

 Exhibit B 
  

									
	

	 		 		  		  	
	 		 	  MEMORANDUM	  	Jung  	  	Brannen Associates, Inc.
	 		 		  		  	 One Waterville Road

Farmington, CT 06032
 [illegible]

[illegible]
 [illegible]

  

			
	To:	  	Tom DeAngelis
		
	From:	  	Enrique Pelli
		
	Re:	  	LOWER LEVEL RM-X NMR room Drawing List
		
	Job No:	  	2002061.00             File Code: 2D
		
	Date:	  	September 9, 2002
	CC:	  	Phil Koeniger

  
  

RIB-X NMR LOWER LEVEL PLAN 
  

					
	 DRAWING

NUMBER
	  	DESCRIPTION	  	 REVISION
 DATES
 August

	 A-101
	  	Floor, Section and Detail Plans	  	7,13,16.27
	 MEP1.01
	  	MEP General Notes and Abbreviations	  	8,16
	 MEP1.02
	  	MEP Symbol List	  	8,16
	 MEP1.03
	  	MEP Details	  	8,16
	 MEP1.04
	  	MEP Schedules	  	8,16
	 PFP 1.01
	  	NMR Lower Level Plumbing/Fire Protection Plans	  	8,16
	 H 1.01
	  	NMR Lower Level FIVAC Plan	  	8,16
	 E 1.01
	  	NMR Lower Level Electrical Plan	  	8,16

 Project Specification: 
 Rib-x NMR lower level room/MEP and FP Project Manual issued on August 16, 2002. 

  
 1 of 1

 Exhibit C 

					
	9-5-02	 	Rib-x NMR Ground floor	 	
		 	Preliminary Budget	 	

  

							
	 DEMOLITION
	  	S	500.00	  	  	ESTIMATE
	 DRYWALL/CEILING
	  	$	3,612.00	  	  	FIRM
	 ELECTRICAL
	  	$	28,800.00	  	  	FIRM
	 HVAC
	  	$	9,400.00	  	  	FIRM
	 PHONE/DATA
	  	$	 	  	  	BY TENANT
	 SPRINKLER
	  	 	1,000.00	  	  	ESTIMATE
	 DOORS & HARDWARE
	  	$	589.87	  	  	FIRM
	 PAINT
	  	$	425.00	  	  	FIRM
	 CARPET/VCT/BASE
	  	$	1,018.00	  	  	FIRM
	 FINAL CLEANING/DUMPSTER
	  	S	1,000.00	  	  	ESTIMATE
	 BUILDING PERMIT
	  	S	92.64	  	  	FIRM
	 ARCHITECTURAL DESIGN
	  	S	2,000.00	  	  	FIRM
	 MECHANICAL DESIGN
	  	$	3,000.00	  	  	FIRM
	 MISC.
	  	$	6,000.00	  	  	ESTIMATE
	 MASONRY OPENING
	  	$	1,000.00	  	  	ESTIMATE
	 ADD DEADBOLT
	  	$	70.00	  	  	FIRM
	 ELECTRICAL METER
	  	$	2,000.00	  	  	ESTIMATE
		  	  
	  
	 	  	
			
	 SUBTOTAL
	  	$	60,307.51	  	  	
	 12% FEE
	  	S	7,236.90	  	  	ESTIMATE
		  	  
	  
	 	  	
			
	 TOTAL
	  	$	67,544.41	  	  	
		  	  
	  
	 	  	

 AMENDMENT NO. 2 TO LEASE 

THIS AMENDMENT NO. 2 TO LEASE (this “Amendment”) is made and entered into as of the 31st day of January, 2007 (the “Effective Date”) between
Landlord and Tenant named below: 
  

			
	LANDLORD:	  	WE George Street, L.L.C.
		  	c/o Winstanley Enterprises
		  	150 Baker Avenue Extension, Suite 303
		  	Concord, MA 01742
		
	TENANT:	  	Rib-X Pharmaceuticals, Inc.
		  	300 George Street, Suite 301
		  	New Haven, Connecticut 06510
		
	BUILDING:	  	300 George Street
		  	New Haven, Connecticut 06510

 WHEREAS, Landlord and Tenant executed a lease dated as of March 8, 2002, as amended by that
certain Amendment No. 1 to Lease dated as of August 1, 2002 (collectively, the “Lease”), whereby Tenant leased approximately 26,384 rentable square feet on the third floor of the Building and 200 rentable square feet on
the ground floor of the Building (collectively, the “Initial Premises”); and 
 WHEREAS, Tenant desires
to lease an additional area of approximately 1,029 rentable square feet on the third floor of the Building. 
 NOW,
THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 
 1. Capitalized terms used but not defined herein shall have the meaning ascribed to each in the Lease. 
 2. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord additional space on the third floor of the Building consisting of approximately 1,029 rentable square feet of floor area located
as shown on the floor plan attached hereto as Exhibit A (the “Expansion Premises”). From and after the date hereof the definition of “Premises” as defined in the Lease shall be deemed to include the
Initial Premises and the Expansion Premises and shall consist, in the aggregate, of 27,413 rentable square feet. 
 3. Tenant
represents that Tenant is thoroughly acquainted with the condition of the Building, the Premises and the Expansion Premises, and takes the Expansion Premises “as is,” subject to the Landlord’s completion of the Expansion Premises
Improvements (as defined below). The taking of possession of the Expansion Premises by Tenant shall be conclusive evidence that the Expansion Premises was in good and satisfactory condition at the time possession was taken by Tenant. 

  
 1 

 4. Landlord shall promptly cause the work (the “Expansion Premises
Improvements”) to be performed on the Expansion Premises as follows: 
 (a) Landlord shall perform the construction
necessary to configure the Expansion Premises as depicted on Exhibit A and finish it in accordance with the standards for general office space as reasonably established by Landlord, including, without limitation, patching the carpet and
painting of walls. The cost for said work shall be shared equally by Landlord. Tenant shall, within five (5) days of its receipt of an invoice from Landlord for the portion of the Expansion Premises Improvements to be paid by Tenant, pay to
Landlord the amount specified on said invoice. 
 (b) Landlord shall, at its cost, and at the time Landlord performs the work
set forth in Section 4(a) above, endeavor to connect the electrical lines serving the Expansion Premises into Tenant’s existing electrical service. Notwithstanding the foregoing, in the event Landlord reasonably determines that the cost to
connect some or all of the electrical lines is excessive, Landlord shall not connect said lines, and in such event Tenant shall pay to Landlord, as part of its Premises Electric Charge, an amount (on a monthly basis until the Termination Date)
reasonably estimated by Landlord for the cost for the electrical lines not connected to Tenant’s existing electric service. 
 5. Tenant shall be responsible, at Tenant’s sole cost and expense, for installation of phone and data cabling in the Expansion Premises. 

6. Tenant’s Pro Rata Share as defined in Section l(f) of the Lease is increased to 5.28%. 

7. Section 1(d) of the Lease is modified to provide that, Base Rent shall be payable in accordance with the following schedule:

  

													
	 Period
	  	Annual Rate Per
Square Foot	 	  	Annual Base Rent	 	  	Monthly Base Rent
Installment	 
	 From and after the Effective Date to July 31, 2008
	  	$	19.85	  	  	$	544,148.05	  	  	$	45,345.67	  
	 From August 1, 2008 to July 31, 2012
	  	$	20.85	  	  	$	571,561.05	  	  	$	47,630.09	  

 8. Tenant represents that in negotiation of this Amendment, it dealt with no real estate broker or
salesperson. Tenant hereby agrees to indemnify Landlord and hold it harmless from any and all losses, damages and expenses arising out of any inaccuracy or alleged inaccuracy of the above representation including, without limitation, court costs and
attorneys fees. 
 9. Landlord and Tenant represent and warrant to the other that each has full authority to enter into this
Amendment and further agree to hold harmless, defend, and indemnify the other from any loss, costs (including reasonable attorneys’ fees), damages, or claim arising from any lack of such authority. 

  
 2 

 10. As modified herein, the Lease is hereby ratified and confirmed and shall remain in full
force and effect. 
 11. This Amendment may be executed in any number of counterparts, each of which shall be deemed to be an
original, and all of such counterparts shall constitute one agreement. This Amendment shall become effective when duly executed and delivered by all parties hereto. 
 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 

  
 3 

 IN WITNESS WHEREOF, Landlord and Tenant have signed this Amendment No. 2 to
Lease as of the day and year first above written. 
  

											
	 Signed, Sealed, and Delivered
 in the Presence of:
	 		 	WE GEORGE STREET, L.L.C.
				
		 		 	By:	 	WE George Street Holdings LLC
		 		 		 	Its Manager
					
		 		 		 	By:	 	WE George Street Manager Corp.
		 		 		 	Its sole Member
						
	 /s/ Deborah A. Sweeney
	 		 		 		 	By:	 	 /s/ Carter J. Winstanley

	Deborah A. Sweeney	 		 		 		 		 	Carter J. Winstanley
		 		 		 		 		 	Its President
	 /s/ Pamela Schoenfeld
	 		 		 		 		 	
	Pamela Schoenfeld	 		 		 		 		 	
			
	  
	 		 	RIB-X PHARMACEUTICALS, INC.
				
	  
	 		 	By:	 	 /s/ Susan Froshauer

		 		 		 	Susan Froshauer, Ph.D.
		 		 		 	President and CEO

  
 4 

 

 

  
 5 

			
	BUDGET	 	Winstanley Construction Management

  

																					
	 	 	  	 Division
	  	Budget	 	  	Committed	 	  	LL	 	  	Tenant	 
				  	 Rib-Expansion Budget / Revised
	  				  				  				  			
				  	2/1/2007	  				  				  				  			
				  	Division 1-Gen. Requirement	  				  				  				  			
	 	01060	  	  	 Building Permits
	  	 	380	  	  				  				  			
	 	01400	  	  	 Quality Requirements Cleaning
	  	 	2,850	  	  				  				  			
	 	01402	  	  	 Rubbish Removal – Dumpster
	  	 	650	  	  				  				  			
	 	01500	  	  	 Temp. Facilities and Controls-Protection
	  	 	950	  	  				  				  			
				  	Division 7 – Thermal and Moisture Protection	  				  				  				  			
	 	07250	  	  	 Fireproofing
	  	 	600	  	  				  				  			
				  	Division 8 – Doors and Windows	  				  				  				  			
	 	08050	  	  	 Basic Door and Window Materials and Methods
	  	 	875	  	  				  				  			
	 	08500	  	  	 Glass
	  	 	320	  	  				  				  			
				  	Division 9 – Finishes	  				  				  				  			
	 	09050	  	  	 Framing / Drywall / Ceiling
	  	 	13,620	  	  				  				  			
	 	09600	  	  	 Flooring
	  	 	850	  	  				  				  			
	 	09900	  	  	 Paints and Coatings
	  	 	2,450	  	  				  				  			
				  	Division 15 – Mechanical	  				  				  				  			
	 	15300	  	  	 Fire Protection Piping
	  	 	750	  	  				  				  			
	 	15700	  	  	 Heating, Ventilating, and Air Conditioning Equipment
	  	 	13,867	  	  				  				  			
				  	Division 16 – Electrical	  				  				  				  			
	 	16050	  	  	 Basic Electrical Materials and Methods
	  	 	4,800	  	  				  				  			
				  	 Move circuits to Rib-X Panels
	  	 	—  	  	  				  				  			
				  	Division 90 – Soft Costs	  				  				  				  			
	 	90020	  	  	 Consultant Architectural
	  	 	4,750	  	  				  				  			
	 	90130	  	  	 Contingency
	  	 	1,000	  	  				  				  			
						
				  	 Tele-Data to Rib-X Data Room not included
	  				  				  				  			
						
	 	Total	  	  		  	 	Budget	  	  	 	Committed	  	  	 	LL	  	  	 	Tenant	  
				  		  	$	48,712	  	  	$	—  	  	  	$	—  	  	  	$	—  	  
				  		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 	  	  
	  
	 

  
 6 

 AMENDMENT NO. 3 TO LEASE 

THIS AMENDMENT NO. 3 TO LEASE (this “Amendment”) is made and entered into as of the 15th day of February, 2007 between Landlord and Tenant named below:

  

			
	LANDLORD:	  	WE George Street, L.L.C.
		  	c/o Winstanley Enterprises
		  	150 Baker Avenue Extension, Suite 303
		  	Concord, MA 01742
		
	TENANT:	  	Rib-X Pharmaceuticals, Inc.
		  	300 George Street
		  	New Haven, Connecticut 06510
		
	BUILDING:	  	300 George Street
		  	New Haven, Connecticut 06510

 WHEREAS, Landlord and Tenant executed a lease dated as of March 8, 2002, as amended by that
certain Amendment No. 1 to Lease dated as of August 1, 2002, and as further amended by that certain Amendment No. 2 to Lease dated as of January 31, 2007 (collectively, the “Lease”); and 

WHEREAS, Landlord and Tenant have agreed to correct the rentable square footage, Base Rent and Tenant’s pro rata share as set
forth in Amendment No. 2 to Lease. 
 NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 
 1. Capitalized terms used but not
defined herein shall have the meaning ascribed to each in the Lease. 
 2. Section 2 of the Amendment No. 2 to Lease
is revised by deleting the number 27,413 and substituting in lieu thereof the number 27,613. 
 3. Section 6 of the
Amendment No. 2 to Lease is revised by deleting the number 5.28% and substituting in lieu thereof the number 5.32%. 

  
 1 

 4. Section 7 of the Amendment No. 2 to Lease is revised by deleting the Base Rent
schedule and substituting in lieu thereof the following (which shall modify Section 1(d) of the Lease): 
  

													
	 Period
	  	Annual Rate Per Square
Foot	 	  	Annual Base Rent	 	  	Monthly Base Rent
Installment	 
				
	 From January 31, 2007 to July 31, 2008
	  	$	19.85	  	  	$	548,118.05	  	  	$	45,676.50	  
				
	 From August 1, 2008 to July 31, 2012
	  	$	20.85	  	  	$	575,731.05	  	  	$	47,977.59	  

 5. The effective date of the changes set forth above shall be deemed to be the date of Amendment
No. 2 to Lease (i.e. January 31, 2007). 
 6. Tenant represents that in negotiation of this Amendment, it dealt with
no real estate broker or salesperson. Tenant hereby agrees to indemnify Landlord and hold it harmless from any and all losses, damages and expenses arising out of any inaccuracy or alleged inaccuracy of the above representation including, without
limitation, court costs and attorneys fees. 
 7. Landlord and Tenant represent and warrant to the other that each has full
authority to enter into this Amendment and further agree to hold harmless, defend, and indemnify the other from any loss, costs (including reasonable attorneys’ fees), damages, or claim arising from any lack of such authority. 

8. As modified herein, the Lease is hereby ratified and confirmed and shall remain in full force and effect. 

9. This Amendment may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such
counterparts shall constitute one agreement. 
 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 

  
 2 

 IN WITNESS WHEREOF, Landlord and Tenant have signed this Amendment No. 3 to Lease as
of the day and year first above written. 
  

											
	 Signed, Sealed, and Delivered
 in the Presence of:
	 		 	WE GEORGE STREET, L.L.C.
				
		 		 	By:	 	 WE George Street Holdings LLC
 Its Manager

					
		 		 		 	By:	 	 WE George Street Manager Corp.
 Its sole Member

						
	 /s/ Deborah A. Sweeney
	 		 		 		 		 	
	Deborah A. Sweeney	 		 		 		 		 	
						
		 		 		 		 	By:	 	 /s/ Carter J. Winstanley

		 		 		 		 		 	Carter J. Winstanley
		 		 		 		 		 	Its President
						
	 /s/ Frances Mazzone
	 		 		 		 		 	
	Frances Mazzone	 		 		 		 		 	
			
	  
	 		 	RIB-X PHARMACEUTICALS, INC.
				
	  
	 		 	By:	 	 /s/ Susan Froshauer

		 		 		 	Name: Susan Froshauer, Ph.D.
		 		 		 	Title: President & CEO

  
 3 

 AMENDMENT NO. 4 TO LEASE 

THIS AMENDMENT NO. 4 TO LEASE (this “Amendment”) is made and entered into as of the 8th day of August, 2011 by and between Landlord and Tenant named below:

  

			
	LANDLORD:	  	 WE George Street, L.L.C.
 c/o
Winstanley Enterprises LLC
 150 Baker Avenue Extension, Suite 303
 Concord, Massachusetts 01742

		
	TENANT:	  	 Rib-X Pharmaceuticals, Inc.

300 George Street
 New Haven, Connecticut
06510

		
	BUILDING:	  	 300 George Street
 New Haven,
CT 06510

 WHEREAS, Landlord and Tenant executed a lease dated as of March 8, 2002, by which Tenant
leased approximately 26,384 rentable square feet of the Building known as Unit 301 on the third floor (the “Premises”), which has a ten (10) year term expiring on July 31, 2012; and 

WHEREAS, the Lease was subsequently amended by Amendment No. 1 to Lease dated as of August 1, 2002, whereunder the
parties added approximately 200 rentable square feet of space on the ground floor to the Lease; and 
 WHEREAS, the Lease
was subsequently amended by Amendment No. 2 to Lease dated as of January 31, 2007, whereunder the parties added approximately 1,029 rentable square feet of space on the third floor to the Lease; and 

WHEREAS, the Lease was subsequently amended by Amendment No. 3 to Lease dated as of February 15, 2007, as affected by
that certain Rent Commencement Letter dated March 26, 2007, whereunder the parties corrected the rentable square footage, Base Rent and Tenant’s pro rata share; and 
 WHEREAS, Landlord and Tenant have agreed to extend the Term of the Lease and otherwise modify the Lease on the terms and conditions set forth below. 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Landlord and
Tenant hereby agree as follows: 
 1. Capitalized terms used but not defined herein shall have the meaning ascribed to each in
the Lease. 
 2. Section 1(g) of the Lease is hereby amended by extending the Term until August 31, 2015.

 3. Section 1(j) of the Lease is hereby amended such that the Termination Date is August 31, 2015. 

  
 1 

 4. Commencing on September 1, 2011, and continuing for the four (4) year period
through the end of the Term, the annual Base Rent shall be $552,260.00 ($20.00 per RSF per year), payable in monthly installments of $46,021.67 in accordance with the Lease. 
 5. The Security Deposit set forth in Section 1 (1) is hereby reduced to $50,000. Landlord and Tenant hereby agree that the difference of $198,669 shall be refunded to Tenant promptly following
the execution of this Amendment. 
 6. Article 37 of the Lease is hereby deleted and replaced with the following: 

“37. Renewal 
 (a) Provided that Tenant is not in default under the Lease beyond the expiration of applicable notice and cure periods on the date Tenant delivers Tenant’s Renewal Notice (as hereinafter defined) or
at any time thereafter through the commencement date of each Renewal Term (as hereinafter defined), Tenant shall have two options (each, a “Renewal Option”) to renew the Lease for two (2) consecutive three (3) year terms
(each such three year term a “Renewal Term”) at the rent and upon the other terms set forth below. Tenant shall exercise each Renewal Option by delivering notice to Landlord (“Tenant’s Renewal Notice”)
exercising the Renewal Option no later than nine (9) months prior to the scheduled Termination Date, as it may have been extended by the exercise of a previous Renewal Option. Time shall be of the essence with respect to Tenant’s exercise
of each Renewal Option and delivery of Tenant’s Renewal Notice. In the event Tenant does not timely and properly exercise the Renewal Option, Tenant shall, promptly following request by Landlord, execute and deliver a statement confirming that
the Renewal Option has been waived (provided that failure to deliver said statement shall not be construed to mean that Tenant has properly exercised the Renewal Option). 

(b) Upon Landlord’s receipt of Tenant’s Renewal Notice in accordance with the requirements of this Section, the
Lease, subject to the provisions of this Section, shall be automatically extended for the Renewal Term with the same force and effect as if the Renewal Term had been originally included in the term of the Lease, except that the Base Rent under the
Lease shall be as follows: 
  

													
	 First Renewal Option
	  	Rate per RSF	 	  	Annual Base Rent	 	  	Monthly Installment	 
				
	 27,613 RSF
	  	$	21.00	  	  	$	579,873.00	  	  	$	48,322.75	  

  

													
	 Second Renewal Option
	  	Rate per RSF	 	  	Annual Base Rent	 	  	Monthly Installment	 
				
	 27,613 RSF
	  	$	22.00	  	  	$	607,486.00	  	  	$	50,623.83	  

  
 2 

 There shall be no rent concessions or obligation of Landlord to perform or pay for any work
during the Renewal Term. 
 (c) The Renewal Options shall automatically terminate and become null, void and of no
force and effect upon the earlier to occur of (1) the expiration or termination of the Lease by Landlord or pursuant to law, (2) the assignment of this Lease by Tenant (except with respect to a Permitted Transfer) (3) the sublease by
Tenant of space under this Lease, or (4) the failure of Tenant to timely and properly exercise any Renewal Option.” 

7. Notwithstanding anything contained in the Lease to the contrary, Tenant shall have the right to terminate this Lease (the
“Early Termination Right”) provided that (i) Tenant is not, as of the date of the exercise of the Early Termination Right and continuing through the Early Termination Date (as defined below), in default of its obligations under
this Lease beyond any applicable period of notice and cure, (ii) Tenant has not assigned this Lease or sublet the Premises, (iii) Tenant gives notice to Landlord that it shall exercise its Early Termination Right, which notice must be
provided at least nine (9) months prior to the date upon which Tenant desires to terminate the Lease (the “Early Termination Date”), and (iv) Tenant pays to Landlord, at the time it exercises its Early Termination Right,
an amount equal to three (3) months Base Rent. Notwithstanding the foregoing, the Early Termination Date shall be no earlier than September 1, 2014. 
 8. The Landlord and Tenant also agree that Section 1 (a) of The License Agreement executed as of June 1, 2006 between WE George Street, LLC (“Licensor”) and Rib-X Pharmaceuticals,
Inc. (“Licensee”) is hereby amended to state that the Termination Date is August 31, 2015. 
 9. Landlord and
Tenant represent and warrant to the other that each has full authority to enter into this Amendment and further agree to hold harmless, defend, and indemnify the other from any loss, costs (including reasonable attorneys’ fees), damages, or
claim arising from any lack of such authority. 
 10. As modified herein, the Lease is hereby ratified and confirmed and shall
remain in full force and effect. 
 11. Landlord and Tenant hereby represent and warrant to the other that each has not dealt
with any broker, finder or like agent in connection with this Amendment and each does hereby agree to indemnify and hold the other, its agents and their officers, directors, shareholders, members, partners and employees, harmless of and from any
claim of, or liability to, any broker, finder or like agent claiming a commission or fee by reason of having dealt with either party in connection with the negotiation, execution or delivery of this Amendment, and all expenses related thereto,
including, without limitation, reasonable attorneys’ fees and disbursements. 
 12. This Amendment constitutes the entire
agreement by and between the parties hereto and supersedes any and all previous agreements, written or oral, between the parties. No modification or amendment of this Amendment shall be effective unless the same shall be in

  
 3 

 
writing and signed by the parties hereto. The provisions of this Amendment shall inure to the benefit of, and be binding upon, the parties hereto and their respective legal representatives,
successors and assigns. 
 13. This Amendment may be executed in any number of counterparts, each of which shall be deemed to be
an original, and all of such counterparts shall constitute one agreement. This Amendment shall become effective when duly executed and delivered by all parties hereto. 
 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK 
 SIGNATURE PAGE TO FOLLOW]

  
 4 

 IN WITNESS WHEREOF, the Landlord and Tenant have signed this Amendment No. 4 to Lease
as of the day and year first above written. 
  

											
		 		 	LANDLORD:
			
		 		 	WE GEORGE STREET, L.L.C.
				
		 		 	By:	 	WE George Street Holdings LLC
		 		 		 	Its Manager
						
	 /s/ Judy Sommers
	 		 		 		 		 	
	Witness    Judy Sommers	 		 		 	By:	 	WE George Street Manager Corp.
		 		 		 		 	Its Sole Member
						
	 /s/ Pamela M. D’Ambrosio
	 		 		 		 	By:	 	 /s/ Carter J. Winstanley

	Witness    Pamela M. D’Ambrosio	 		 		 		 		 	Name: Carter J. Winstanley
		 		 		 		 		 	Title:   Its President
			
		 		 	TENANT:
			
		 		 	RIB-X PHARMACEUTICALS, INC.
			
	 /s/ Elizabeth A. Whayland
	 		 	 /s/ Robert A. Conerly

	Witness	 		 	Name: Robert A. Conerly
		 		 	Title:   CFO
						
	  
	 		 		 		 		 	
	Witness	 		 		 		 		 	

 [Signature page to Amendment No. 4 to Lease by and between 

WE George Street, L.L.C. and Rib-X Pharmaceuticals, Inc.] 

  
 5Form of Common Stock Warrant Agreement

 Exhibit 4.4 
 CYTOKINETICS, INCORPORATED 

AND 
                     , AS WARRANT AGENT 

FORM OF COMMON STOCK 

WARRANT AGREEMENT 
 DATED AS OF                      

 EXHIBIT 4.4 
 CYTOKINETICS, INCORPORATED 
 FORM OF COMMON STOCK WARRANT AGREEMENT

 THIS COMMON STOCK WARRANT AGREEMENT
(this “Agreement”), dated as of [—], between CYTOKINETICS, INCORPORATED, a Delaware corporation (the
“Company”) and [—], a [corporation] [national banking association] organized and existing under the laws of [—] and having a
corporate trust office in [—], as warrant agent (the “Warrant Agent”). 
 WHEREAS, the Company proposes to sell [If Warrants are sold with other securities — [title of such other securities being offered] (the “Other
Securities”) with] warrant certificates evidencing one or more warrants (the “Warrants” or, individually, a “Warrant”) representing the right to purchase Common Stock of the Company, par
value $0.001 per share (the “Warrant Securities”), such warrant certificates and other warrant certificates issued pursuant to this Agreement being herein called the “Warrant Certificates”; and

 WHEREAS, the Company desires the Warrant Agent to act on behalf of the Company, and the Warrant Agent
is willing so to act, in connection with the issuance, registration, transfer, exchange, exercise and replacement of the Warrant Certificates, and in this Agreement wishes to set forth, among other things, the form and provisions of the Warrant
Certificates and the terms and conditions on which they may be issued, registered, transferred, exchanged, exercised and replaced. 
 NOW THEREFORE, in consideration of the premises and of the mutual agreements herein contained, the parties hereto agree as follows: 

ARTICLE 1 

ISSUANCE OF WARRANTS AND EXECUTION AND 
 DELIVERY OF WARRANT CERTIFICATES 
 1.1 Issuance Of Warrants.
[If Warrants alone —Upon issuance, each Warrant Certificate shall evidence one or more Warrants.] [If Other Securities and Warrants —Warrant Certificates will be issued in connection with the issuance of the
Other Securities but shall be separately transferable and each Warrant Certificate shall evidence one or more Warrants.] Each Warrant evidenced thereby shall represent the right, subject to the provisions contained herein and therein, to purchase
one Warrant Security. [If Other Securities and Warrants —Warrant Certificates will be issued with the Other Securities and each Warrant Certificate will evidence [—]
Warrants for each [$[—] principal amount] [[—] shares] of Other Securities issued.] 

1.2 Execution And Delivery Of Warrant Certificates. Each Warrant Certificate, whenever issued, shall be in registered form
substantially in the form set forth in Exhibit A hereto, shall be dated the date of its countersignature by the Warrant Agent and may have such letters, numbers, or other marks of identification or designation and such legends or endorsements
printed, lithographed or engraved thereon as the officers of the Company executing the same may approve (execution thereof to be conclusive evidence of such approval) and as are not inconsistent with the provisions of this Agreement, or as may be
required to comply with any law or with any rule or regulation made pursuant thereto or with any rule or regulation of any securities exchange on which the Warrants may be listed, or to conform to usage. The Warrant Certificates shall be signed on
behalf of the Company by any of its present or future chief executive officers, presidents, senior vice presidents, vice presidents, chief financial officers, chief legal officers, treasurers, assistant treasurers, controllers, assistant
controllers, secretaries or assistant secretaries under its corporate seal reproduced thereon. Such signatures may be manual or facsimile 

  
 1. 

 
signatures of such authorized officers and may be imprinted or otherwise reproduced on the Warrant Certificates. The seal of the Company may be in the form of a facsimile thereof and may be
impressed, affixed, imprinted or otherwise reproduced on the Warrant Certificates. 
 No Warrant Certificate shall be valid for
any purpose, and no Warrant evidenced thereby shall be exercisable, until such Warrant Certificate has been countersigned by the manual signature of the Warrant Agent. Such signature by the Warrant Agent upon any Warrant Certificate executed by the
Company shall be conclusive evidence that the Warrant Certificate so countersigned has been duly issued hereunder. 
 In case
any officer of the Company who shall have signed any of the Warrant Certificates either manually or by facsimile signature shall cease to be such officer before the Warrant Certificates so signed shall have been countersigned and delivered by the
Warrant Agent, such Warrant Certificates may be countersigned and delivered notwithstanding that the person who signed such Warrant Certificates ceased to be such officer of the Company; and any Warrant Certificate may be signed on behalf of the
Company by such persons as, at the actual date of the execution of such Warrant Certificate, shall be the proper officers of the Company, although at the date of the execution of this Agreement any such person was not such officer. 

The term “holder” or “holder of a Warrant Certificate” as used herein shall mean any
person in whose name at the time any Warrant Certificate shall be registered upon the books to be maintained by the Warrant Agent for that purpose. 
 1.3 Issuance Of Warrant Certificates. Warrant Certificates evidencing the right to purchase Warrant Securities may be executed by the Company and delivered to the Warrant Agent upon the execution
of this Warrant Agreement or from time to time thereafter. The Warrant Agent shall, upon receipt of Warrant Certificates duly executed on behalf of the Company, countersign such Warrant Certificates and shall deliver such Warrant Certificates to or
upon the order of the Company. 
 ARTICLE 2 
 WARRANT PRICE, DURATION AND EXERCISE OF WARRANTS 
 2.1 Warrant Price.
During the period specified in Section 2.2, each Warrant shall, subject to the terms of this Warrant Agreement and the applicable Warrant Certificate, entitle the holder thereof to purchase the number of Warrant Securities specified in the
applicable Warrant Certificate at an exercise price of $[—] per Warrant Security, subject to adjustment upon the occurrence of certain events, as hereinafter provided. Such purchase price per Warrant
Security is referred to in this Agreement as the “Warrant Price.” 
 2.2 Duration Of Warrants.
Each Warrant may be exercised in whole or in part at any time, as specified herein, on or after [the date thereof] [—] and at or before [—] p.m.,
[City] time, on [—] or such later date as the Company may designate by notice to the Warrant Agent and the holders of Warrant Certificates mailed to their addresses as set forth in the record books
of the Warrant Agent (the “Expiration Date”). Each Warrant not exercised at or before [—] p.m., [City] time, on the Expiration Date shall become void, and all rights of the
holder of the Warrant Certificate evidencing such Warrant under this Agreement shall cease. 

  
 2. 

 2.3 Exercise Of Warrants. 

(a) During the period specified in Section 2.2, the Warrants may be exercised to purchase a whole number of Warrant
Securities in registered form by providing certain information as set forth on the reverse side of the Warrant Certificate and by paying in full, in lawful money of the United States of America, [in cash or by certified check or official bank check
in New York Clearing House funds] [by bank wire transfer in immediately available funds] the Warrant Price for each Warrant Security with respect to which a Warrant is being exercised to the Warrant Agent at its corporate trust office, provided that
such exercise is subject to receipt within five business days of such payment by the Warrant Agent of the Warrant Certificate with the form of election to purchase Warrant Securities set forth on the reverse side of the Warrant Certificate properly
completed and duly executed. The date on which payment in full of the Warrant Price is received by the Warrant Agent shall, subject to receipt of the Warrant Certificate as aforesaid, be deemed to be the date on which the Warrant is exercised;
provided, however, that if, at the date of receipt of such Warrant Certificates and payment in full of the Warrant Price, the transfer books for the Warrant Securities purchasable upon the exercise of such Warrants shall be closed, no such receipt
of such Warrant Certificates and no such payment of such Warrant Price shall be effective to constitute the person so designated to be named as the holder of record of such Warrant Securities on such date, but shall be effective to constitute such
person as the holder of record of such Warrant Securities for all purposes at the opening of business on the next succeeding day on which the transfer books for the Warrant Securities purchasable upon the exercise of such Warrants shall be opened,
and the certificates for the Warrant Securities in respect of which such Warrants are then exercised shall be issuable as of the date on such next succeeding day on which the transfer books shall next be opened, and until such date the Company shall
be under no duty to deliver any certificate for such Warrant Securities. The Warrant Agent shall deposit all funds received by it in payment of the Warrant Price in an account of the Company maintained with it and shall advise the Company by
telephone at the end of each day on which a payment for the exercise of Warrants is received of the amount so deposited to its account. The Warrant Agent shall promptly confirm such telephone advice to the Company in writing. 

(b) The Warrant Agent shall, from time to time, as promptly as practicable, advise the Company of (i) the number of Warrant
Securities with respect to which Warrants were exercised, (ii) the instructions of each holder of the Warrant Certificates evidencing such Warrants with respect to delivery of the Warrant Securities to which such holder is entitled upon such
exercise, (iii) delivery of Warrant Certificates evidencing the balance, if any, of the Warrants for the remaining Warrant Securities after such exercise, and (iv) such other information as the Company shall reasonably require. 

(c) As soon as practicable after the exercise of any Warrant, the Company shall issue to or upon the order of the holder of the
Warrant Certificate evidencing such Warrant the Warrant Securities to which such holder is entitled, in fully registered form, registered in such name or names as may be directed by such holder. If fewer than all of the Warrants evidenced by such
Warrant Certificate are exercised, the Company shall execute, and an authorized officer of the Warrant Agent shall manually countersign and deliver, a new Warrant Certificate evidencing Warrants for the number of Warrant Securities remaining
unexercised. 
 (d) The Company shall not be required to pay any stamp or other tax or other governmental charge required
to be paid in connection with any transfer involved in the issue of the Warrant Securities, and in the event that any such transfer is involved, the Company shall not be required to issue or deliver any Warrant Security until such tax or other
charge shall have been paid or it has been established to the Company’s satisfaction that no such tax or other charge is due. 

  
 3. 

 (e) Prior to the issuance of any Warrants there shall have been reserved, and the
Company shall at all times through the Expiration Date keep reserved, out of its authorized but unissued Warrant Securities, a number of shares sufficient to provide for the exercise of the Warrants. 

ARTICLE 3 

OTHER PROVISIONS RELATING TO RIGHTS OF HOLDERS OF 
 WARRANT CERTIFICATES 
 3.1 No Rights As Warrant Securityholder Conferred
By Warrants Or Warrant Certificates. No Warrant Certificate or Warrant evidenced thereby shall entitle the holder thereof to any of the rights of a holder of Warrant Securities, including, without limitation, the right to receive the payment of
dividends or distributions, if any, on the Warrant Securities or to exercise any voting rights, except to the extent expressly set forth in this Agreement or the applicable Warrant Certificate. 

3.2 Lost, Stolen, Mutilated Or Destroyed Warrant Certificates. Upon receipt by the Warrant Agent of evidence reasonably
satisfactory to it and the Company of the ownership of and the loss, theft, destruction or mutilation of any Warrant Certificate and/or indemnity reasonably satisfactory to the Warrant Agent and the Company and, in the case of mutilation, upon
surrender of the mutilated Warrant Certificate to the Warrant Agent for cancellation, then, in the absence of notice to the Company or the Warrant Agent that such Warrant Certificate has been acquired by a bona fide purchaser, the Company shall
execute, and an authorized officer of the Warrant Agent shall manually countersign and deliver, in exchange for or in lieu of the lost, stolen, destroyed or mutilated Warrant Certificate, a new Warrant Certificate of the same tenor and evidencing
Warrants for a like number of Warrant Securities. Upon the issuance of any new Warrant Certificate under this Section 3.2, the Company may require the payment of a sum sufficient to cover any tax or other governmental charge that may be imposed
in relation thereto and any other expenses (including the fees and expenses of the Warrant Agent) in connection therewith. Every substitute Warrant Certificate executed and delivered pursuant to this Section 3.2 in lieu of any lost, stolen or
destroyed Warrant Certificate shall represent an additional contractual obligation of the Company, whether or not the lost, stolen or destroyed Warrant Certificate shall be at any time enforceable by anyone, and shall be entitled to the benefits of
this Agreement equally and proportionately with any and all other Warrant Certificates duly executed and delivered hereunder. The provisions of this Section 3.2 are exclusive and shall preclude (to the extent lawful) all other rights and
remedies with respect to the replacement of mutilated, lost, stolen or destroyed Warrant Certificates. 
 3.3 Holder Of
Warrant Certificate May Enforce Rights. Notwithstanding any of the provisions of this Agreement, any holder of a Warrant Certificate, without the consent of the Warrant Agent, the holder of any Warrant Securities or the holder of any other
Warrant Certificate, may, in such holder’s own behalf and for such holder’s own benefit, enforce, and may institute and maintain any suit, action or proceeding against the Company suitable to enforce, or otherwise in respect of, such
holder’s right to exercise the Warrants evidenced by such holder’s Warrant Certificate in the manner provided in such holder’s Warrant Certificate and in this Agreement. 

3.4 Adjustments. 
 (a) In case the Company shall at any time subdivide its outstanding shares of Common Stock into a greater number of shares, the Warrant Price in effect immediately prior to such subdivision shall
be proportionately reduced and the number of Warrant Securities purchasable under the Warrants shall be proportionately increased. Conversely, in case the outstanding shares of Common Stock of the Company shall be combined into a smaller number of
shares, the Warrant Price in effect 

  
 4. 

 
immediately prior to such combination shall be proportionately increased and the number of Warrant Securities purchasable under the Warrants shall be proportionately decreased. 

(b) If at any time or from time to time the holders of Common Stock (or any shares of stock or other securities at the time
receivable upon the exercise of the Warrants) shall have received or become entitled to receive, without payment therefore, 

(i) Common Stock or any shares of stock or other securities which are at any time directly or indirectly convertible into or
exchangeable for Common Stock, or any rights or options to subscribe for, purchase or otherwise acquire any of the foregoing by way of dividend or other distribution; 
 (ii) any cash paid or payable otherwise than as a cash dividend paid or payable out of the Company’s current or retained earnings; 

(iii) any evidence of the Company’s indebtedness or rights to subscribe for or purchase the Company’s indebtedness; or

 (iv) Common Stock or additional stock or other securities or property (including cash) by way of spinoff, split-up,
reclassification, combination of shares or similar corporate rearrangement (other than shares of Common Stock issued as a stock split or adjustments in respect of which shall be covered by the terms of Section 3.4(a) above), then and in each
such case, the holder of each Warrant shall, upon the exercise of the Warrant, be entitled to receive, in addition to the number of Warrant Securities receivable thereupon, and without payment of any additional consideration therefore, the amount of
stock and other securities and property (including cash and indebtedness or rights to subscribe for or purchase indebtedness) which such holder would hold on the date of such exercise had he been the holder of record of such Warrant Securities as of
the date on which holders of Common Stock received or became entitled to receive such shares or all other additional stock and other securities and property. 
 (c) In case of (i) any reclassification, capital reorganization, or change in the Common Stock of the Company (other than as a result of a subdivision, combination, or stock dividend provided
for in Section 3.4(a) or Section 3.4(b) above), (ii) share exchange, merger or similar transaction of the Company with or into another person or entity (other than a share exchange, merger or similar transaction in which the Company
is the acquiring or surviving corporation and which does not result in any change in the Common Stock other than the issuance of additional shares of Common Stock) or (iii) the sale, exchange, lease, transfer or other disposition of all or
substantially all of the properties and assets of the Company as an entirety (in any such case, a “Reorganization Event”), then, as a condition of such Reorganization Event, lawful provisions shall be made, and duly executed
documents evidencing the same from the Company or its successor shall be delivered to the holders of the Warrants, so that the holders of the Warrants shall have the right at any time prior to the expiration of the Warrants to purchase, at a total
price equal to that payable upon the exercise of the Warrants, the kind and amount of shares of stock and other securities and property receivable in connection with such Reorganization Event by a holder of the same number of Warrant Securities as
were purchasable by the holders of the Warrants immediately prior to such Reorganization Event. In any such case appropriate provisions shall be made with respect to the rights and interests of the holders of the Warrants so that the provisions
hereof shall thereafter be applicable with respect to any shares of stock or other securities and property deliverable upon exercise the Warrants, and appropriate adjustments shall be made to the Warrant Price payable hereunder provided the
aggregate purchase price shall remain the same. In the case of any transaction described in clauses (ii) and (iii) above, the Company shall thereupon be relieved of any further obligation hereunder or under the Warrants, and the Company as
the predecessor corporation may thereupon or at 

  
 5. 

 
any time thereafter be dissolved, wound up or liquidated. Such successor or assuming entity thereupon may cause to be signed, and may issue either in its own name or in the name of the Company,
any or all of the Warrants issuable hereunder which heretofore shall not have been signed by the Company, and may execute and deliver securities in its own name, in fulfillment of its obligations to deliver Warrant Securities upon exercise of the
Warrants. All the Warrants so issued shall in all respects have the same legal rank and benefit under this Agreement as the Warrants theretofore or thereafter issued in accordance with the terms of this Agreement as though all of such Warrants had
been issued at the date of the execution hereof. In any case of any such Reorganization Event, such changes in phraseology and form (but not in substance) may be made in the Warrants thereafter to be issued as may be appropriate. The Warrant Agent
may receive a written opinion of legal counsel as conclusive evidence that any such Reorganization Event complies with the provisions of this Section 3.4. 
 (d) The Company may, at its option, at any time until the Expiration Date, reduce the then current Warrant Price to any amount deemed appropriate by the Board of Directors of the Company for any
period not exceeding twenty consecutive days (as evidenced in a resolution adopted by such Board of Directors), but only upon giving the notices required by Section 3.5 at least ten days prior to taking such action. 

(e) Except as herein otherwise expressly provided, no adjustment in the Warrant Price shall be made by reason of the issuance of
shares of Common Stock, or securities convertible into or exchangeable for shares of Common Stock, or securities carrying the right to purchase any of the foregoing or for any other reason whatsoever. 

(f) No fractional Warrant Securities shall be issued upon the exercise of Warrants. If more than one Warrant shall be exercised at
one time by the same holder, the number of full Warrant Securities which shall be issuable upon such exercise shall be computed on the basis of the aggregate number of Warrant Securities purchased pursuant to the Warrants so exercised. Instead of
any fractional Warrant Security which would otherwise be issuable upon exercise of any Warrant, the Company shall pay a cash adjustment in respect of such fraction in an amount equal to the same fraction of the last reported sale price (or bid price
if there were no sales) per Warrant Security, in either case as reported on the principal registered national securities exchange on which the Warrant Securities are listed or admitted to trading on the business day that next precedes the day of
exercise or, if the Warrant Securities are not then listed or admitted to trading on any registered national securities exchange, the average of the closing high bid and low asked prices as reported on the OTC Bulletin Board Service (the
“OTC Bulletin Board”) operated by the Financial Industry Regulatory Authority, Inc. (“FINRA” ) or, if not available on the OTC Bulletin Board, then the average of the closing high bid and low asked
prices as reported on any other U.S. quotation medium or inter-dealer quotation system on such date, or if on any such date the Warrant Securities are not listed or admitted to trading on a registered national securities exchange, are not included
in the OTC Bulletin Board, and are not quoted on any other U.S. quotation medium or inter-dealer quotation system, an amount equal to the same fraction of the average of the closing bid and asked prices as furnished by any FINRA member firm selected
from time to time by the Company for that purpose at the close of business on the business day that next precedes the day of exercise. 
 (g) Whenever the Warrant Price then in effect is adjusted as herein provided, the Company shall mail to each holder of the Warrants at such holder’s address as it shall appear on the books of
the Company a statement setting forth the adjusted Warrant Price then and thereafter effective under the provisions hereof, together with the facts, in reasonable detail, upon which such adjustment is based. 

3.5 Notice To Warrantholders. In case the Company shall (a) effect any dividend or distribution described in
Section 3.4(b), (b) effect any Reorganization Event, (c) make any distribution on 

  
 6. 

 
or in respect of the Common Stock in connection with the dissolution, liquidation or winding up of the Company, or (d) reduce the then current Warrant Price pursuant to Section 3.4(d),
then the Company shall mail to each holder of Warrants at such holder’s address as it shall appear on the books of the Warrant Agent, at least ten days prior to the applicable date hereinafter specified, a notice stating (x) the record
date for such dividend or distribution, or, if a record is not to be taken, the date as of which the holders of record of Common Stock that will be entitled to such dividend or distribution are to be determined, (y) the date on which such
Reorganization Event, dissolution, liquidation or winding up is expected to become effective, and the date as of which it is expected that holders of Common Stock of record shall be entitled to exchange their shares of Common Stock for securities or
other property deliverable upon such Reorganization Event, dissolution, liquidation or winding up, or (z) the first date on which the then current Warrant Price shall be reduced pursuant to Section 3.4(d). No failure to mail such notice
nor any defect therein or in the mailing thereof shall affect any such transaction or any adjustment in the Warrant Price required by Section 3.4. 
 3.6 [If The Warrants Are Subject To Acceleration By The Company, Insert — Acceleration Of Warrants By The Company. 

(a) At any time on or after [—], the Company shall have the right to accelerate
any or all Warrants at any time by causing them to expire at the close of business on the day next preceding a specified date (the “Acceleration Date”), if the Market Price (as hereinafter defined) of the Common Stock equals
or exceeds [—] percent ([—]%) of the then effective Warrant Price on any twenty Trading Days (as hereinafter defined) within a period of thirty
consecutive Trading Days ending no more than five Trading Days prior to the date on which the Company gives notice to the Warrant Agent of its election to accelerate the Warrants. 

(b) “Market Price” for each Trading Day shall be, if the Common Stock is listed or admitted to trading on
any registered national securities exchange, the last reported sale price, regular way (or, if no such price is reported, the average of the reported closing bid and asked prices, regular way) of Common Stock, in either case as reported on the
principal registered national securities exchange on which the Common Stock is listed or admitted to trading or, if not listed or admitted to trading on any registered national securities exchange, the average of the closing high bid and low asked
prices as reported on the OTC Bulletin Board operated by FINRA, or if not available on the OTC Bulletin Board, then the average of the closing high bid and low asked prices as reported on any other U.S. quotation medium or inter-dealer quotation
system, or if on any such date the shares of Common Stock are not listed or admitted to trading on a registered national securities exchange, are not included in the OTC Bulletin Board, and are not quoted on any other U.S. quotation medium or
inter-dealer quotation system, the average of the closing bid and asked prices as furnished by any FINRA member firm selected from time to time by the Company for that purpose. “Trading Day” shall be each Monday through
Friday, other than any day on which securities are not traded in the system or on the exchange that is the principal market for the Common Stock, as determined by the Board of Directors of the Company. 

(c) In the event of an acceleration of less than all of the Warrants, the Warrant Agent shall select the Warrants to be
accelerated by lot, pro rata or in such other manner as it deems, in its discretion, to be fair and appropriate. 
 (d)
Notice of an acceleration specifying the Acceleration Date shall be sent by mail first class, postage prepaid, to each registered holder of a Warrant Certificate representing a Warrant accelerated at such holder’s address appearing on the
books of the Warrant Agent not more than sixty days nor less than thirty days before the Acceleration Date. Such notice of an acceleration also shall be given no more than twenty days, and no less than ten days, prior to the mailing of notice to
registered 

  
 7. 

 
holders of Warrants pursuant to this Section 3.6, by publication at least once in a newspaper of general circulation in the City of New York. 

(e) Any Warrant accelerated may be exercised until [—] p.m., [City] time, on the
business day next preceding the Acceleration Date. The Warrant Price shall be payable as provided in Section 2.] 

ARTICLE 4 

EXCHANGE AND TRANSFER OF WARRANT CERTIFICATES 
 4.1 Exchange And Transfer Of Warrant Certificates. Upon surrender at the corporate trust office of the Warrant Agent, Warrant Certificates evidencing Warrants may be exchanged for Warrant
Certificates in other denominations evidencing such Warrants or the transfer thereof may be registered in whole or in part; provided that such other Warrant Certificates evidence Warrants for the same aggregate number of Warrant Securities as the
Warrant Certificates so surrendered. The Warrant Agent shall keep, at its corporate trust office, books in which, subject to such reasonable regulations as it may prescribe, it shall register Warrant Certificates and exchanges and transfers of
outstanding Warrant Certificates, upon surrender of the Warrant Certificates to the Warrant Agent at its corporate trust office for exchange or registration of transfer, properly endorsed or accompanied by appropriate instruments of registration of
transfer and written instructions for transfer, all in form satisfactory to the Company and the Warrant Agent. No service charge shall be made for any exchange or registration of transfer of Warrant Certificates, but the Company may require payment
of a sum sufficient to cover any stamp or other tax or other governmental charge that may be imposed in connection with any such exchange or registration of transfer. Whenever any Warrant Certificates are so surrendered for exchange or registration
of transfer, an authorized officer of the Warrant Agent shall manually countersign and deliver to the person or persons entitled thereto a Warrant Certificate or Warrant Certificates duly authorized and executed by the Company, as so requested. The
Warrant Agent shall not be required to effect any exchange or registration of transfer which will result in the issuance of a Warrant Certificate evidencing a Warrant for a fraction of a Warrant Security or a number of Warrants for a whole number of
Warrant Securities and a fraction of a Warrant Security. All Warrant Certificates issued upon any exchange or registration of transfer of Warrant Certificates shall be the valid obligations of the Company, evidencing the same obligations and
entitled to the same benefits under this Agreement as the Warrant Certificate surrendered for such exchange or registration of transfer. 
 4.2 Treatment Of Holders Of Warrant Certificates. The Company, the Warrant Agent and all other persons may treat the registered holder of a Warrant Certificate as the absolute owner thereof for any
purpose and as the person entitled to exercise the rights represented by the Warrants evidenced thereby, any notice to the contrary notwithstanding. 
 4.3 Cancellation Of Warrant Certificates. Any Warrant Certificate surrendered for exchange, registration of transfer or exercise of the Warrants evidenced thereby shall, if surrendered to the
Company, be delivered to the Warrant Agent and all Warrant Certificates surrendered or so delivered to the Warrant Agent shall be promptly canceled by the Warrant Agent and shall not be reissued and, except as expressly permitted by this Agreement,
no Warrant Certificate shall be issued hereunder in exchange therefor or in lieu thereof. The Warrant Agent shall deliver to the Company from time to time or otherwise dispose of canceled Warrant Certificates in a manner satisfactory to the Company.

  
 8. 

 ARTICLE 5 
 CONCERNING THE WARRANT AGENT 
 5.1 Warrant Agent. The Company hereby
appoints [—] as Warrant Agent of the Company in respect of the Warrants and the Warrant Certificates upon the terms and subject to the conditions herein set forth, and [—] hereby accepts such appointment. The Warrant Agent shall have the powers and authority granted to and conferred upon it in the Warrant Certificates and hereby and such further powers and authority to
act on behalf of the Company as the Company may hereafter grant to or confer upon it. All of the terms and provisions with respect to such powers and authority contained in the Warrant Certificates are subject to and governed by the terms and
provisions hereof. 
 5.2 Conditions Of Warrant Agent’s Obligations. The Warrant Agent accepts its obligations
herein set forth upon the terms and conditions hereof, including the following to all of which the Company agrees and to all of which the rights hereunder of the holders from time to time of the Warrant Certificates shall be subject: 

(a) Compensation And Indemnification. The Company agrees promptly to pay the Warrant Agent the compensation to be agreed upon with
the Company for all services rendered by the Warrant Agent and to reimburse the Warrant Agent for reasonable out-of-pocket expenses (including reasonable counsel fees) incurred without negligence, bad faith or willful misconduct by the Warrant Agent
in connection with the services rendered hereunder by the Warrant Agent. The Company also agrees to indemnify the Warrant Agent for, and to hold it harmless against, any loss, liability or expense incurred without negligence, bad faith or willful
misconduct on the part of the Warrant Agent, arising out of or in connection with its acting as Warrant Agent hereunder, including the reasonable costs and expenses of defending against any claim of such liability. 

(b) Agent For The Company. In acting under this Warrant Agreement and in connection with the Warrant Certificates, the Warrant
Agent is acting solely as agent of the Company and does not assume any obligations or relationship of agency or trust for or with any of the holders of Warrant Certificates or beneficial owners of Warrants. 

(c) Counsel. The Warrant Agent may consult with counsel satisfactory to it, which may include counsel for the Company, and the
written advice of such counsel shall be full and complete authorization and protection in respect of any action taken, suffered or omitted by it hereunder in good faith and in accordance with the advice of such counsel. 

(d) Documents. The Warrant Agent shall be protected and shall incur no liability for or in respect of any action taken or omitted
by it in reliance upon any Warrant Certificate, notice, direction, consent, certificate, affidavit, statement or other paper or document reasonably believed by it to be genuine and to have been presented or signed by the proper parties. 

(e) Certain Transactions. The Warrant Agent, and its officers, directors and employees, may become the owner of, or acquire any
interest in, Warrants, with the same rights that it or they would have if it were not the Warrant Agent hereunder, and, to the extent permitted by applicable law, it or they may engage or be interested in any financial or other transaction with the
Company and may act on, or as depositary, trustee or agent for, any committee or body of holders of Warrant Securities or other obligations of the Company as freely as if it were not the Warrant Agent hereunder. Nothing in this Warrant Agreement
shall be deemed to prevent the Warrant Agent from acting as trustee under any indenture to which the Company is a party. 

  
 9. 

 (f) No Liability For Interest. Unless otherwise agreed with the Company, the Warrant
Agent shall have no liability for interest on any monies at any time received by it pursuant to any of the provisions of this Agreement or of the Warrant Certificates. 
 (g) No Liability For Invalidity. The Warrant Agent shall have no liability with respect to any invalidity of this Agreement or any of the Warrant Certificates (except as to the Warrant Agent’s
countersignature thereon). 
 (h) No Responsibility For Representations. The Warrant Agent shall not be responsible for
any of the recitals or representations herein or in the Warrant Certificates (except as to the Warrant Agent’s countersignature thereon), all of which are made solely by the Company. 

(i) No Implied Obligations. The Warrant Agent shall be obligated to perform only such duties as are herein and in the Warrant
Certificates specifically set forth and no implied duties or obligations shall be read into this Agreement or the Warrant Certificates against the Warrant Agent. The Warrant Agent shall not be under any obligation to take any action hereunder which
may tend to involve it in any expense or liability, the payment of which within a reasonable time is not, in its reasonable opinion, assured to it. The Warrant Agent shall not be accountable or under any duty or responsibility for the use by the
Company of any of the Warrant Certificates authenticated by the Warrant Agent and delivered by it to the Company pursuant to this Agreement or for the application by the Company of the proceeds of the Warrant Certificates. The Warrant Agent shall
have no duty or responsibility in case of any default by the Company in the performance of its covenants or agreements contained herein or in the Warrant Certificates or in the case of the receipt of any written demand from a holder of a Warrant
Certificate with respect to such default, including, without limiting the generality of the foregoing, any duty or responsibility to initiate or attempt to initiate any proceedings at law or otherwise or, except as provided in Section 6.2
hereof, to make any demand upon the Company. 
 5.3 Resignation, Removal And Appointment Of Successors. 

(a) The Company agrees, for the benefit of the holders from time to time of the Warrant Certificates, that there shall at all
times be a Warrant Agent hereunder until all the Warrants have been exercised or are no longer exercisable. 
 (b) The
Warrant Agent may at any time resign as agent by giving written notice to the Company of such intention on its part, specifying the date on which its desired resignation shall become effective; provided that such date shall not be less than three
months after the date on which such notice is given unless the Company otherwise agrees. The Warrant Agent hereunder may be removed at any time by the filing with it of an instrument in writing signed by or on behalf of the Company and specifying
such removal and the intended date when it shall become effective. Such resignation or removal shall take effect upon the appointment by the Company, as hereinafter provided, of a successor Warrant Agent (which shall be a bank or trust company
authorized under the laws of the jurisdiction of its organization to exercise corporate trust powers) and the acceptance of such appointment by such successor Warrant Agent. The obligation of the Company under Section 5.2(a) shall continue to
the extent set forth therein notwithstanding the resignation or removal of the Warrant Agent. 
 (c) In case at any time
the Warrant Agent shall resign, or shall be removed, or shall become incapable of acting, or shall be adjudged a bankrupt or insolvent, or shall commence a voluntary case under the Federal bankruptcy laws, as now or hereafter constituted, or under
any other applicable Federal or state bankruptcy, insolvency or similar law or shall consent to the appointment of or taking possession by a receiver, custodian, liquidator, assignee, trustee, sequestrator (or other similar official) of the Warrant
Agent or its property or affairs, or shall make an assignment for the benefit of creditors, or 

  
 10.

 
shall admit in writing its inability to pay its debts generally as they become due, or shall take corporate action in furtherance of any such action, or a decree or order for relief by a court
having jurisdiction in the premises shall have been entered in respect of the Warrant Agent in an involuntary case under the Federal bankruptcy laws, as now or hereafter constituted, or any other applicable Federal or state bankruptcy, insolvency or
similar law, or a decree or order by a court having jurisdiction in the premises shall have been entered for the appointment of a receiver, custodian, liquidator, assignee, trustee, sequestrator (or similar official) of the Warrant Agent or of its
property or affairs, or any public officer shall take charge or control of the Warrant Agent or of its property or affairs for the purpose of rehabilitation, conservation, winding up or liquidation, a successor Warrant Agent, qualified as aforesaid,
shall be appointed by the Company by an instrument in writing, filed with the successor Warrant Agent. Upon the appointment as aforesaid of a successor Warrant Agent and acceptance by the successor Warrant Agent of such appointment, the Warrant
Agent shall cease to be Warrant Agent hereunder. 
 (d) Any successor Warrant Agent appointed hereunder shall execute,
acknowledge and deliver to its predecessor and to the Company an instrument accepting such appointment hereunder, and thereupon such successor Warrant Agent, without any further act, deed or conveyance, shall become vested with all the authority,
rights, powers, trusts, immunities, duties and obligations of such predecessor with like effect as if originally named as Warrant Agent hereunder, and such predecessor, upon payment of its charges and disbursements then unpaid, shall thereupon
become obligated to transfer, deliver and pay over, and such successor Warrant Agent shall be entitled to receive, all monies, securities and other property on deposit with or held by such predecessor, as Warrant Agent hereunder. 

(e) Any corporation into which the Warrant Agent hereunder may be merged or converted or any corporation with which the Warrant
Agent may be consolidated, or any corporation resulting from any merger, conversion or consolidation to which the Warrant Agent shall be a party, or any corporation to which the Warrant Agent shall sell or otherwise transfer all or substantially all
the assets and business of the Warrant Agent, provided that it shall be qualified as aforesaid, shall be the successor Warrant Agent under this Agreement without the execution or filing of any paper or any further act on the part of any of the
parties hereto. 
 ARTICLE 6 
 MISCELLANEOUS 
 6.1 Amendment. This Agreement may be amended by the
parties hereto, without the consent of the holder of any Warrant Certificate, for the purpose of curing any ambiguity, or of curing, correcting or supplementing any defective provision contained herein, or making any other provisions with respect to
matters or questions arising under this Agreement as the Company and the Warrant Agent may deem necessary or desirable; provided that such action shall not materially adversely affect the interests of the holders of the Warrant Certificates.

 6.2 Notices And Demands To The Company And Warrant Agent. If the Warrant Agent shall receive any notice or demand
addressed to the Company by the holder of a Warrant Certificate pursuant to the provisions of the Warrant Certificates, the Warrant Agent shall promptly forward such notice or demand to the Company. 

6.3 Addresses. Any communication from the Company to the Warrant Agent with respect to this Agreement shall be addressed to [—], Attention: [—] and any communication from the Warrant Agent to the Company with respect to this Agreement shall be addressed to Cytokinetics,
Incorporated, 280 East Grand Avenue, South San Francisco, California 94080, Attention: [—] (or such other address as shall be specified in writing by the Warrant Agent or by the Company). 

  
 11.

 6.4 Governing Law. This Agreement and each Warrant Certificate issued hereunder shall
be governed by and construed in accordance with the laws of the State of New York. 
 6.5 Delivery Of Prospectus. The
Company shall furnish to the Warrant Agent sufficient copies of a prospectus meeting the requirements of the Securities Act of 1933, as amended, relating to the Warrant Securities deliverable upon exercise of the Warrants (the
“Prospectus”), and the Warrant Agent agrees that upon the exercise of any Warrant, the Warrant Agent will deliver to the holder of the Warrant Certificate evidencing such Warrant, prior to or concurrently with the delivery of
the Warrant Securities issued upon such exercise, a Prospectus. The Warrant Agent shall not, by reason of any such delivery, assume any responsibility for the accuracy or adequacy of such Prospectus. 

6.6 Obtaining Of Governmental Approvals. The Company will from time to time take all action which may be necessary to obtain and
keep effective any and all permits, consents and approvals of governmental agencies and authorities and securities act filings under United States Federal and state laws (including without limitation a registration statement in respect of the
Warrants and Warrant Securities under the Securities Act of 1933, as amended), which may be or become requisite in connection with the issuance, sale, transfer, and delivery of the Warrant Securities issued upon exercise of the Warrants, the
issuance, sale, transfer and delivery of the Warrants or upon the expiration of the period during which the Warrants are exercisable. 
 6.7 Persons Having Rights Under Warrant Agreement. Nothing in this Agreement shall give to any person other than the Company, the Warrant Agent and the holders of the Warrant Certificates any
right, remedy or claim under or by reason of this Agreement. 
 6.8 Headings. The descriptive headings of the several
Articles and Sections of this Agreement are inserted for convenience only and shall not control or affect the meaning or construction of any of the provisions hereof. 
 6.9 Counterparts. This Agreement may be executed in any number of counterparts, each of which as so executed shall be deemed to be an original, but such counterparts shall together constitute but
one and the same instrument. 
 6.10 Inspection Of Agreement. A copy of this Agreement shall be available at all
reasonable times at the principal corporate trust office of the Warrant Agent for inspection by the holder of any Warrant Certificate. The Warrant Agent may require such holder to submit his Warrant Certificate for inspection by it. 

  
 12.

 IN WITNESS WHEREOF, the parties hereto
have caused this Agreement to be duly executed all as of the day and year first above written. 
  

			
	CYTOKINETICS, INCORPORATED, as Company
		
	By:	 	  

	Name:	 	  

	Title:	 	  

		
	ATTEST:	 	  

		 	  

	
	COUNTERSIGNED
	
	[—], as Warrant Agent
		
	By:	 	  

	Name:	 	  

	Title:	 	  

		
	ATTEST:	 	  

		 	  

 [SIGNATURE PAGE TO URS CORPORATION
FORM OF COMMON STOCK WARRANT AGREEMENT]\ 

  
 13.

 EXHIBIT 4.4 
 EXHIBIT A 
 FORM OF WARRANT CERTIFICATE 

[FACE OF WARRANT CERTIFICATE] 
  

			
	[Form of Legend if Warrants are not immediately exercisable.]	  	[Prior to [—] Warrants evidenced by this Warrant Certificate cannot be exercised.]

 EXERCISABLE ONLY IF COUNTERSIGNED BY THE WARRANT AGENT AS PROVIDED HEREIN 

VOID AFTER [—] P.M., [City] time, ON
[—]. 

  
 13.

 EXHIBIT 4.4 
 CYTOKINETICS, INCORPORATED 
 WARRANT CERTIFICATE REPRESENTING

 WARRANTS TO PURCHASE 
 COMMON STOCK, PAR VALUE $0.001 PER SHARE 
  

			
	No. [—]	  	[—] Warrants

 This certifies that or registered assigns is the registered owner of the above indicated number of
Warrants, each Warrant entitling such owner to purchase, at any time [after [—] p.m., [City] time, [on [—] and] on or before [—] p.m., [City] time, on [—] shares of Common Stock, par value $0.001 per share (the “Warrant Securities”), of Cytokinetics,
Incorporated (the “Company”) on the following basis: during the period from [—], through and including [—], the exercise
price per Warrant Security will be $[—], subject to adjustment as provided in the Warrant Agreement (as hereinafter defined) (the “Warrant Price”). The Holder may exercise the
Warrants evidenced hereby by providing certain information set forth on the back hereof and by paying in full, in lawful money of the United States of America, [in cash or by certified check or official bank check in New York Clearing House funds]
[by bank wire transfer in immediately available funds], the Warrant Price for each Warrant Security with respect to which this Warrant is exercised to the Warrant Agent (as hereinafter defined) and by surrendering this Warrant Certificate, with the
purchase form on the back hereof duly executed, at the corporate trust office of [name of Warrant Agent], or its successor as warrant agent (the “Warrant Agent”), which is, on the date hereof, at the address specified on the
reverse hereof, and upon compliance with and subject to the conditions set forth herein and in the Warrant Agreement (as hereinafter defined). 
 The term “Holder” as used herein shall mean the person in whose name at the time this Warrant Certificate shall be registered upon the books to be maintained by the Warrant Agent
for that purpose pursuant to Section 4 of the Warrant Agreement. 
 The Warrants evidenced by this Warrant Certificate may
be exercised to purchase a whole number of Warrant Securities in registered form. Upon any exercise of fewer than all of the Warrants evidenced by this Warrant Certificate, there shall be issued to the Holder hereof a new Warrant Certificate
evidencing Warrants for the number of Warrant Securities remaining unexercised. 
 This Warrant Certificate is issued under and
in accordance with the Warrant Agreement dated as of [—] (the “Warrant Agreement”), between the Company and the Warrant Agent and is subject to the terms and provisions
contained in the Warrant Agreement, to all of which terms and provisions the Holder of this Warrant Certificate consents by acceptance hereof. Copies of the Warrant Agreement are on file at the above-mentioned office of the Warrant Agent.

 Transfer of this Warrant Certificate may be registered when this Warrant Certificate is surrendered at the corporate trust
office of the Warrant Agent by the registered owner or such owner’s assigns, in the manner and subject to the limitations provided in the Warrant Agreement. 
 After countersignature by the Warrant Agent and prior to the expiration of this Warrant Certificate, this Warrant Certificate may be exchanged at the corporate trust office of the Warrant Agent for
Warrant Certificates representing Warrants for the same aggregate number of Warrant Securities. 
 This Warrant Certificate
shall not entitle the Holder hereof to any of the rights of a holder of the Warrant Securities, including, without limitation, the right to receive payments of dividends or distributions, if any, on the Warrant Securities (except to the extent set
forth in the Warrant Agreement) or to exercise any voting rights. 

  
 14.6

 Reference is hereby made to the further provisions of this Warrant Certificate set forth on
the reverse hereof, which further provisions shall for all purposes have the same effect as if set forth at this place. 
 This
Warrant Certificate shall not be valid or obligatory for any purpose until countersigned by the Warrant Agent. 

  
 15.

 IN WITNESS WHEREOF, the
Company has caused this Warrant to be executed in its name and on its behalf by the facsimile signatures of its duly authorized officers. 
  

			
	Dated:	 	  

  

			
	CYTOKINETICS, INCORPORATED, as Company
		
	By:	 	  

	Name:	 	  

	Title:	 	  

		
	ATTEST:	 	  

		 	  

	
	 COUNTERSIGNED
  

[—], as Warrant Agent

		
	By:	 	  

	Name:	 	  

	Title:	 	  

		
	ATTEST:	 	  

		 	  

  
 16.

 [REVERSE OF WARRANT CERTIFICATE] 

(Instructions for Exercise of Warrant) 
 To exercise any Warrants evidenced hereby for Warrant Securities (as hereinafter defined), the Holder must pay, in lawful money of the United States of America, [in cash or by certified check or official
bank check in New York Clearing House funds] [by bank wire transfer in immediately available funds], the Warrant Price in full for Warrants exercised, to [—] [address of Warrant Agent], Attention: [—], which payment must specify the name of the Holder and the number of Warrants exercised by such Holder. In addition, the Holder must complete the information required below and present this Warrant
Certificate in person or by mail (certified or registered mail is recommended) to the Warrant Agent at the appropriate address set forth above. This Warrant Certificate, completed and duly executed, must be received by the Warrant Agent within five
business days of the payment. 
 (To be executed upon exercise of Warrants) 

The undersigned hereby irrevocably elects to exercise [—] Warrants, evidenced by this
Warrant Certificate, to purchase [—] shares of the Common Stock, par value $0.001 per share (the “Warrant Securities”), of Cytokinetics, Incorporated and represents that he
has tendered payment for such Warrant Securities, in lawful money of the United States of America, [in cash or by certified check or official bank check in New York Clearing House funds] [by bank wire transfer in immediately available funds], to the
order of Cytokinetics, Incorporated, c/o [insert name and address of Warrant Agent], in the amount of $[—] in accordance with the terms hereof. The undersigned requests that said Warrant Securities
be in fully registered form in the authorized denominations, registered in such names and delivered all as specified in accordance with the instructions set forth below. 
 If the number of Warrants exercised is less than all of the Warrants evidenced hereby, the undersigned requests that a new Warrant Certificate evidencing the Warrants for the number of Warrant Securities
remaining unexercised be issued and delivered to the undersigned unless otherwise specified in the instructions below. 
  

									
	Dated:	 	  
	 		 	Name:	 	  

		 		 		 		 	Please Print

 Address: 
  

	
	  

	(Insert Social Security or Other Identifying Number of Holder)

  

			
	 Signature Guaranteed:
	 	  

		 	Signature

 (Signature must conform in all respects to name of holder as specified on the face of this Warrant Certificate and must
bear a signature guarantee by a FINRA member firm). 
 This Warrant may be exercised at the following addresses: 

By hand at: 
 By mail at: 

  
 17.

 [Instructions as to form and delivery of Warrant Securities and, if applicable, Warrant Certificates
evidencing Warrants for the number of Warrant Securities remaining unexercised—complete as appropriate.] 

  
 18.

 ASSIGNMENT 
 [Form of assignment to be executed if Warrant Holder desires to transfer Warrant] 

FOR VALUE RECEIVED, [—] hereby
sells, assigns and transfers unto: 
  

					
	  
	 		  	  

	(Please print name and address including zip code)	  	Please print Social Security or other identifying number

 the right represented by the within Warrant to purchase shares of [Title of Warrant Securities] of Cytokinetics,
Incorporated to which the within Warrant relates and appoints attorney [—] to transfer such right on the books of the Warrant Agent with full power of substitution in the premises. 

 

									
	Dated:	 	  
	 		 	Name:	 	  

		 		 		 		 	Signature

 (Signature must conform in all respects to name of holder as specified on the face of the Warrant)

  

	
	Signature Guaranteed
	
	  

  
 19.

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