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a3aalexandriarealestatet

THIRD AMENDMENT TO LEASE AGREEMENT  THIS THIRD AMENDMENT TO LEASE AGREEMENT ("this Third Amendment") is made as of  this llt day of September, 2018 ("Effective Date"), between TECH PARK 270 Ill, LLC, a Maryland  limited liability company, having an address at 385 E. Colorado Boulevard, Suite 299, Pasadena,  California 911 Oi ("landlord"), and KITE PHARMA, INC., a Delaware corporation, having an address at  Suite 200, 930 Clopper Road, Gaithersburg, Maryland 20878-1301 ("Tenant").  RECITALS  A. Landlord and Tenant have entered into that certain Lease Agreement ("Original Lease") dated as of December 1, 2017, as amended by that certain First Amendment to Lease Agreement dated  January 29, 2018 ("First Amendment"), and that certain Second Amendment to Lease Agreement dated  February 26, 2018 ("Second Amendment"; together with the Original Lease and the First Amendment,  the "Lease"), wherein Landlord leased to Tenant approximately [***] rentable square feet ("Existing  Premises") located at Suite 200, 930 Clopper Road, Gaithersburg, Maryland 20878-1301, as more  particularly described in the Lease,  B. Landlord and Tenant desire to amend the Lease, among other things, to expand the Existing Premises by an additional 33,919 rentable square feet ("Expansion Premises") so that Tenant  will lease the entire Building, to provide a tenant improvement allowance to Tenant, and to modify certain  of Landlord and Tenant's maintenance and repair obligations.  AGREEMENT  Now, therefore, the parties hereto agree that, as of the Effective Date, the Lease is amended as  follows:  1, Definitions, Terms used in this Third Amendment but not otherwise defined shall have  the meanings set forth in the Lease.  2. Expansion Premises. Effective as of the Expansion Premises Commencement Date (as defined below), (a) the Existing Premises shall be expanded to include the Expansion Premises, and  (b) Exhibit A to this Third Amendment, which depicts the Expansion Premises as the hatched area, is hereby added to Exhibit A to the Lease. 3. Changes to Defined Terms. Effective as of the Expansion Premises Commencement Date, the following amendments are hereby made to the definitions contained on page 1 of the Lease in  the Basic Lease Provisions.  a.  following:  The defined term "Premises" shall be deleted in its entirety and replaced with the  "Premises:  2 I I 19238-v7  That portion of the Project, containing approximately 60,022 rentable  square feet, as determined by Landlord, consisting of (a) approximately  26,103 rentable square feet of space shown as the hatched area on  Exhibit A to this Lease ("Existing Premises"), and (b) approximately  33,919 rentable square feet of space shown on Exhibit A to this Lease  and identified thereon as the "Expansion Premises" ("Expansion  Premises"). Gaudreau, Inc., Landlord's architect, has measured the  area of the Premises pursuant to the 1996 Standard Method of  Measuring Floor Area in Office Buildings as adopted by the Building  Owners and Managers Association (ANSI/BOMA 265.1-1996) ("BOMA  Standards"). Tenant acknowledges receipt of such measurement, and  ,\ I I: X A N D I\ I A,  Copyright © 2012. Alexandria Real Estate Equities, Inc, ALL  IUGHTS RESERVED. Confidential and Proprietary. Do Nol  Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  THE SYMBOL “[***]” DENOTES PLACES WHERE CERTAIN IDENTIFIED INFORMATION HAS BEEN  EXCLUDED FROM THE EXHIBIT BECAUSE IT IS BOTH (i) NOT MATERIAL, AND (ii) WOULD LIKELY CAUSE  COMPETITIVE HARM TO THE COMPANY IF PUBLICLY DISCLOSED Exhibit 4.51 

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page -2  Landlord and Tenant each confirm that such measurement shall be  conclusive as to the area of the Premises.  b. The defined term "Rentable Area of the Premises" shall mean approximately 60,022 rentable square feet.  c. The defined term "Tenant's Share of Operating Expenses" shall mean 100%. 4. Delivery of Expansion Premises. On the Effective Date and as long as Tenant has delivered to landlord the evidence of insurance required by the Lease with respect to the entire  Premises, Tenant shall have full access to the Expansion Premises. The commencement date for the  Expansion Premises shall be October 1, 2018 ("Expansion Premises Commencement Date").  a. Except as set forth in this Third Amendment, if applicable: (i) Tenant shall accept the Expansion Premises in their broom-clean "as is" condition as of the Expansion Premises  Commencement Date, which condition shall be substantially similar in all material respects to the  condition of the Expansion Premises as of the Effective Date, but Landlord shall be responsible  for any costs to bring the Expansion Premises into compliance with applicable Legal  Requirements as of the Expansion Premises Commencement Date as long as Tenant notifies  Landlord In writing of such items that are not in compliance by no later than 6 months after the  Expansion Premises Commencement Date (i.e., by no later than April 1, 2019); (ii) Landlord shall  have no obligation for any defects in the Expansion Premises; and (iii) Tenant's taking  possession of the Expansion Premises shall be conclusive evidence that Tenant accepts the  Expansion Premises and that the Expansion Premises were in good condition at the time  possession was taken.  b. Neither Landlord nor any of its agents has made any representation or warranty with respect to the condition of all or any portion of the Expansion Premises, and/or the suitability  of the Expansion Premises for the conduct of Tenant's business, and Tenant waives any implied  warranty that the Expansion Premises are suitable for'the Permitted Use. Tenant shall use the  Expansion Premises only for the Permitted Use under the Lease In compliance with the  provisions of Section 7 of the Lease.  c. Except as set forth in this Third Amendment, Landlord shall have no obligation to perform any work at the Building in connection with Tenant's occupancy of the Expansion  Premises or obtain any permits, approvals, or entitlements related to Tenant's specific use of the  Expansion Premises or Tenant's business operations therein.  d. Notwithstanding the foregoing provisions of this Section 4, Tenant shall have a period of 6 months after the Expansion Premises Commencement Date (i.e., by no later than  April 1, 2019) to reasonably identify in writing any (i) latent defects in the mechanical, electrical,  and plumbing systems and the structural components serving the Expansion Premises, and (ii)  HVAC system or component that is not in good working order. For purposes of this paragraph,  "latent defects" means those material defects in such systems or components that could not  have been identified or discovered through a reasonable inspection of such systems or  components conducted by a qualified technician. Landlord will promptly repair such identified  latent defects or HVAC system or component at landlord's cost (and not as part of Operating  Expenses), subject to Landlord's confirmation that such defects are, in fact, latent defects or that  the HVAC system or component is not, in fact, in good working order.  e. Tenant acknowledges receipt of the Focused Tenant Exit Audit dated as of March 16, 2017 relating to the prior tenant's operations at the Expansion Premises. By no later  than the Expansion Premises Commencement Date, Tenant shall have the right, at its expense,  to engage a qualified environmental engineering firm to inspect the Expansion Premises before  the Expansion Premises Commencement Date to determine whether, as of the date of such  ,1 I. [ X 1\ N D ll I A,  21119238-v?  Copyright© 2012. Alexandria Real Estate Equities, Inc. ALL  RlGHTS RESERVED. Confidential and Proprietary. Do Not  Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page-3  inspection, the Premises is in violation of any applicable Environmental Requirements. If such  report indicates any such violation, Tenant shall provide a copy to Landlord and Landlord shall, at  its expense (and not as an Operating Expense), take such action as is necessary to correct such  violation. Tenant shall provide such access to Landlord and its agents as may be necessary to  allow Landlord to correct such violation.  f. Landlord shall be responsible for the compliance of the Expansion Premises with the ADA as of the Expansion Premises Commencement Date. Thereafter, Tenant shall be  responsible for the compliance of the Expansion Premises with the ADA.  g. Tenant acknowledges receipt of the letter dated August 23, 2018 addressed to Tenant from Jennerik Engineering, Inc. stating that the HVAC equipment serving the Expansion  Premises is in good working order.  5. Base Rent for Expansion Premises. Tenant shall continue to pay Base Rent with respect to the Existing Premises at the rates set forth in the Lease. The Base Rent for the Expansion  Premises shall be phased in as follows:  a. Commencing on the Expansion Premises Commencement Date through September 30, 2019, Base Rent for the Expansion Premises shall be payable at the rate of  $40,249.58 per month (i.e., $29/rentable square foot ("rsf') per annum x 16,655 rsf).  b, Commencing on October 1, 2019 (i.e., the first anniversary of the Expansion  Premises Commencement Date), Base Rent for the Expansion Premises shall be payable at the  rate of $84,430.04 per month (i.e., $29.87/rsf per annum x 33,919 rsf). The Base Rent for this  period reflects the first annual increase in the Base Rent for the Expansion Premises based on  the Rent Adjustment Percentage as set forth in the Basic Lease Provisions. On each anniversary  of the Expansion Premises Commencement Date occurring after October 1, 2019 (i.e., October 1,  2020 and each October 1 thereafter), the Base Rent for the Expansion Premises shall be  increased by multiplying the Base Rent payable for the Expansion Premises immediately before  such date by the Rent Adjustment Percentage (i.e., 3%) and adding the resulting amount to the  Base Rent payable for the Expansion Premises immediately before such date. Base Rent for the  Expansion Premises, as so adjusted, shall thereafter be due as provided in the Lease.  6. Tenant's Share of Operating Expenses. Tenant shall continue to pay Tenant's Share of Operating Expenses with respect to the Existing Premises as set forth in the Lease. Commencing on  the Expansion Premises Commencement Date and during the balance of the Term, Tenant's Share of  Operating Expenses for the Expansion Premises shall be 56.5% based on 33,919 rst As a result,  commencing on the Expansion Premises Commencement Date and during the balance of the Term,  Tenant's Share of Operating Expenses for the Premises shall be 100%.  7. Electrical Submeter Installation. By no later than the Expansion Premises  Commencement Date, Landlord shall, at its sole cost, install separate electrical submeters in the  Expansion Premises.  8. Identification Signage. Section 38(b) of the Lease provides that if and when Tenant leases more than 50% of the rentable square footage in the Building, Tenant shall have the exclusive  right, at its sole cost and expense and in compliance with all applicable Legal Requirements, to install and  affix to the Identification Signage to the fa<;:ade of the Building facing Clopper Road. Pursuant to  Section 38(b) of the Lease, from and after the Expansion Premises Commencement Date, Tenant shall  have the right to install and affix the Identification Signage as provided in Section 38(b) of the Lease.  9. Expansion Premises Tl Allowance. Landlord shall provide to Tenant an additional tenant improvement allowance in an amount equal to $30 per rentable square foot of the Expansion  Premises (i.e., $1,017,570) ("Expansion Premises Tl Allowance") to be used by Tenant as set forth in  (I)  A I, f X A N lJ ll I A,  21 I 19238-v?  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not  Copy or Distribute, Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page -4  this Section. Other than funding the Expansion Premises Tl Allowance, Landlord shall have no other  obligation whatsoever with respect to making any leasehold or other improvements to the Expansion  Premises. Landlord's obligations with respect to the Expansion Premises Tl Allowance shall cease upon  disbursement in full of the Expansion Premises Tl Allowance to or on behalf of Tenant. The Expansion  Premises Tl Allowance shall be used to reimburse Tenant only for the design, permits, and construction  (including, without limitation, construction management and engineering fees) of modifications of or  improvements to the Premises (including, without limitation, modifications of or improvements to the  Tenant Improvements under the Original Lease) of a fixed and permanent nature desired by Tenant to  the Premises ("Third Amendment Improvements"), but shall not be used to purchase any personal  property or other non-Building Systems materials or equipment. Notwithstanding anything to the contrary,  Landlord shall be solely responsible for, and the Expansion Premises Tl Allowance shall not be reduced  by, costs incurred lo remove Hazardous Materials from the Expansion Premises that existed before the  Expansion Premises Commencement Date or, except to the extent required as a result of the specialized  nature of Tenant's improvements, costs to bring the Expansion Premises into compliance with Legal  Requirements.  a. Third Amendment Improvements; insurance. Title to the Third Amendment  Improvements shall remain in the sole name of Landlord and shall not be subject to any liens or  encumbrances. Landlord's approval of the Third Amendment Improvements and Tenant's  contractors and architect for the Third Amendment Improvements shall not be unreasonably  withheld, delayed, or conditioned. Tenant shall have no right to the use or benefit (including any  reduction to Base Rent) of any portion of the Expansion Premises Tl Allowance not required for  the Third Amendment Improvements (as approved by Landlord pursuant to this Section). Before  the commencement of the Third Amendment Improvements, Tenant shall deliver to Landlord a  copy of any contract with Tenant's contractors (including any architect), and certificates of  insurance from any contractor performing any part of the Third Amendment Improvements  evidencing industry standard commercial general liability, automotive liability, "builder's risk", and  workers' compensation insurance. Tenant shall cause the general contractor, if any, to provide a  certificate of insurance naming Landlord, Alexandria Real Estate Equities, Inc,, and Landlord's  lender (if any) as additional insureds for the general contractor's liability coverages required  above.  b. Reimbursement. Upon submission by Tenant to Landlord of a draw request in  Landlord's standard form, containing such certifications, lien waivers (including a conditional lien  release for each progress payment and unconditional lien releases for the prior month's progress  payments), inspection reports, and other matters as Landlord customarily obtains for the  expenses incurred by Tenant with respect to the Third Amendment Improvements, Landlord shall  promptly reimburse Tenant for such expenses from the Expansion Premises Tl Allowance, but  only to the extent of the Expansion Premises Tl Allowance. Landlord shall make the Expansion  Premises Tl Allowance available to Tenant for any expenses incurred for the Third Amendment  Improvements made for a period of [***] after the Expansion Premises Commencement Date,  i.e., such period shall end on [***] subject to extension for Force Majeure Delays to a maximum  of [***] in the aggregate. Tenant shall not make more than one such submission each  month to Landlord.  10. Amendment to Basic Lease Provisions (Tenant's Notice Address). Tenant's Notice Address under the Lease is hereby changed to the following:  21119238-v?  Tenant's Notice Address:  Kite Pharma, Inc.  930 Clopper Road  Gaithersburg, MD 20878-1301  Attention: Head of Facilities  ,I I. E X A N D I\ I A,  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  IUGHTS RESERVED. Confidential and Proprietary. Do Not  Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page - 5  and  Kite Pharma, Inc.  2400 Broadway  Santa Monica, CA 90404  Attention: VP of Facilities  With a copy to:  Gilead Sciences, Inc.  333 lakeside Drive  Foster City, CA 94404  Attention: General Counsel  11. Amendment to Section 1 (Lease of Premises). Effective as of the Expansion Premises Commencement Date, Tenant shall lease the entire Premises and, as a result, there shall be  no Common Areas as of that date. Accordingly, Section 1 of the Lease is hereby amended by adding the  following sentence at the end thereof: "Notwithstanding any contrary provision contained in this Lease,  as of the Expansion Premises Commencement Date there shall be no Common Areas."  12. Amendment to Section 7 (Use). Effective as of the Expansion Premises  Commencement Date, Section 7 of the lease is hereby amended as follows: (i) delete the 7th sentence  stating "Tenant shall cause any equipment or machinery to be installed in the Premises so as to  reasonably prevent sounds or vibrations from the Premises from extending into Common Areas, or other  space in the Project[.]", and (ii) delete the 8th sentence and replace it with the following new sentence  stating "Tenant shall not place any machinery or equipment weighing 500 pounds or more in or upon the  Premises."  13. Amendment to Section 7(a) (Modifications to Common Areas). Effective as of the Expansion Premises Commencement Date, Section ?(a) of the Lease is hereby amended as follows:  (i) delete the first sentence in its entirety and replace it with the following: "Landlord shall be responsible for the compliance of the Building exterior and all areas of the Project outside of the Building with the ADA and other Legal Requirements as of the Commencement Date (and shall not include such costs in Operating Expenses)[.]"; and (ii) delete the phrase "Common Areas or the exterior of the Building" in the 2nd sentence and replace the same with "the Building exterior and all areas of the Project outside of the Building". 14. Amendment to Section 10 (Parking). Effective as of the Expansion Premises Commencement Date, Section 10 of the Lease shall be deleted and replaced with the following new  Section 10:  10. Parking. Subject to all legal Requirements, Force Majeure, a Taking (as defined in Section 19 below) and the exercise by Landlord of its rights hereunder,  Tenant shall have the exclusive right to park in those areas of the Project designated for  parking, subject to landlord's reasonable rules and regulations at no cost to Tenant  Landlord shall not be responsible for enforcing Tenant's parking rights against any third  parties. As of the Commencement Date, the current parking ratio is 3.3 standard sized  spaces per 1,000 leased rentable square feet.  15. Amendment to Section 11(a) (General). Effective as of the Expansion Premises Commencement Date, Section 11 (a) of the Lease is hereby amended as follows: (i) delete the phrase  "janitorial services to the Common Areas," and (ii) delete the penultimate sentence stating "Tenant agrees  to limit use of water and sewer with respect to Common Areas to normal restroom use,"  16. Amendment to Section 11-New Section 11 (d) (Generator). Effective as of the Expansion Premises Commencement Date, Section 11 of the Lease is hereby amended by adding the  (D  ,\ I. E X /\ N I) I\ I t\,  21119238-v?  Copyright© 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidentfal and Proprietary. Do Not  Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc,  

 

Third Amendment to lease Agreement- Kite Pharma, Inc. Page• 6  following new Section 11 (d):  (d) Generator. An emergency electricity generator ("Generator") and fuel supply system ("Fuel System"; together with the Generator, the "Generator Equipment") serve the Building as of the Commencement Date. From and after the Expansion Premises Commencement Date, Tenant shall, at its sole cost and expense, properly maintain and repair the Generator Equipment. At the expiration or earlier termination of the Term, the Generator Equipment shall remain at the Project and Tenant shall return the Generator Equipment to Landlord in the condition it was in on the Expansion Premises Commencement Date, ordinary wear and tear excepted. Tenant shall pay all governmental fees, charges, and taxes and all hook-up and disconnection fees associated with Tenant's use of the Generator Equipment and Landlord shall have no liability therefor. All of the provisions of this Lease, including, without limitation, the insurance, maintenance, repair, and indemnification provisions set forth in this Lease shall apply and be applicable to Tenant's operation, maintenance, replacement, and removal of the Generator Equipment. Without limiting any other obligations of Tenant set forth in this Lease, Tenant shall, at its sole cost and expense, maintain and repair the Generator Equipment and keep it in good order and operating condition. (i) Insurance. If the presence of the Generator Equipment is the sole cause of an increase in Landlord's property or liability insurance premiums  for the Building, Landlord shall so inform Tenant in writing and Tenant shall pay  to Landlord as Additional Rent within 10 days alter demand therefor an amount  equal to such increase.  (ii) Compliance, Tenant shall, at its sole cost and expense, comply with all Legal Requirements that may now or hereafter be applicable to the area  in which the Generator Equipment is located or to the use, operation, repair,  maintenance, and replacement of the Generator Equipment. The Legal  Requirements include, but are not limited to, Legal Requirements (A) requiring  that Tenant obtain the necessary permits and approvals for the use, operation,  repair, maintenance, and replacement of the Generator Equipment,  (B) prohibiting any form of pollution, (C) requiring the person discharging or permitting the discharging of Hazardous Materials or participating in the discharge or spilling of Hazardous Materials to report such discharge or spill to the proper Governmental Authorities, (D) requiring certain inspections, gauging, and recordkeeping. Tenant shall pay all costs, expenses, claims, fines, penalties, and damages that may in any manner arise out of or be imposed because of the failure of Tenant to comply with this Section. Tenant shall indemnify, defend, and hold harmless Landlord and its officers, members, directors, employees, managers, employees, agents, and contractors from all claims, injuries, damages, costs, expenses, losses, and liabilities (including, but not limited to, attorneys' fees) arising from Tenant's failure to comply with this Section. Each party shall promptly give notice to the other of any notice of violation received by each party. 17. Amendment to Sections 13 (Landlord's Repairs) and 14 (Tenant's Repairs). Effective as of the Expansion Premises Commencement Date, Sections 13 and 14 of the Lease are  hereby deleted in their entirety and replaced with the following new Sections 13 and 14:  21119238-v?  13. Landlord's Repairs. Landlord, as an Operating Expense, shall maintain the following in good repair, reasonable wear and tear and uninsured losses and  damages caused by Tenant, or by any of Tenant's agents, servants, employees, invitees  (D  A I. f. X AN D R I 1\,  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RJGHTS RESERVED. Confidential and Proprietary. Do Not  Copy or Distr,buie. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page - 7  21119238-v?  and contractors (collectively, "Tenant Parties") excluded: (a) all of the exterior structural  portions of the Building, (b) roof, roof membrane, and roofing and covering materials  (including performing roof surveys), (c) foundations, (d) exterior demising walls and  Building fagade, (e) aH landscaping, sidewalks, and parking areas contained in or about  the Project, including all areas covered by asphalt and concrete; (f) exterior lighting  (including parking lot lighting), (g) exterior signage at the Project (excluding, however, the  Identification Signage), (h) patio and patio furniture, and (i) elevators. Landlord, as an  Operating Expense, shall perform snow removal, exterior washing of windows, and  exterior window repair. Losses and damages caused by Tenant or any Tenant Party  shall be repaired by Landlord, to the extent not covered by insurance, at Tenant's sole  cost and expense, subject to the terms of Section 17 below regarding each party's waiver  of subrogation. Landlord reserves the right to stop the elevators and Building Systems  (as defined in Section 14) services when necessary (i) by reason of accident or  emergency, or (ii) for planned repairs, alterations or improvements, which are, in the  judgment of Landlord, desirable or necessary to be made, until said repairs, alterations or  improvements shall have been completed. Landlord shall have no responsibility or  liability for failure to supply elevator and Building Systems services during any such  period of interruption; provided, however, that Landlord shall, except in case of  emergency, make a commercially reasonable effort to give Tenant 48 hours advance  notice of any planned stoppage of elevator and Building Systems services for routine  maintenance, repairs, alterations or improvements. Tenant shall promptly give Landlord  written notice of any repair required by Landlord pursuant to this Section, after which  Landlord shall have a reasonable opportunity to effect such repair. Landlord shall not be  liable for any failure to make any repairs or to perform any maintenance unless such  failure shall persist for an unreasonable time after Tenant's written notice of the need for  such repairs or maintenance. Tenant waives its rights under any Legal Requirement to  terminate this Lease or to make such repairs at Landlord's expense and agrees that the  parties' respective rights with respect to such matters shall be solely as set forth herein.  Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause  of damage or destruction shall be controlled by Section 18.  14. Tenant's Repairs. Except as expressly provided in Section 13 above or in this Section, Tenant, at its expense, shall repair, replace and maintain in good  condition all portions and components of the interior of the Premises, including, without  limitation, (i) entries, (ii) doors, (iii) ceilings (including structural portions of the floor/ceiling  slabs), (iv) interior windows, (v) interior walls, (vi) the interior side of demising walls, (vii)  HVAC, mechanical, electrical, life safety, plumbing, pipes and conduits, fire sprinklers,  and all other building systems serving the Premises and other portions of the Project  ("Building Systems"), (viii) shafts (including elevator shafts), (ix) columns and beams,  (x) emergency electrical generator ("Generator'') and related fuel supply system and infrastructure, and (xi) security cameras and related hardware installed by Landlord and used by Tenant (Tenant shall have the right to request Landlord to disconnect [but not remove) the Landlord-installed security cameras and related hardware serving the Building, which work Landlord shall promptly perform at its expense; if disconnected, such cameras and related hardware shall remain in place and maintained in such state by Tenant). Such repair and replacement may include capital expenditures and repairs whose benefit may extend beyond the Term; provided, however, that the cost to replace any HVAC system shall be allocated as set forth in Section 14(c) below. Should Tenant fail to make any such repair or replacement or fail to maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of such failure within 10 days of Landlord's notice, and thereafter diligently prosecute such cure to completion, Landlord may perform such work and shall be reimbursed the actual, reasonable cost thereof by Tenant within 10 days after demand therefor; provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to @  A I.EX ANO RI A.  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED, Confidential and Proprietary. Do Not  Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  

 

Third Amendment to lease Agreement - Kite Pharma, Inc, Page - 8  21119238-v?  recover the actual, reasonable costs of such cure from Tenant Subject to Sections 17  and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part  of the Project that results from damage caused by Tenant or any Tenant Party and any  repair that benefits only the Premises.  (a) Maintenance Contracts. Tenant, at its expense, shall at all times during the Term maintain with qualified contractors maintenance and repair  contracts ("Maintenance Contracts") for all Building Systems and the  Generator. The Maintenance Contracts shall be in form and content reasonably  satisfactory to Landlord. Landlord shall be a third party beneficiary of the  Maintenance Contracts and, within 30 days after Landlord's request, Tenant shall  deliver a copy of the Maintenance Contracts to Landlord.  (b) [***] (c) [***] (d) Performance Audits. Landlord shall have the ongoing right to inspect, perform maintenance audits (not to exceed twice per calendar year), and  contract for an independent facility condition assessment (not to exceed once  every 3 calendar years) to monitor Tenant's maintenance and repair obligations  under this Lease, the reasonable costs of which may be included in Operating  Expenses. Landlord shall have the right to review Tenant's certification records  or maintenance records upon Landlord's written request (but not to exceed once  per calendar year). All repairs made by Tenant shall be at least equal in quality  to the original work, and shall be made only by a licensed, bonded (if required by  Landlord in its sole discretion) contractor approved in advance by Landlord,  which approval shall not be unreasonably withheld, delayed, or conditioned.  (e) Lab Systems. Tenant acknowledges that (i) the Expansion Premises contains an autoclave, glass washer, ice maker, RO water system,  compressed air system, and vacuum system (collectively, "Lab Systems"),  (ii) Tenant will not use the Lab Systems during the Term, and (iii) the Lab Systems shall remain in their current location within the .Expansion Premises during the Term and shall not be removed from the Expansion Premises or ®  ,\ LEX AN ll R I A,  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not  Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  

 

Third Amendment to lease Agreement- Kite Pharma, Inc. Page -9  relocated within the Expansion Premises. By no later than the Expansion  Premises Commencement Date, Landlord shall take such action as it deems  necessary to secure the Lab Systems. From and after the Expansion Premises  Commencement Date, Tenant shall have no obligation to maintain service  contracts on the Lab Systems, but shall be responsible for repairing or replacing  any Lab Systems damaged by Tenant or any Tenant Party. On the expiration or  earlier termination of the Term, Tenant shall surrender the Lab Systems to  Landlord in their then current condition, ordinary wear and tear and damage by  Tenant or any Tenant Party excluded.  18. Amendment to Sections 16(b) and 30(i) (Pre-Existing Environmental Conditions). Sections 16(b) and 30(i) of the Lease shall remain in full force and effect, but as to the Expansion  Premises, Pre-Existing Environmental Conditions shall mean the presence of Hazardous Materials in, on,  under, or about the Expansion Premises before the Expansion Premises Commencement Date.  19. Amendment to Sections 21(c) and (d) {Default Remedies). Sections 21(c) and 21(d) of the Lease are each hereby amended by inserting "Upon a Default by Tenant hereunder," at the  beginning of the first sentence thereof.  20. Amendment to Section 21(e) (Suspension of Funding/Performance}. Section 21(e) of the Lease is hereby amended by deleting that provision in its entirety and replacing it with the following  new Section 21 (e):  (e) Suspension of Funding/Performance. Upon a Default by Tenant hereunder and during the continuance thereof, Landlord shall have the right to suspend funding of any Tl Allowance, the Expansion Premises Tl Allowance, or the performance of Landlord's Work (and such suspension shall constitute a Tenant Delay [as defined in Exhibit C-1 attached hereto]). 21. Amendment to Section 27 (Subordination). The reference to the "Commencement Date" in the first sentence of Section 27 of the Lease shall be deemed a reference to the  "Commencement Date and the Expansion Premises Commencement Date".  22. Amendment to Section 39 (Right of First Offer). Effective as of the Expansion Premises Commencement Date, Section 39 of the Lease is hereby deleted in its entirety and replaced  with the words "Reserved."  23. [***] 24. [***] 21119238-v?  (c) [***] (D  A I. I' X A.ND I\ I ,I,  Copyright © 2012. Alexandria Real Estate Equities, Inc, ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not  Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page -10  ..  [***] 25. [***] 26. Tenant's Property. Notwithstanding anything to the contrary In the Lease, all alterations  and improvements that may be installed or placed in or about the Premises, including, without limitation,  the Tenant Improvements and the Third Amendment Improvements, to the extent paid for by Tenant,  shall be Tenant's property during the Term of the Lease. As such, prior to the expiration or earlier  termination of the Lease, Tenant shall be entitled to all depreciation, amortization, and other tax benefits  with respect thereto. All such alterations and improvements shall be and become the property of  Landlord upon the expiration or earlier termination of the Lease, except to the extent Tenant is required to  remove the same pursuant to the terms of the Lease.  27. No Liens. Landlord hereby waives each and every lien for rent or right of distress,  whether statutory, common law, contractual, or otherwise, with respect to Tenant's personal property in  the Premises.  28. Miscellaneous. a. This Third Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior and contemporaneous oral and written  agreements and discussions. This Third Amendment may be amended only by an agreement in  writing, signed by the parties hereto.  b. This Third Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective agents, employees, representatives, officers, directors, divisions,  subsidiaries, affiliates, assigns, heirs, successors in interest and shareholders.  c. This Third Amendment may be executed in 2 or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same  instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any  electronic signature process complying with the U.S. federal ESIGN Act of 2000), or other  transmission method and any counterpart so delivered shall be deemed to have been duly and  validly delivered and be valid and effective for all purposes. Electronic signatures shall be  deemed original signatures for purposes of this Third Amendment and all matters related thereto,  with such electronic signatures having the same legal effect as original signatures.  d. Tenant represents and warrants to Landlord that Tenant has not dealt with any broker, agent, or other person (collectively, "Broker'') In connection with this Third Amendment  and that no Broker brought about this transaction, other than CBRE, Inc. ("CBRE") and Scheer  Partners, Inc. ("SPI"). CBRE, acting as Tenant's broker, shall be paid by Landlord pursuant to a  separate agreement between Landlord and CBRE. SPI, acting as Landlord's broker, shall be  paid by Landlord pursuant to a separate agreement between Landlord and SPI. Tenant hereby  agrees to indemnify and hold Landlord harmless from and against any claims by any Broker  (other than CBRE and SPI) claiming a commission or other form of compensation by virtue of  having dealt with Tenant witti regard to this Third Amendment.  21119238-v?  e. Except as amended and/or modified by this Third Amendment, the Lease is Copyright C 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprictacy. Do Not  A I. E X A N I> R I A, Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page -11  hereby ratified and confirmed and all other terms of the Lease shall remain in full force and effect,  unaltered and unchanged by this Third Amendment. In the event of any conflict between the  provisions of this Third Amendment and the provisions of the Lease, the provisions of this Third  Amendment shall prevail. Regardless of whether specifically amended by this Third Amendment,  all of the terms and provisions of the Lease are hereby amended to the extent necessary to give  effect to the purpose and intent of this Third Amendment.  21119238-y?  [SIGNATURES APPEAR ON NEXT PAGE]  Q)  A I. I' X 1\ N DI\ I A,  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not  Copy or Distribute. Alexandria and Alexandri'l Logo are  registered trademarks of Alexandria Real Estate Equities, Inc.  

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page-12  IN WITNESS WHEREOF, the parties hereto have executed this Third Amendment under seal as  of the day and year first above written.  2 II 19238-v7  TENANT:  KITE PHARMA, INC.,  a Delaware corporation  By: ___ �-----,---(SEAL)  Name: __ -t-.,-,----"�----- Title: ______ �·,.�1-�-�1�/�1,  11/ GILEAD llpp,ove�oepar�  LANDLORD:  TECH PARK 270 Ill, LLC,  a Maryland limited liability company  By: ARE-MM Tech Park 270 Ill, LLC,  a Delaware limited liability company,  managing member  By: ARE-930 Clopper Road, LLC,  Q)  a Delaware limited liability company,  managing member  By: Alexandria Real Estate Equities, LP.,  a Delaware limited partnership,  managing member  By: ARl:f:O � CORP.,  a Maryla d corporation, general p ner  \ \ "- .\ ..By: __ -f-'--..,,._-,---___ (SEAL) Name:_-t-1 ---rl -=----=----,---­ Title:��-..I �J.,..+�n�n_ife_r_B�a_n_k�s�--- Co-fhitf Operating Officer  i& �eneral Counsel  i ; \ ;  \j  A I. F X AN D I\ I A,  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  IUGHTS RESERVED. Confidential and Proprietary, Do Not  Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real Estate Equities, [nc.  

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page-13  2 I I I 9238-v7  EXHIBIT A  EXPANSION PREMISES  Cl)  A I. t X AN I) It I A,  Expansion Premises  Copyright© 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary, Do Not  Copy or Distribute. Alexandria and Alexandria Logo are  registered tradc111arks of Alexandria Real Estate Equities, lno.  [***] 

 

Third Amendment to Lease Agreement- Kite Pharma, Inc. Page-14  21119238-v?  EXHIBIT A--contlnued  EXPANSION PREMISES  @  A L F. X A N D I\ I ,\.  Expansion  Premises  Copyright© 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and l'roprietar:y. Do Not  Copy or Distribute. Alexandria and Alexandria Logo are  registered trademarks of Alexandria Real E.�tate Equities, lne.  [***]a4aalexandriarealestatet

FOURTH AMENDMENT TO LEASE AGREEMENT  THIS FOURTH AMENDMENT TO LEASE AGREEMENT ("this Fourth Amendment") is made as  of this Z3 day of May, 2019 ("Effective Date"), between TECH PARK 270 Ill, LLC, a Maryland limited  liability company, having an address at 385 E. Colorado Boulevard, Suite 299, Pasadena, California 91101  ("Landlord"), and KITE PHARMA, INC., a Delaware corporation, having an address at Suite 200, 930  Clopper Road, Gaithersburg, Maryland 20878-1301 ("Tenant").  RECITALS  A. Landlord and Tenant have entered into that certain Lease Agreement ("Original Lease") dated as of December 1, 2017, as amended by that certain First Amendment to Lease Agreement dated  January 29, 2018 ("First Amendment"), that certain Second Amendment to Lease Agreement dated  February 26, 2018 ("Second Amendment"), and that certain Third Amendment to Lease Agreement dated  September 24, 2018 ("Third Amendment"; together with the Original Lease, the First Amendment, and the  Second Amendment, the "Lease"), wherein Landlord leased to Tenant approximately [***] rentable square feet ("Premises") located at Suite 200, 930 Clopper Road, Gaithersburg, Maryland 20878-1301,  as more particularly described in the Lease.  B. Landlord and Tenant desire to amend the Lease, among other things, to modify the provisions governing the costs to replace certain HVAC systems serving the Premises and to allow for the  removal from the Premises of certain Lab Systems.  AGREEMENT  Now, therefore, the parties hereto agree that, as of the Effective Date, the Lease is amended as  follows:  1. Amendments to Certain Provisions of Section 14 (Tenant's Repairs). Effective as of the Effective Date, Sections 14(b) (HVAC System Condition), 14(c) (HVAC System Replacement), and  14(e) (Lab Systems) of the Lease are hereby deleted in their entirety and replaced with the following new  Sections 14(b) (HVAC System Condition), 14(c) (Replacement of Certain Existing HVAC/Water  Equipment), 14(e) (Lab Systems), and a new Section 14(f) (Boiler):  46385712-v3  (b) HVAC System Condition. Tenant confirms that (i) Landlord previously obtained and provided to Tenant a copy of a report prepared by Jennerik Engineering, Inc. dated August 23, 2018 and addressed to Tenant evaluating the condition of the base building HVAC system serving the Premises, and (ii) Landlord has, at its sole cost and expense, replaced the HVAC unit known as RTU-14 (Carrier Model 48GX-024040301; serial number 2501 G1152) with a new HVAC unit ("Replaced HVAC Unit"). Subject to the provisions of Section 14(c) below, Tenant shall thereafter maintain, repair, and replace the Replaced HVAC Unit, the Existing HVAC/Water Equipment (as defined below), and the New HVAC/Water Equipment (as defined below) as provided in this Section 14. (c) Replacement of Certain Existing HVAC/Water Equipment. Notwithstanding any contrary provision contained in Section 5 (Operating Expense Payment) or Section 13 (Landlord's Repairs) or this Section 14, the cost to replace certain of the existing HVAC units, exhaust fans, air handling units, boilers, and water pumps serving the Premises shall be governed by the provisions of this Section. For purposes of this Lease, "Existing HVAC/Water Equipment" means the following HVAC units, exhaust fans, air handling units, boilers, and water pumps serving the Premises: A I. F X A N I) R I A.  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not Copy  or Distribute. Alexandria and Alexandria Logo are registered  trademarks of Alexandria Real Estate Equities, Inc.  THE SYMBOL “[***]” DENOTES PLACES WHERE CERTAIN IDENTIFIED INFORMATION HAS BEEN  EXCLUDED FROM THE EXHIBIT BECAUSE IT IS BOTH (i) NOT MATERIAL, AND (ii) WOULD LIKELY CAUSE  COMPETITIVE HARM TO THE COMPANY IF PUBLICLY DISCLOSED Exhibit 4.52 

 

Fourth Amendment to Lease Agreement - Kite Pharma, Inc. Page -2  A I. f X A N [) R I A.  Copyright© 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not Copy  or Distribute. Alexandria and Alexandria Logo are registered  trademarks of Alexandria Real Estate Equities, Inc.  [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] 

 

Fourth Amendment to Lease Agreement - Kite Pharma, Inc. Page - 3  [***] [***] [***] [***] [***] [***] [***] [***] [***] (iii) Other HVAC Systems. Landlord shall, as an Operating Expense, promptly replace when operationally required any HVAC system that is not a Replaced HVAC Unit, an item of the Existing HVAC/Water Equipment, or an item of the New HVAC/Water Equipment ("Other HVAC Systems") with a new HVAC system of comparable tonnage. The cost of the Other HVAC System shall be amortized over the useful life of the Other HVAC System. * * * * * * * * * * * (e) Lab Systems. Tenant acknowledges that (i) room 330 in the Expansion Premises  contains 2 autoclaves, glass washer, ice maker, RO water system, compressed  air system, and vacuum system (collectively, "Lab Systems"), (ii) Tenant will not  use the Lab Systems during the Term, and (iii) the Lab Systems shall remain in  their current location within the Expansion Premises during the Term and shall not  be removed from the Expansion Premises or relocated within the Expansion  Premises except as otherwise stated in this paragraph. By no later than the  Expansion Premises Commencement Date, Landlord shall take such action as it  deems necessary to secure the Lab Systems. From and after the Expansion  Premises Commencement Date, Tenant shall have no obligation to maintain  service contracts on the Lab Systems, but shall be responsible for repairing or  replacing any Lab Systems damaged by Tenant or any Tenant Party. On the  expiration or earlier termination of the Term, Tenant shall surrender the Lab  Systems to Landlord in their then current condition, ordinary wear and tear and  damage by Tenant or any Tenant Party excluded; provided, however, that (A) Tenant shall have the right, at Tenant's expense and upon not less than 120  days' advance notice to Landlord, to remove and dispose of all or some of the Lab  Systems, which removal and disposal shall be performed in a good and  workmanlike manner in accordance with applicable Legal Requirements, and (B) during such 120 day period, Landlord shall have the superior right to sell all or  any of the Lab Systems and, in the event of any such sale, Landlord and its agents  shall at Landlord's expense remove such Lab Systems (such removal shall be  performed in a good and workmanlike manner in accordance with applicable Legal  Requirements), and Landlord shall at its expense promptly repair any damage  caused by or occasioned as a result of such removal, including capping off any  connections behind the walls of the Premises and repairing any holes. If Tenant  exercises its right to remove and dispose of all or any of the Lab Systems as  described in this paragraph, Tenant shall at its expense promptly repair any  damage caused by or occasioned as a result of such removal, including capping  off any connections behind the walls of the Premises and repairing any holes. (f) [***] ©  A I. F X A N D R I A.  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not Copy  or Distribute. Alexandria and Alexandria Logo are registered  trademarks of Alexandria Real Estate Equities, Inc.  

 

Fourth Amendment to Lease Agreement - Kite Pharma, Inc. Page - 4  [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] [***] 2. Amendment to Section 21 (e) (Suspension of Funding/Performance). Section 21 (e) of  the Lease is hereby amended by deleting that provision in its entirety and replacing it with  the following new Section 21 (e): (e) Suspension of Funding/Performance. Upon a Default by Tenant hereunder and  during the continuance thereof, Landlord shall have the right to suspend funding of any  Tl Allowance, the Expansion Premises Tl Allowance, the HVAC Allowance, or the  performance of Landlord's Work (and such suspension shall constitute a Tenant Delay  [as defined in Exhibit C-1 attached hereto]). 3. [***] [***] [***] (c) [***]      [***]      [***]      [***]      [***]      [***] 4. Miscellaneous. a. This Fourth Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior and contemporaneous oral and written agreements  and discussions. This Fourth Amendment may be amended only by an agreement in writing, signed by the  parties hereto.  b. This Fourth Amendment is binding upon and shall inure to the benefit of the parties A I. F X A N I) R I A.  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not Copy  or Distribute. Alexandria and Alexandria Logo are registered  trademarks of Alexandria Real Estate Equities, Inc.  

 

Fourth Amendment to Lease Agreement - Kite Pharma, Inc. Page - 5  hereto, their respective agents, employees, representatives, officers, directors, divisions, subsidiaries,  affiliates, assigns, heirs, successors in interest and shareholders.  c. This Fourth Amendment may be executed in 2 or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.  Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature  process complying with the U.S. federal ESIGN Act of 2000), or other transmission method and any  counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective  for all purposes. Electronic signatures shall be deemed original signatures for purposes of this Fourth  Amendment and all matters related thereto, with such electronic signatures having the same legal effect as  original signatures.  d. Tenant represents and warrants to Landlord that Tenant has not dealt with any broker, agent, or other person (collectively, "Broker") in connection with this Fourth Amendment and that  no Broker brought about this transaction. Tenant hereby agrees to indemnify and hold Landlord harmless  from and against any claims by any Broker claiming a commission or other form of compensation by virtue  of having dealt with Tenant with regard to this Fourth Amendment.  e. Except as amended and/or modified by this Fourth Amendment, the Lease is hereby ratified and confirmed and all other terms of the Lease shall remain in full force and effect, unaltered  and unchanged by this Fourth Amendment. In the event of any conflict between the provisions of this  Fourth Amendment and the provisions of the Lease, the provisions of this Fourth Amendment shall prevail.  Regardless of whether specifically amended by this Fourth Amendment, all of the terms and provisions of  the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this  Fourth Amendment.  [SIGNATURES APPEAR ON NEXT PAGE]  A I F X A N D R I A.  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not Copy  or Distribute. Alexandria and Alexandria Logo are registered  trademarks of Alexandria Real Estate Equities, Inc.  

 

Fourth Amendment to Lease Agreement- Kite Pharma, Inc. Page - 6  IN WITNESS WHEREOF, the parties hereto have executed this Fourth Amendment under seal as  of the day and year first above written.  Signature:  TENANT:  KITE PHARMA, INC.,  a Delaware corporation  By: Name: Tim Moore  Title: EVP Technical Operations  � GILEAu  LANDLORD:  TECH PARK 270 Ill, LLC,  a Maryland limited liability company  (SEAL)  By: ARE-MM Tech Park 270 Ill, LLC,  a Delaware limited liability company,  managing member  By: ARE-930 Clopper Road, LLC,  a Delaware limited liability company,  managing member  By: Alexandria Real Estate Equities, L.P.,  a Delaware limited partnership,  managing member  By: ARE-QRS CORP.,  a Maryland corporation,  general partner  Email: [***]  A I. F X A N D R I A.  Copyright © 2012. Alexandria Real Estate Equities, Inc. ALL  RIGHTS RESERVED. Confidential and Proprietary. Do Not Copy  or Distribute. Alexandria and Alexandria Logo are registered  trademarks of Alexandria Real Estate Equities, Inc.  By:_________________(SEAL) Name: ______________ Title:________________ /s/ Jackie Clem Jackie Clem Senior Vice President /s/ Tim Moore By:__________________/s/ Illegible RE Legal Affairs Approved by Legal Department

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