Document:

Office Lease (Montgomery Street)

 Exhibit 10.9 

OFFICE LEASE 
 BY AND
BETWEEN 
 101 MONTGOMERY STREET CO., 

a California limited partnership 

AS LANDLORD 
 AND

 AUDENTES THERAPEUTICS, INC., 

a Delaware corporation 

AS TENANT 
 PREMISES:

 101 Montgomery Street, Suite 2650 

San Francisco, California 

 OFFICE LEASE 

THIS OFFICE LEASE (this “Lease”) is made as of the 17th day of October, 2013, by and between 101 Montgomery Street
Co., a California limited partnership (“Landlord”), and Audentes Therapeutics, Inc., a Delaware Corporation (“Tenant”). 

SUMMARY OF BASIC LEASE INFORMATION 
  

					
	1. Premises (Article 1):	 	
		
	 1.1 “Building”:
	 	101 Montgomery Street, San Francisco
		
	 1.2 “Property”:
	 	The real property on which the Building is located.
		
	 1.3 “Premises”:
	 	Approximately 4,996 rentable square feet of space located on the 26th Floor (“Tenant’s Floor”) of the Building, commonly known as Suite 2650 and shown on Exhibit A to this
Lease.
		
	2. Lease Term (Article 2):	 	
		
	 2.1 “Term”:
	 	Approximately three (3) years, two (2) months.
		
	 2.2 “Commencement Date”:
	 	The earlier to occur of (i) the date Landlord delivers the Premises to Tenant with the work to be performed by Landlord pursuant to the Work Letter attached hereto as Exhibit D “substantially
complete”, or (ii) the date Tenant commences business operations in any portion of the Premises. Landlord will make good faith efforts to inform Tenant of the date of substantial completion no less than five (5) days in advance
thereof.
		
	 2.3 “Target Commencement Date”:
	 	November 1, 2013
		
	 2.4 “Expiration Date”:
	 	The Expiration Date shall be the last day of the thirty eighth (38th) full month of the Term.
			
	3. “Monthly Base Rent” (Article 3):	 	Months of Term	 	Monthly Base Rent
			
		 	1 through 2	 	$0
			
		 	3 through 12	 	$21,649
			
		 	13 through 24	 	$22,066
			
		 	25 through 36	 	$22,482
			
		 	37 through end of term	 	$22,898
		
	4. “Security Deposit” (Section 3.2):	 	$67,500. The amount of the Security Deposit may be reduced per the provisions of Section 3.2.

  
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	5. Payments Upon Execution:	  	
		
	Monthly Base Rent:	  	$21,649
		
	Security Deposit:	  	$67,500
		
	Total:	  	$89,149
		
	6. “Permitted Use” (Article 4):	  	General office use consistent with office use in similar Class A Buildings in San Francisco’s Financial District.
		
	7. “Guarantors)”:	  	None
		
	8. “Broker(s)” (Section 22.13):	  	Faller Real Estate (Tenant’s Broker)
		
		  	Cushman & Wakefield (Landlord’s Broker)
		
	9. “Addresses for Notice” (Article 20):	  	
		
	 9.1 Tenant’s Address:
	  	Before the Commencement Date:
		
		  	 Audentes Therapeutics, Inc.
 3045
Jackson Street #502
 San Francisco, CA 94115

		
		  	Following the Commencement Date:
		
		  	 Audentes Therapeutics, Inc.
 101
Montgomery Street, Suite 2650
 San Francisco, CA 94104

		
	 9.2 Landlord’s Address:
	  	 CALFOX, Inc.
 Attn: Mr. Derek
Taylor

		
		  	With a copy to:
		
		  	 Cahill Montgomery Corp.
 Attn: Mr.
William R. Cahill

			
	10. Addenda and Exhibits (Section 22.18):	  	Addendum One	  	Lines and Equipment
		  	Addendum Two        	  	Electronic Funds Transfer
		  	Exhibit A	  	Floor Plan
		  	Exhibit B	  	Expense and Taxes
		  	Exhibit C	  	Rules and Regulations
		  	Exhibit D	  	Work Letter
		  	Exhibit E	  	Disability Access Obligations

 The foregoing Summary of Basic Lease Information (the “Summary”) is an integral part
of this Lease. In the event of any conflict between the Summary and this Lease, this Lease shall govern. 

  
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 AGREEMENT: 

1. PREMISES. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises which are located in the
Building. Tenant shall also have the right to use any portions of the Building and the Property that are designated by Landlord for the common use of tenants and others (the “Common Areas”). Tenant acknowledges that the
rentable area of the Premises set forth in Section 1.3 of the Summary is an approximation, which Tenant has had an opportunity to verify prior to execution of this Lease, and Tenant shall have no right to re-measure the Premises. Subject to
Landlord’s obligation to perform the work (“Tenant Improvement Work”), if any, described in the work letter (the “Work Letter”) attached to this Lease as Exhibit D, Tenant agrees to
accept the Premises in “as is” condition and configuration, without any representations or warranties by Landlord or Landlord’s agents. 

2. TERM. The provisions of this Lease are effective as of the date of this Lease. The term of this Lease
(“Term”) shall commence on the Commencement Date and shall terminate on the Expiration Date as defined in Section 2.2. and 2.4 of the Summary, respectively, unless sooner terminated as
hereinafter provided. If Landlord fails to deliver possession of the Premises on the Target Commencement Date set forth in Section 2.3 of the Summary for any reason, Landlord shall not be liable for any damages caused thereby, and this Lease
shall not become void or voidable. Following the Commencement Date, Landlord may provide Tenant with a letter confirming the Commencement Date and the Expiration Date. The dates listed in the letter shall be binding upon the parties unless objected
to in writing by Tenant within fifteen (15) days after receipt of said letter. 
 3. RENT AND SECURITY DEPOSIT. 

3.1 Rent. Tenant shall pay Landlord the Monthly Base Rent and Additional Rent (defined below) (collectively
“Rent”) to Landlord at the place Landlord may designate from time to time without notice, setoff, deduction or demand. In addition to Monthly Base Rent, Tenant shall pay Tenant’s Share of increases in Escalations in
accordance with Exhibit B attached hereto. The terms “Tenant’s Share” and “Escalations” are each defined in Exhibit B. All payments, except for Monthly Base Rent, required to be made by Tenant to
Landlord under the provisions of this Lease, including Tenant’s Share of increases in Escalations, shall hereafter be referred to as “Additional Rent”. Monthly Base Rent and recurring monthly charges of Additional Rent
shall be due and payable in advance on the first day of each calendar month, provided that the Monthly Base Rent for the third (3rd) calendar month of the Term shall be payable upon execution
of this Lease by Tenant. All other items of Rent shall be due and payable within ten (10) business days after billing by Landlord. Tenant’s covenant to pay Rent is independent of every other covenant herein. 

3.2 Security Deposit. Upon signing this Lease, Tenant shall deposit with Landlord the amount of the Security Deposit as security
for the performance by Tenant of its obligations under this Lease to be performed or observed by Tenant. No trust relationship is created herein between Landlord and Tenant with respect to the Security Deposit, and Landlord shall not be required to
keep the Security Deposit separate from its general accounts. If Tenant fails to pay any Rent, or otherwise defaults with respect to any provision of this Lease, Landlord may (but shall not be obligated to), and without prejudice to any other remedy
available to Landlord, use, apply or retain all or any portion of the Security Deposit for the payment of any Rent in default or for the payment of any other sum to which Landlord may become obligated by reason of Tenant’s default, or to
compensate Landlord for any loss or damage which Landlord may suffer thereby, including damages recoverable pursuant to California Civil Code Section 1951.2. Tenant waives the provisions of California Civil Code Section 1950.7, or any
similar or successor laws now or hereinafter in effect, that restrict Landlord’s use or application of the Security Deposit, or that provide specific time periods for return of the Security Deposit. Without limiting the generality of the
foregoing, Tenant expressly agrees that if Landlord terminates this Lease due to an Event of Default or if Tenant terminates this Lease in a bankruptcy proceeding, Landlord shall be entitled to hold the Security Deposit until the amount of damages
recoverable is finally determined. If Landlord uses or applies all or any portion of the Security Deposit as provided above, Tenant shall within five (5) days after demand therefore deposit cash with Landlord in an amount sufficient to restore
the Security Deposit to the full 

  
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amount thereof, and Tenant’s failure to do so shall, at Landlord’s option, be an Event of Default. Upon termination of Landlord’s interest in this Lease, if Landlord transfers the
Security Deposit (or the amount of the Security Deposit remaining after any permitted deductions) to Landlord’s successor in interest, and thereafter notifies Tenant of such transfer and the name and address of the transferee, then Landlord
shall be relieved of any further liability with respect to the Security Deposit. Except as provided above, if Tenant performs all of Tenant’s obligations hereunder, the Security Deposit, or so much thereof as has not been applied by Landlord,
shall be returned, without payment of interest or other increment for its use, to Tenant (or, at Landlord’s option, to the last assignee, if any, of Tenant’s interest hereunder) within forty-five (45) days after the later to occur
(a) determination of final Rent due from Tenant or (b) the expiration of the Term or (c) Tenant’s vacation and surrender of the Premises in accordance with the requirements of this Lease. Landlord’s return of the Security
Deposit or any part thereof shall not be construed as an admission that Tenant has performed all of its obligations under this Lease. Notwithstanding the foregoing, if no Event of Default, as hereinafter defined, has occurred during the first
twenty-four (24) months of the Term then, upon the first day of the twenty-fifth (25th) month of the Term the amount of the Security Deposit shall be reduced to Forty five Thousand
Dollars ($45,000). 
 4. USE. 

4.1 Use Restrictions. The Premises shall be used for the purpose described in Section 6 of the Summary (the
“Permitted Use”) and for no other purpose without the prior written consent of Landlord. Tenant shall not use any part or all of the Premises for the following: any retail use (including a retail copy, desktop publishing or
FAX service); medical or dental office; psychological, parole, substance abuse or employment counseling; education or training classes; operation of a Governmental or Quasi-Governmental Entity (as defined in Section 8.3(d) below), call center
or telemarketing operation; or other similar uses. Tenant shall not do or permit anything to be done in or about the Premises, or bring or keep anything therein which will in any way (a) affect the fire or other insurance on the Building or any
of its contents, (b) conflict with any Applicable Requirements, (c) constitute waste, (d) create a nuisance, (e) obstruct or interfere with the rights of other tenants of the Building, or injure or annoy them, or (f) emit
any odors or smoke outside the Premises. The principal use of the Premises shall be Mondays through Fridays, from 8:00 a.m. to 6:00 p.m., excepting legal holidays (“Normal Business Hours”). Tenant will not use the Premises
for evening or weekend shifts of personnel, excepting the occasional use of the Premises by personnel employed by Tenant. Tenant’s use of the Premises shall not place a greater burden on Building Systems (as defined in Section 7.2) than
typical business office usage. 
 4.2 Hazardous Materials. Tenant shall not use, store, treat, transport, discharge or dispose
of any Hazardous Material in the Premises, except for small quantities of general office supplies customarily used by office tenants in the ordinary course of their business, such as copier toner, glue, ink and cleaning solvents, provided that such
supplies shall be used in strict compliance with all environmental laws and manufacturers’ recommendations. If the use, storage, treatment, transport, discharge or disposal of any Hazardous Material by Tenant or any Tenant Party results in or
contributes to contamination of the Premises, the Building, or the Property, Tenant shall promptly take all actions at its sole expense, as are necessary to return the Premises, the Building, or the Property to the condition existing prior to the
introduction of any such Hazardous Material to the Premises, the Building, or the Property, provided that Tenant first obtain Landlord’s written consent for such actions. The term “Hazardous Material” means any hazardous
or toxic substance, material or waste, the storage, use or disposition of which is or becomes regulated by any local governmental authority, the State of California, or the United States government. In no event shall Tenant be liable for the
presence of any Hazardous Materials in, on, under or about the Building not placed there by Tenant or by its employees, officers, directors, agents, licensee, customers, contractors or invitees. 

5. COMPLIANCE WITH APPLICABLE REQUIREMENTS AND RULES. 

5.1 Definition. For purposes of this Lease, the term “Applicable Requirements” means all applicable
laws, statutes, ordinances, or other governmental rules, regulations or requirements now in force or which may hereafter be enacted or promulgated, including, but not limited to, the 

  
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Americans with Disabilities Act, 42 USC Section 12181 et seq., and the Unruh Civil Rights Act, California Civil Code Sections 51 through 51.3, and other governmental requirements
related to disabled access, the requirements of any board of fire underwriters or other similar body now or in the future constituted, and all recorded covenants, conditions and restrictions. 

5.2 Tenant’s Obligations. Tenant, at Tenant’s sole cost and expense, shall promptly comply with all Applicable
Requirements relating to (a) the use, condition, configuration or occupancy of the Premises or (b) occupational, health or safety standards for employers or employees. In addition, if modifications to the structural portions of the
Building, the Building Systems, or the Common Areas, are triggered under any Applicable Requirement as a result of any Alterations made by or at the request of Tenant or use of the Premises for other than the Permitted Use, then Tenant, at
Landlord’s option, shall either (i) make such modifications at Tenant’s cost or (ii) reimburse Landlord, as Additional Rent, for the cost of making such modifications, together with a fee to Landlord for oversight and
coordination of such work equal to ten percent (10%) of such cost. Notwithstanding the foregoing provisions of this Section 5.2, Landlord will be responsible for causing the Premises and the Common Areas located on Tenant’s Floor to
comply with Applicable Requirements as of the Commencement Date; provided, however, that nothing contained herein shall be deemed to prohibit Landlord from obtaining a variance or relying upon a grandfathered right in order to achieve compliance
with Applicable Requirements. Tenant’s obligation to comply with (or to pay for Landlord’s compliance with) Applicable Requirements includes the responsibility to make substantial or structural repairs and modifications regardless of,
among other factors, the relationship of the cost of corrective action to the Rent, the length of the then remaining Term hereof, the relative benefit of the repairs to Landlord or Tenant, the degree to which the corrective action may interfere with
Tenant’s use or enjoyment of the Premises, whether or not the Applicable Requirement is related to the Permitted Use, and the likelihood that the parties contemplated the particular Applicable Requirement involved. All work by Tenant pursuant
to this Section 5.2 shall be performed in compliance with Section 7.3 of this Lease. Tenant shall promptly provide Landlord with copies of any notices it receives regarding an alleged violation of Applicable Requirements. The judgment of
any court of competent jurisdiction or the admission of Tenant in any action or proceeding against Tenant, whether or not Landlord is a party in such action or proceeding, that Tenant has violated any Applicable Requirement shall be conclusive of
that fact as between Landlord and Tenant. 
 5.3 Landlord’s Obligations. Subject to reimbursement as an Expense to the
extent not prohibited by Exhibit B of this Lease and Tenant’s obligations under Section 5.2 above, Landlord shall be responsible for causing the structure of the Building, the Building Systems, and the Common Areas to comply
with all Applicable Requirements, except in cases where Landlord’s failure to comply therewith does not unreasonably and materially affect the safety of Tenant’s employees, create a significant health hazard for Tenant’s employees, or
otherwise materially and adversely affect Tenant’s use of or access to the Premises and provided further, that nothing contained herein shall be deemed to prohibit Landlord from obtaining a variance or relying upon a grandfathered right in
order to achieve compliance with Applicable Requirements. 
 5.4 Notice of Alterations. In addition to Tenant’s
obligations under Section 7.3, Tenant hereby agrees to use reasonable efforts to notify Landlord if Tenant makes any Alterations or improvements to the Premises that might impact accessibility to the Premises or the Building under any
disability access laws. Landlord hereby agrees to use reasonable efforts to notify Tenant if Landlord makes any alterations or improvements to the Premises that might impact accessibility to the Premises or the Building under any disability access
laws. 
 5.5 Disability Access Obligations Notice and Access Information Notice. Landlord and Tenant hereby acknowledge that,
prior to the execution of this Lease, Landlord and Tenant executed a Disability Access Obligations Notice pursuant to San Francisco Administrative Code Chapter 38 (an example of which is attached hereto and hereby made a part hereof as Exhibit E).
Landlord and Tenant shall each, within three (3) business days following a request from the other party, execute a new Disability Access Obligations Notice in accordance with San Francisco Administrative Code Chapter 38 or any successor
statute. In addition, Tenant acknowledges receipt from Landlord of an Access Information Notice as required by San Francisco Administrative Code Chapter 38. Tenant acknowledges that such notices comply with the requirements of San Francisco
Administrative Code Chapter 38. 

  
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 5.6 Rules and Regulations. Tenant shall comply, and cause all Tenant Parties
(defined in Section 10.1 below) to comply, with the rules and regulations attached to this Lease as Exhibit C and such other reasonable rules and regulations adopted by Landlord from time to time. 

6. SERVICES. 

6.1 Services Provided. Landlord shall furnish the following services to the Premises: (a) a reasonable amount of
electricity to operate office machines as allowed in the Building; (b) non-attended automatic elevator service; (c) daily (one shift) janitor service Monday through Friday (except holidays); and (d) during Normal Business Hours, or
such shorter period as may be prescribed by any applicable policies or regulations adopted by any utility or governmental agency, heat and air conditioning in such amounts and at such temperatures as Landlord in good faith determines are required
for general office usage and reasonable occupant comfort. If Tenant’s use of the Premises results in consumption of electricity in excess of Landlord’s estimate of normal usage by an office tenant, as may be adjusted from time to time by
Landlord, Landlord may install a separate meter or submeter at Tenant’s cost to measure Tenant’s electrical consumption and bill Tenant for Landlord’s estimate of the cost of Tenant’s electrical consumption in excess of
Landlord’s estimate of normal office usage. Landlord’s estimate of the cost of Tenant’s excess electricity consumption shall be computed by using the average rate per applicable period being charged by Landlord’s electricity
provider. Landlord shall provide additional heat and air conditioning service to the Premises outside Normal Business Hours, provided Tenant gives Landlord at least two (2) business days’ prior written notice of such request and agrees to
pay the then applicable Building standard charge for such services as Additional Rent. Landlord will not be required to provide special treatment or services for above-standard improvements. 

6.2 Lobby Attendant. Landlord shall provide a lobby attendant in the Building. By providing a lobby attendant, Landlord does not
assume any responsibility for the security of Tenant or property in, upon or about the Premises or the Building and Tenant expressly assumes such responsibility. 

6.3 Disruption in Services. Landlord reserves the right to stop any Building Systems or otherwise interrupt services when
reasonably necessary; provided, however, that Landlord shall make good faith efforts to give Tenant advance notice of any scheduled interruption of services, and in any case Landlord shall restore such services as promptly as reasonably practical.
Landlord’s failure to furnish, or any interruption or diminishment of services (collectively a “Service Disruption”) 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 agreement. However, if the Premises, or a material portion of the Premises, are made untenantable as a result of a Service Disruption for a period in excess of five
(5) consecutive business days after Tenant’s notice to Landlord of such disruption, and the Service Disruption results solely from Landlord’s gross negligence or willful misconduct, then Tenant, as its sole remedy, shall be entitled
to receive an abatement of Monthly Base Rent and Tenant’s Share of Escalations payable hereunder during the period beginning on the sixth (6th) consecutive business day after Tenant’s notice to Landlord of such disruption and ending
on the day the service is restored. If the entire Premises have not been rendered untenantable by the Service Disruption, Monthly Base Rent and Tenant’s Share of increases in Escalations shall be abated in the proportion that the rentable area
of the Premises that is untenantable bears to the total rentable area of the Premises. 
 7. REPAIRS AND ALTERATIONS. 

7.1 Tenant’s Repair Obligations. Tenant shall periodically inspect the Premises to identify any conditions that are
dangerous or in need of maintenance or repair, and shall promptly provide Landlord with notice of any such conditions. Tenant shall, at its sole cost and expense, perform all maintenance and repairs to the Premises that are not Landlord’s
express responsibility under this Lease, and keep the Premises in good condition and repair, except for ordinary wear and tear. Tenant’s repair 

  
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and maintenance obligations shall include repairs to: (a) floor coverings (including carpets and carpet padding); (b) interior partitions; (c) doors; (d) the interior side of
demising walls; (e) supplemental air conditioning units, kitchens, including hot water heaters, plumbing, and similar facilities exclusively serving Tenant; and (f) Alterations. All repairs made by Tenant shall be made in compliance with
Section 7.3 of this Lease. Landlord may make such repairs if Tenant fails to, within fifteen (15) days after notice from Landlord make such repair or in the event of an emergency and Tenant shall reimburse Landlord for the reasonable cost
of the repairs plus an administrative charge of 10% of the cost of the repairs. Notwithstanding anything in this Lease to the contrary, Tenant shall not be required to make any repair to, modification of, or addition to the Building structure and/or
the Building Systems except and to the extent required because of Tenant’s use of all or a portion of the Premises. 
 7.2
Landlord’s Repair Obligations. Subject to reimbursement pursuant to Exhibit B, Landlord shall maintain: (a) structural elements of the Building; (b) the electrical, mechanical (including heating, ventilation
and air conditioning), plumbing, and life safety systems serving the Building in general (“Building Systems”); (c) Common Areas; (d) the roof of the Building; (e) exterior windows of the Building; and
(f) elevators serving the Building; provided, however, that Tenant shall reimburse Landlord for the cost of repairing any damage to the foregoing caused by Tenant or Tenant Parties, subject to the provisions of Section 10.4, hereof. Tenant
hereby waives the provisions of the California Civil Code Sections 1932 (1), 1941 and 1942, and of any similar Applicable Requirements now or hereinafter in effect. 

7.3 Alterations. 

(a) Tenant shall not make any alterations, repairs, additions or improvements or install any cable (collectively,
“Alterations”) without first obtaining the prior written consent of Landlord in each instance, which consent shall not be unreasonably withheld or delayed. Notwithstanding the generality of the foregoing, Landlord shall be
entitled to withhold its consent to proposed Alterations if, in Landlord’s good faith judgment, any one or more of the following situations exist: (i) the proposed Alterations will adversely affect the exterior appearance of the Building;
(ii) the proposed Alterations may impair the structural strength of the Building, adversely affect any Building Systems, or adversely affect the value of the Building; (iii) the proposed Alterations would trigger the necessity under
Applicable Requirements or otherwise for work to be performed outside the Premises; or (iv) the proposed Alterations are not consistent with, or would detract from, the character or image of the Building. At least thirty (30) days before
the commencement of Alterations, Tenant shall submit to Landlord plans, specifications, and product samples of the proposed Alterations for Landlord’s review. Landlord’s sole interest in reviewing and approving such documents is to protect
Landlord’s interests, and no such review or approval by Landlord shall be deemed to create any liability of any kind on the part of Landlord, or constitute a representation on the part of Landlord or any person consulted by Landlord in
connection with such review and approval that such plans or other documents are correct or accurate, or are in compliance with any Applicable Requirements. Tenant shall pay the reasonable out-of-pocket costs incurred by Landlord in reviewing
Tenant’s plans, specifications and product samples, if any, within ten (10) days after receipt of an invoice therefore and reasonable supporting documentation. 

(b) Landlord or its affiliate shall have the right to perform Alterations on behalf of Tenant. If Landlord does not elect to perform the
Alterations, the contractor and all subcontractors and suppliers used by Tenant must be approved in writing by Landlord, which approval shall not be unreasonably withheld; provided, however, that Landlord reserves the right to require any work to be
performed on the Building Systems (whether such Building Systems are located within or outside the Premises) to be performed by subcontractors specified by Landlord. Tenant shall not either directly or indirectly, use any non-union labor. 

(c) All Alterations by Tenant’s contractor shall be diligently completed in a good and workmanlike manner and in compliance with all
Applicable Requirements and any Building construction rules and regulations then in effect. Tenant and Tenant’s contractor, subcontractors and suppliers shall maintain such insurance as may be reasonably required by Landlord, and Tenant shall
provide Landlord with evidence of such insurance prior to any such party’s entry into the Building. If 

  
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Tenant or any person who is in or about the Building with the consent of Tenant shall cause any damage to the Building or the Common Areas, Tenant shall reimburse Landlord for the cost of
repairs. Promptly after completion of the Alterations, Tenant shall deliver to Landlord “as built” drawings in CAD format showing the Alterations. On the first day of the month following substantial completion of the Alterations, Tenant
shall pay Landlord a fee of ten percent (10%) of the cost of the Alterations to compensate Landlord for its review and coordination of the Alterations, unless Landlord provides the Alterations under written contract with Tenant. 

(d) Unless otherwise provided by written agreement, all Alterations (including, but not limited to, sink units, wall-to-wall carpets, and
signs) shall become the property of Landlord at the end of the Term, and shall remain upon and be surrendered with the Premises, excepting however, that at Landlord’s election, Tenant shall, at Tenant’s expense, remove any or all
Alterations and restore the Premises to the condition prior to such Alteration (reasonable wear and tear excepted) before the last day of the Term, provided that Landlord shall have included with its approval of such Alterations the statement that
Landlord is reserving its right to require that any or all of such Alterations be so removed and the Premises so restored. If Tenant fails to so remove the Alterations or restore the Premises within the time limits provided above, Tenant shall pay
Rent to Landlord as provided by Section 19.2 hereof as if Tenant had held possession of the Premises after the Term, until Tenant so removes the Alterations and restores the Premises. 

7.4 Liens. Tenant shall keep the Premises and the Building free from any liens arising out of any work performed, materials
furnished or obligations incurred by Tenant. Tenant shall require that each contractor and supplier to the Premises agrees in writing to waive and release all lien rights against the Building and any rights to receive payment from the owner of the
Building for work performed in or products supplied to the Building. If Tenant fails to remove any lien within five (5) business days after demand, Landlord may, in addition to any other remedies, record a bond pursuant to California Civil Code
Section 3143 and all amounts incurred by Landlord in so doing shall become immediately due and payable by Tenant to Landlord as Additional Rent. Tenant shall give Landlord at least ten (10) business days’ prior written notice of the
commencement of any construction by Tenant. Landlord shall have the right to post and keep posted on the Premises any notices that may be provided by Applicable Requirements or which Landlord may deem to be proper for the protection of Landlord, the
Premises and the Building from such liens. 
 8. ASSIGNMENT AND SUBLETTING. 

8.1 Consent Required. 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, without the prior written consent of Landlord, which consent shall not be unreasonably withheld if Landlord does not exercise its recapture right under Section 8.4. Each of the foregoing is referred to
as a “Transfer” and any person to whom any Transfer is made or sought to be made is sometimes referred to as a “Transferee.” 

8.2 Procedure. If Tenant desires Landlord’s consent to any Transfer, Tenant shall submit to Landlord in writing at least
twenty (20) business days prior to the proposed effective date of the Transfer: (a) the name of the Transferee; (b) a description of the business to be carried on in the Premises by the Transferee; (c) the portion of the Premises
to be Transferred (the “Subject Space”); (d) a copy of the proposed sublease or assignment or other documentation; (e) audited or certified financial statements of the proposed Transferee for the two (2) most
recently completed fiscal years, and (f) bank and landlord references for the Transferee. Thereafter, Tenant shall furnish such supplemental information as Landlord may reasonably request concerning the proposed Transferee. Within fifteen
(15) business days after Landlord’s receipt of all of the information specified above, Landlord shall by written notice to Tenant (i) elect to terminate this Lease with respect to the Subject Space or the entire Premises in accordance
with Section 8.4 below, (ii) consent to the proposed Transfer by execution of a consent agreement in a form designated by Landlord, or (iii) reasonably disapprove of the proposed Transfer. Tenant shall furnish Landlord with true and
complete copies of all assignments, subleases and any supplementary agreements or amendments thereto within five (5) business days after execution. 

  
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 8.3 Reasonable Conditions. By way of example and without limitation, it shall be
deemed to be reasonable under this Lease and under any Applicable Requirements for Landlord to withhold consent to any proposed Transfer where, in the good faith judgment of Landlord, one or more of the following apply (or where Landlord has not
been provided with sufficient information to determine that none of the following apply): (a) the proposed Transferee fails to satisfy Landlord’s then current credit and other standards for tenants of the Building, or does not have the
financial strength and stability to perform all of the obligations of the Tenant under this Lease (as they apply to the Subject Space) as and when they fall due; (b) the Transferee is of a character or reputation or is engaged in a business
which is not consistent with the quality of the Building or the existing tenant mix; (c) the proposed use of the Premises would (i) be unlawful or inappropriate to the location and configuration of the Premises; (ii) cause Landlord to be
in violation of another lease or agreement to which Landlord is a party, or would give an occupant of the Building a right to cancel its lease; (iii) increase insurance premiums applicable to the Building; (iv) materially increase the
services or utilities to be provided to the Premises or otherwise materially increase the burden on Building Systems or the Common Areas; or (v) impair the reputation of the Building; (d) the Transferee is a governmental entity, or is
entitled, directly or indirectly, to diplomatic or sovereign immunity, or is not subject to the service of process in, or the jurisdiction of the courts of, the State of California, or holds any exemption from the payment of ad valorem or
other taxes which would prohibit Landlord from collecting from such Transferee any amounts otherwise payable under this Lease (each, a “Governmental or Quasi-Governmental Entity”); (e) the proposed Transfer would require
demising the Premises into more than two (2) tenant spaces; (f) the Transferee is negotiating with Landlord to lease space in the Building at such time, or has negotiated with Landlord to lease space in the Building during the six
(6) month period immediately preceding Tenant’s request for consent; (g) the proposed Transfer is to an existing tenant or subtenant of the Building; or (h) at the time of the proposed Transfer, an Event of Default shall have
occurred hereunder, or an event shall have occurred that with notice, the passage of time, or both, would become an Event of Default. 

8.4 Recapture. Notwithstanding anything to the contrary contained in this Article 8, and except for a Transfer to a Successor
Company as defined in Section 8.11 herein, Landlord shall have the option to terminate this Lease with respect to (a) the Subject Space, or (b) if the Subject Space constitutes fifty percent (50%) or more of the total square
footage of the Premises, either the Subject Space or the entire Premises, by giving notice to Tenant within the time period specified in Section 8.2 above. Tenant may at any time, by providing written notice to Landlord, request confirmation
that Landlord will or will not exercise its option to terminate. Such confirmation by Landlord will remain in effect for a ninety (90) day period immediately following the date of said notice. Landlord’s termination pursuant to this
Section 8.4 shall be effective as of the effective date of the proposed Transfer. If Landlord terminates this Lease with respect to less than the entire Premises: (i) Landlord, at Landlord’s expense, shall construct any demising walls
required to segregate the Subject Space from the remaining Premises retained by Tenant; and Tenant shall be responsible, at its expense, for painting, covering or otherwise decorating the surfaces of the partitions facing the remaining Premises
retained by Tenant; (ii) the Monthly Base Rent shall be adjusted based on the rentable area of the Premises retained by Tenant, (iii) Tenant’s share of Escalations shall be equitably adjusted; and (iv) this Lease as so amended shall
continue thereafter in full force and effect (upon request of either party, the parties shall execute written confirmation of the same). In the event of such termination, Landlord shall have the right to enter into a direct lease with the Transferee
on such terms as shall be acceptable to Landlord in its sole and absolute discretion, and Tenant hereby waives any claims against Landlord related thereto, including, any claims for compensation or profit related to such lease. 

8.5 Transfer Premium. Tenant shall pay Landlord, on or before the first (1st) day of each month, fifty percent
(50%) of any Transfer Premium payable to Tenant in connection with a Transfer. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by the Transferee (including, but not limited to,
payments in excess of fair market value for Tenant’s assets, trade fixtures, equipment and other personal property, goodwill, intangible property and any capital stock or other equity ownership of Tenant) in excess of the Rent payable by Tenant
under this Lease (on a per rentable square foot basis, if less than all of the Premises is transferred), after deducting Permitted Transfer Costs. “Permitted Transfer Costs” means the actual and reasonable costs incurred and
paid by Tenant in connection with the applicable Transfer for (a) brokerage commissions, (b) any Alterations to the Subject 

  
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Space made by Tenant in connection with the Transfer, and (c) legal fees and expenses, provided that Tenant shall furnish Landlord with copies of bills or other documentation substantiating
such costs. If the Transfer Premium is not paid to Tenant in a lump sum, all Permitted Transfer Costs shall be amortized on a straight-line basis, without interest, over the relevant term of the Transfer. If Tenant shall enter into multiple
Transfers, the Transfer Premium payable to Landlord shall be calculated independently with respect to each Transfer. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of
Tenant relating to any Transfer, and shall have the right to make copies thereof. 
 8.6 Additional Transfers. Without
limiting other transactions or events that may constitute an assignment of this Lease, the following shall be deemed an assignment of this Lease: (a) the assignment or transfer by operation of law; (b) the transfer, in one or more
transactions occurring within a period of twenty-four (24) months, whether by sale, assignment, bequest, inheritance, operation of law or other disposition, or by subscription of fifty percent (50%) or more of the corporate shares of or
partnership or other ownership interest in Tenant (unless Tenant’s stock is listed on a recognized securities exchange); (c) the dissolution of Tenant, unless such dissolution is immediately followed by the reconstitution of a successor
entity that continues the business of Tenant with the same ownership of shares or constituent partnership interests and the same or greater Net Worth as existed prior to such dissolution; or (d) the sale or other transfer or disposition of
substantially all of the assets of Tenant. “Net Worth” shall mean the excess of total assets over total liabilities, determined in accordance with generally accepted accounting principles (GAAP), excluding, however, from the
determination of total assets, goodwill and other intangibles. Without limiting the other events that may constitute a subletting, any occupancy of all or any portion of the Premises by any person, firm, partnership or corporation, or any groups of
persons, firms, partnerships or corporations, or any combination thereof, other than Tenant and its employees and transient business guests, shall be deemed a subletting of the Premises. 

8.7 Documentation. Each assignee shall assume and be deemed to have assumed this Lease and shall be and remain jointly and
severally liable with Tenant for the payment of Rent and for the timely performance of all of the obligations of Tenant hereunder. No assignment shall be binding on Landlord until the assignee or Tenant shall deliver to Landlord a counterpart of an
assignment that contains a covenant of assumption by the assignee, but the failure or refusal of the assignee to execute such assumption shall not release or discharge the assignee from its liability as set forth above. No sublease shall be
effective until Tenant shall deliver to Landlord a counterpart of such sublease whereby the subtenant acknowledges receipt of this Lease and agrees that its use and occupancy of the Premises (or a portion thereof) shall be subject to the terms and
conditions hereof. 
 8.8 Tenant Remedies. Notwithstanding anything to the contrary in this Lease, if Tenant claims that
Landlord has unreasonably withheld or delayed its consent under this Article 8 or otherwise has breached or acted unreasonably under this Article 8, Tenant’s sole remedy shall be declaratory judgment and an injunction for the relief sought
without any monetary damages, and Tenant hereby waives all other remedies, including any right provided under California Civil Code Section 1995.310 or other Applicable Requirements to terminate this Lease. 

8.9 Costs. Any notice by Tenant to Landlord of a proposed Transfer shall be accompanied by a payment of $1,500 as a
non-refundable fee for the processing of Tenant’s request for Landlord’s consent. In addition to said fee, Tenant shall reimburse Landlord for reasonable attorneys’ fees and costs incurred by Landlord in connection with review and the
preparation of documents in connection with a proposed Transfer, whether or not Landlord consents thereto. 
 8.10 No Merger.
The surrender of this Lease by Tenant, or a mutual cancellation hereof, or the termination of this Lease in accordance with its terms, shall not result in a merger and shall, at the option of Landlord, terminate all or any existing subleases or
operate as an assignment to Landlord of any or all such subleases. 
 8.11 Ownership Change. Tenant may assign this Lease to a
successor to Tenant by purchase, merger, consolidation or reorganization (an “Ownership Change”) or assign this Lease or 

  
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sublet all or a portion of the Premises to an Affiliate without the consent of landlord, provided that all of the following conditions are satisfied (a “Permitted
Transfer”); (a) Tenant is not in Default; (b) in the event of an Ownership Change, Tenant’s successor shall own substantially all of the assets of Tenant and have a Net Worth which is at least equal to Tenant’s Net
Worth as of the date of this Lease; (c) the Permitted Use does not allow the Premises to be used for retail purposes; and (d) Tenant shall give Landlord written notice at least fifteen (15) business days prior to the effective date of
the Permitted Transfer. Tenant’s notice to Landlord shall include information and documentation evidencing the Permitted Transfer and showing that each of the above conditions has been satisfied. If requested by Landlord, Tenant’s
successor shall sign an assumption agreement in a form designated by Landlord. “Affiliate” shall mean an entity controlled by, controlling or under common control with Tenant. 

9. INSURANCE. 

9.1 Insurance. Tenant shall, at all times during the Term, maintain the following insurance: (a) 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; (b) Property Insurance written on an All Risk or Special Perils form, with coverage for broad
form water damage, including earthquake sprinkler leakage, at replacement cost value and with a replacement cost endorsement covering all of Tenant’s business and trade fixtures, equipment, moveable partitions, furniture, merchandise and other
personal property within the Premises (“Tenant’s Property”); (c) Business Income Insurance and extra expenses coverage in amounts that shall reimburse Tenant for all rental and other payment obligations of Tenant
under this Lease for a period of no less than one (1) year; (d) Workers’ Compensation Insurance in amounts required by Applicable Requirements; and (e) Employers Liability Coverage of at least $1,000,000.00 per occurrence. 

9.2 Other Requirements. Any company writing Tenant’s insurance shall have an A.M. Best rating of not less than A-X. All
Commercial General Liability Insurance policies shall name as additional insureds Landlord, the managing agent for the Building, and other parties reasonably designated by Landlord. All insurance carried by Tenant shall: (a) be written as
primary policies, not contributing with or in excess of coverage that Landlord may carry; (b) not contain a cross-suits exclusion; (c) provide for separation of insureds; and (d) if applicable, include a “per location”
endorsement reasonably acceptable to Landlord so that the general aggregate and other limits apply separately to the Premises. All of Tenant’s insurance policies shall contain endorsements that the insurer(s) shall give Landlord and its
designees at least thirty (30) days’ advance written notice of any cancellation, termination, material change or lapse of insurance. Tenant shall provide Landlord with a certificate of insurance evidencing Tenant’s required insurance
coverage, along with a copy of the endorsement naming the required parties as additional insureds, within ten (10) business days after the mutual execution of this Lease, and thereafter as necessary to ensure that Landlord always has current
certificates evidencing Tenant’s compliance hereunder. In addition, upon request by Landlord, Tenant shall provide copies of its insurance policies. 

10. TENANT’S WAIVER OF LIABILITY AND INDEMNIFICATION. 

10.1 Waiver and Release. To the fullest extent permitted by Applicable Requirements, neither Landlord nor the holder of any
Superior Interests (as defined in Section 16.1 hereof), Landlord affiliate, or any of their respective officers, directors, partners, members, shareholders, employees, agents, or contractors (individually, including Landlord,
“Landlord Party,” and collectively, “Landlord Parties”), shall be liable to Tenant or any other Tenant Parties for, and Tenant waives and releases Landlord and the other Landlord Parties from, any and
all Claims for loss or damage to any property or injury, illness or death of any person in, upon or about the Premises and/or any other portion of the Building or the Property, arising at any time and from any cause whatsoever (including such Claims
caused in whole or in part by any active or passive act, omission, or neglect of Landlord or any Landlord Party and any Claims in which liability without fault or strict liability is imposed or sought to be imposed). Without limiting the generality
of the foregoing, the preceding waiver and release extends to Claims resulting from any unauthorized or criminal acts of third parties, or caused by earthquake or earth movement, gas, fire, oil, electricity or water leakage from the roof, walls,
windows, basement or other 

  
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portion of the Premises, the Building or the Property, but with respect to any Landlord Party, excluding Claims to the extent that a final judgment of a court of competent jurisdiction
establishes that such Claim was proximately caused by the fraud, willful injury to person or property or violation of Applicable Requirements by such Landlord Party. “Claims” means any and all obligations, losses, claims,
actions (including remedial or enforcement actions of any kind and administrative or judicial proceedings, suits, orders or judgments), causes of action, liabilities, penalties, damages (including consequential and punitive damages), costs and
expenses (including reasonable attorneys’ and consultants’ fees and expenses). “Tenant Party” or “Tenant Parties” means individually or collectively, Tenant, all persons or entities claiming
by, through or under Tenant, and their respective officers, directors, partners, members, shareholders, employees, agents, contractors, licensees, and invitees. The provisions of this Section 10.1 shall survive the expiration or earlier
termination of this Lease until all Claims within the scope of this Section 10.1 are fully, finally, and absolutely barred by the applicable statutes of limitations. 

10.2 Indemnification of Landlord. To the fullest extent permitted by Applicable Requirements, Tenant shall indemnify, defend,
protect and hold Landlord and the other Landlord Parties harmless of and from Claims arising out of or in connection with, or related to any of the following, including Claims brought by or on behalf of employees of Tenant, with respect to which
Tenant waives, for the benefit of the Landlord Parties, any immunity to which Tenant may be entitled under any worker’s compensation laws: (a) the use or occupancy of, or the conduct of business in, the Premises; (b) the performance
of Alterations; (c) the use, generation, storage, handling, release, transport, or disposal by Tenant or any other Tenant Parties of any Hazardous Materials in or about the Premises or any other portion of the Building or the Property,
including damages for diminution in the value of the Property and sums to remediate, clean up and remove such Hazardous Materials; (d) any other occurrence or condition in, on, or about the Premises; or (e) acts, neglect or omissions of
Tenant or any other Tenant Parties in or about any portion of the Building or the Property. The foregoing indemnification shall apply regardless of the active or passive negligence of Landlord Parties and regardless of whether liability without
fault or strict liability is imposed or sought to be imposed on the Landlord Parties, but shall not apply with respect to any Landlord Party to the extent that a final judgment of a court of competent jurisdiction establishes that a Claim was
proximately caused by the willful misconduct of that Landlord Party. Landlord shall have the right to approve legal counsel proposed by Tenant for defense of any Claim indemnified against hereunder or under any other provision of this Lease. If
Landlord disapproves the legal counsel proposed by Tenant for the defense of any Claim indemnified against hereunder, Landlord shall have the right to appoint its own legal counsel, the reasonable fees, costs and expenses of which shall be included
as part of Tenant’s indemnity obligation hereunder. The provisions of this Section 10.2 shall survive the expiration or earlier termination of this Lease until all Claims within the scope of this Section 10.2 are fully, finally, and
absolutely barred by the applicable statutes of limitations. Tenant’s indemnity obligations under the Lease are subject to the waiver of subrogation contained in Section 10.4 of the Lease. 

10.3 Landlord Indemnification. To the fullest extent permitted by Applicable Requirements, Landlord shall indemnify and
hold Tenant and the other Tenant Parties harmless of and from Claims arising out of or in connection with, or related to the gross negligence or willful misconduct of Landlord or Landlord Parties, but only to the extent that a final judgment of a
court of competent jurisdiction establishes that the Claim(s) was proximately caused by the gross negligence or willful misconduct of Landlord or another Landlord Party 

10.4 Mutual Waiver of Subrogation. Landlord and Tenant hereby waive and release any and all rights of recovery against
the other party, including officers, employees, agents and authorized representatives (whether in contract or tort) of such other party, that arise or result from any and all loss of or damage to any property of the waiving party located within or
constituting part of the Building, including the Premises, to the extent of amounts payable under a standard ISO Commercial Property insurance policy, or such additional property coverage as the waiving party may carry, whether or not the party
suffering the loss or damage actually carries any insurance, recovers under any insurance or self-insures the loss or damage. Each party shall have its property insurance policies issued in such form as to waive any right of subrogation as might
otherwise exist. This mutual waiver is in addition to any other waiver or release contained in this Lease. 

  
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 11. CASUALTY. 

11.1 Landlord’s Obligation to Repair. If the Premises or any other portion of the Building necessary for Tenant’s use
and occupancy of the Premises, are damaged or destroyed by fire, earthquake, or any other event of a sudden, unexpected, or unusual nature (“Casualty”), Landlord shall, promptly after Landlord obtains actual knowledge of such
damage or destruction (“Casualty Discovery Date”), notify Tenant of Landlord’s reasonable estimate of the time required to repair such damage or destruction. If Landlord estimates that the necessary repairs can be
completed within ninety (90) days after the commencement thereof, then subject to Sections 11.2 and 11.4, Landlord shall repair the Premises, and/or the portion of the Building necessary for Tenant’s use and occupancy of the Premises, to
substantially the condition existing immediately before such damage or destruction, to the extent commercially reasonable, and as permitted by then Applicable Requirements. 

11.2 Landlord’s Election to Repair. If (a) Landlord estimates that repairs to the Premises cannot be completed within
ninety (90) days after the commencement thereof, or (b) insurance proceeds are insufficient for rebuilding the Premises or the holder of any Superior Interests requires the insurance proceeds to be applied to payment of debt, or
(c) any material uninsured damage to the Building occurs (whether or not the Premises are affected), then in any such event Landlord may elect to terminate this Lease or to repair the Premises and/or the portion of the Building necessary for
Tenant’s use and occupancy of the Premises. 
 11.3 Performance of Repairs. If this Lease is not terminated, Landlord
shall diligently repair the Building and all improvements in the Premises, other than Alterations. Tenant, at Tenant’s cost and expense, shall diligently repair Alterations. Tenant shall also diligently replace or repair, at Tenant’s cost
and expense, Tenant’s Property. During such repairs, Monthly Base Rent and Tenant’s Share of increases in Escalations, shall be abated in the proportion that the rentable area of the Premises that is untenantable bears to the total
rentable area of the Premises. 
 11.4 Damage at End of Term. Notwithstanding the above, if the Premises, or any portion of
the Building necessary for Tenant’s use and occupancy of the Premises, are damaged or destroyed by Casualty during the last twelve (12) months of the Term, and such damage will prevent Tenant from using the Premises for a period in excess
of thirty (30) consecutive business days, either party shall have the right, in its sole discretion, to terminate this Lease by notice to the other party given within thirty (30) days after the Casualty Discovery Date. 

11.5 Waiver of Statutes. The respective rights and obligations of Landlord and Tenant in the event of a Casualty are governed
exclusively by this Lease. Accordingly, Tenant hereby waives the provisions of any law to the contrary, including California Civil Code Sections 1932(2) and 1933(4), providing for the termination of a lease upon destruction of the leased property.

 12. CONDEMNATION. If all or any part of the Premises shall be taken as a result of the exercise of the power of eminent
domain or agreement in lieu thereof, this Lease shall terminate as to the part so taken as of the date of taking, and the Monthly Base Rent shall be equitably reduced. In the case of a partial taking, if Tenant cannot reasonably conduct business in
the remaining Premises, Tenant shall have the right to terminate this Lease by giving written notice to Landlord within sixty (60) days after the date of the taking. In addition, if a portion of the Building is taken, and Landlord determines
that it is not economically feasible to continue operating the remaining portion of Building, Landlord may terminate this Lease by giving written notice to Tenant, whether or not any portion of the Premises is taken. Landlord shall be entitled to
all compensation awarded or received in connection with a taking, and Tenant hereby assigns to Landlord any and all elements of said compensation that Tenant would, in the absence of such assignment, have been entitled to receive. Without limiting
the generality of the foregoing, Tenant shall have no claim for the “bonus value” of this Lease, or the value of tenant improvements, whether paid for by Landlord or Tenant; provided, however, that Tenant shall be entitled to receive any
award for the loss of goodwill of Tenant’s business (but only to the extent the same does not constitute “bonus value”) and for any relocation expenses that Tenant is entitled under Applicable Requirements to recover directly from the
condemning authority. Tenant waives the provisions of California Code of Civil Procedure Sections 1265.110 through 1265.160, or any similar or successor Applicable Requirements. 

  
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 13. ENTRY; MODIFICATIONS TO COMMON AREAS. 

13.1 Entry. Upon reasonable prior verbal notice (except in the case of emergency), Landlord may enter the Premises at any time
to (a) inspect the same, (b) exhibit the same to prospective purchasers, lenders or tenants, (c) determine whether Tenant is complying with all of its obligations hereunder, (d) post notices of non-responsibility,
(e) enforce the provisions of this Lease, and (f) perform maintenance or repairs, or construct alterations or improvements to the Premises or any portion of the Building; provided, however, that Landlord shall use good faith efforts to
perform such work as promptly as reasonably practical and so as to cause as little interference with Tenant’s use of the Premises as reasonably practical (provided that Landlord shall not be required to employ labor at overtime or premium
rates). Landlord shall at all times have and retain a key with which to unlock all of the doors in, or about the Premises (excluding Tenant’s vaults and similar areas designated in writing by Tenant in advance); and Landlord shall have the
right to use any and all means which Landlord may deem proper to open said doors in an emergency in order to obtain entry to the Premises or any portion thereof. If applicable, Tenant shall notify its alarm company or security service provider of
Landlord’s rights under this Article, and Tenant and its security service provider shall cooperate with Landlord and Landlord’s lobby attendant (for example, by issuing alarm keys or codes to Landlord’s lobby attendant) to facilitate
the exercise of Landlord’s rights under this Article. 
 13.2 Modifications to Common Areas. Landlord shall have the
right, in its sole discretion from time to time, to: (a) make changes in the Common Areas and/or the Property, including changes in the location, size, and number of entrances, doors and doorways, corridors and stairs; and (b) use or
temporarily close Common Areas for maintenance purposes or in connection with the construction of additional improvements on the Property, so long as Tenant has access to the Premises. Without limiting the generality of the foregoing, Landlord
reserves the right to erect scaffolding and to install, use, maintain, relocate and repair pipes, ducts, conduits, wires and equipment serving the Premises or other parts of the Building. 

13.3 No Claims. Notwithstanding the provisions of Section 10.3 hereof, There shall be no abatement of Rent by reason of
Landlord’s actions pursuant to this Article 13, and Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises or any other
loss occasioned thereby. Any actions by Landlord pursuant to this Article 13 shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into or detainer of the Premises or an eviction, actual or constructive, of
Tenant from the Premises, or any portion thereof. 
 14. DEFAULT BY TENANT. 

14.1 Events of Default. The occurrence of any one or more of the following events (“Events of Default”)
shall constitute a breach of this Lease by Tenant: (a) if Tenant fails to pay any Monthly Base Rent or Additional Rent when due hereunder and such failure continues for more than three (3) days after written notice thereof from Landlord;
provided, however, that after the second such failure in a calendar year, only the passage of time, but no notice shall be required to constitute an Event of Default during the same calendar year; (b) if Tenant abandons the Premises (as defined
in California Civil Code Section 1951.3); (c) if Tenant fails to deliver any estoppel certificate, subordination documents, financial statements or evidence of insurance within the respective time periods specified elsewhere in this Lease;
(d) if Tenant fails to restore or increase the Security Deposit within the time period specified in Section 3.2; (e) if Tenant fails to surrender the Premises in the condition required upon the expiration or earlier termination of
this Lease; (f) if Tenant fails to perform or observe any other agreement or term hereof (except those listed in subparagraphs (a) through (e) above), and such failure continues for more than ten (10) business days after written
notice thereof from Landlord, provided that if such failure cannot reasonably be cured within ten (10) business days, an Event of Default shall not exist as long as Tenant commences the curing of such failure within ten (10) business days
and thereafter diligently prosecutes 

  
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and completes the curing of such failure within sixty (60) days after Landlord’s notice; (g) if Tenant or any guarantor of this Lease shall make a general assignment for the
benefit of creditors, or shall admit in writing its inability to pay its debts as they become due or shall file a petition in bankruptcy, or shall be adjudicated as bankrupt or insolvent or shall file a petition seeking any reorganization,
arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, or shall file an answer admitting or shall fail timely to contest the material allegations of a petition filed
against it in any such proceeding, or shall seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator of Tenant or any material part of its property; (h) if within sixty (60) days after the commencement of
any proceeding against Tenant or any guarantor of this Lease seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, such proceeding shall
not have been dismissed, or if, within ninety (90) days after the appointment without the consent or acquiescence of Tenant or any guarantor of this Lease, of any trustee, receiver or liquidator of Tenant or such guarantor or of any material
part of its properties, such appointment shall not have been vacated; or (i) if this Lease or any estate of Tenant hereunder shall be levied upon under any attachment or execution and such attachment or execution is not vacated within ten
(10) days. 
 Tenant agrees that notwithstanding the foregoing provisions of this Section 14.1, Tenant shall be in default for
purposes of Section 1161 of the California Code of Civil Procedure immediately following Tenant’s failure to comply with any agreements, terms or conditions of this Lease to be performed or observed by Tenant, and that any notice required
to be given by Landlord under this Section 14.1 shall, in each case, be in lieu of, and not in addition to, any notice required under Section 1161 of the California Code of Civil Procedure, and shall be deemed to satisfy the requirement,
if any, that notice be given pursuant to said section. 
 14.2 Termination Upon Default. In any notice given pursuant to any
one or more Events of Default, Landlord in its sole discretion, may elect to declare a forfeiture of this Lease as provided in Section 1161 of the California Code of Civil Procedure, and provided that Landlord’s notice states such an
election, Tenant’s right to possession shall terminate and this Lease shall terminate, unless on or before the date specified in such notice all arrears of Rent, and all costs and expenses incurred by or on behalf of Landlord hereunder,
including attorneys’ fees incurred in connection with such default, shall have been paid by Tenant and all other breaches of this Lease by Tenant shall have been fully remedied to the satisfaction of Landlord. Provided that Landlord serves
notice, if required, in accordance with the provisions of this Article, Tenant hereby waives any notice required by Section 1161 of the California Code of Civil Procedure. Upon such termination, Landlord may recover from Tenant (a) the worth at
the time of award of the unpaid rent which had been earned at the time of termination; (b) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the
amount of such rental loss that Tenant proves could reasonably have been avoided; (c) the worth at the time of award of the amount by which the unpaid rent for the balance of the Term after the time of award exceeds the amount of such rental
loss that Tenant proves could be reasonably avoided; and (d) any other amounts necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the
ordinary course of things would be likely to result therefrom. The “worth at the time of award” of the amounts referred to in clauses (a) and (b) above shall be computed by allowing interest at the interest rate set forth in
Section 14.8. The worth at the time of award of the amount referred to in clause (c) above shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%. Unpaid rent
shall include Escalations as well as Monthly Base Rent. For the purpose of determining unpaid rent under clause (c) above, Escalations for the balance of the Term shall be projected based upon the annual average rate of increase, if any, in
Escalations from the Commencement Date through the time of award. 
 14.3 Continuation After Default. Even though Tenant has
breached this Lease, this Lease shall continue in effect for so long as Landlord does not terminate Tenant’s right to possession, and Landlord may enforce all its rights and remedies, including the right pursuant to Section 1951.4 of the
California Civil Code to recover Rent as it becomes due under this Lease, if Tenant has the right to sublet or assign, subject only to reasonable limitations. Acts of maintenance or preservation or efforts to relet

  
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the Premises or the appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease shall not constitute a termination of Tenant’s right to
possession unless written notice of termination is given by Landlord to Tenant. 
 14.4 Other Relief. In the event of re-entry
or taking possession of the Premises, Landlord shall have the right but not the obligation to remove all or any part of the trade fixtures, furnishings, equipment and personal property located in the Premises and to place the same in storage at a
public warehouse at the expense and risk of Tenant or to sell such property in accordance with applicable law. The remedies provided for in this Lease are in addition to any other remedies available to Landlord at law or in equity, by statute or
otherwise. 
 14.5 Landlord’s Right to Cure Default. All agreements and provisions to be performed by Tenant under any of
the terms of this Lease shall be at its sole cost and expense and without abatement of Rent. If an Event of Default occurs, Landlord may, but shall not be obligated to, and without waiving or releasing Tenant from any of its obligations hereunder,
make any payment or perform any other obligation of Tenant under this Lease. All sums so paid by Landlord and all costs incurred by Landlord to perform such obligations shall be deemed Additional Rent hereunder and shall be payable to Landlord on
demand. 
 14.6 Remedies Cumulative. The rights and remedies of Landlord under this Lease are cumulative and in
addition to all other rights and remedies available to Landlord at law or in equity by statute or otherwise. Landlord’s pursuit of any such right or remedy shall not constitute a waiver or election of remedies with respect to any other right or
remedy. 
 14.7 Waiver of Forfeiture. Tenant hereby waives California Code of Civil Procedure Section 1179,
California Civil Code Section 3275, and all such similar laws now or hereinafter enacted which would entitle Tenant to seek relief against forfeiture in connection with any termination of this Lease. 

14.8 Interest; Late Charge. All amounts of Rent not paid when due shall accrue interest at twelve percent (12%) per annum,
but in no event in excess of the maximum rate of interest permitted by law. Tenant acknowledges that late payment by Tenant to Landlord of Rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being
extremely difficult and impracticable to fix. Therefore, if any Monthly Base Rent or Additional Rent is not received by Landlord when due, Tenant shall pay to Landlord an additional sum equal to the greater of (a) Five Hundred Dollars ($500.00)
or (b) ten percent (10%) of the overdue amount as a late charge, provided that Tenant shall be entitled to a grace period of five (5) days on the first two occasions in a calendar year that Tenant is delinquent. The parties agree that
this late charge represents a fair and reasonable estimate of Landlord’s costs to be incurred by reason of Tenant’s late payment, but does not relieve Tenant from its obligation to pay Rent when due. Acceptance of any late charge shall not
constitute a waiver of Tenant’s default with respect to the overdue amount, nor prevent Landlord from exercising any of the other rights and remedies available to Landlord. 

14.9 Chronic Delinquency. For the purpose of this Lease, “Chronic Delinquency” by Tenant shall mean
failure by Tenant to pay Monthly Base Rent, Escalations, or any other payment required to be paid by Tenant under this Lease, within five (5) days after the date such payment is due hereunder (including if such delinquency results from a check
presented by Tenant being returned by the drawee bank or an EFT transaction being refused by Tenant’s bank for any reason) on two (2) or more separate occasions during any consecutive twelve (12) month period. In the event of a
Chronic Delinquency, Landlord shall have the right, in addition to all other remedies under this Lease and law, to require that subsequent installments of Rent be paid by Tenant quarterly in advance, by certified check, and that Tenant shall, within
five (5) days after request, increase the Security Deposit by an amount equal to twice the then applicable Monthly Base Rent. This provision shall not limit in any way nor be construed as a waiver of the rights and remedies of Landlord provided
herein or by law in the event of even one instance of delinquency. 

  
 16 

 15. DEFAULT BY LANDLORD; LIMITATION ON LIABILITY. 

15.1 Notice and Cure Period. Landlord shall not be in default in the performance of any obligation required to be performed by
Landlord under this Lease unless Landlord has failed to perform such obligation within thirty (30) days after written notice of such failure (or such longer period as is reasonably necessary to remedy such default, provided that Landlord shall
commence to cure within such thirty (30) days and diligently pursue such remedy until such default is cured). No default by Landlord under this Lease shall entitle Tenant to terminate this Lease or to obtain special, indirect or consequential
damages, and Tenant hereby unconditionally waives the remedy of constructive eviction in respect of any such default by Landlord. 
 15.2
Limitation on Liability. Landlord’s liability to Tenant for any default by Landlord under this Lease or arising in connection with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter
relating to the Building or the Premises shall be limited solely to the lesser of (a) the interest of Landlord in the Building, or (b) the equity interest Landlord would have in the Building if the Building were encumbered by third party
debt in an amount equal to eighty percent (80%) of the value of the Building (as such value is determined in good faith by Landlord). Neither Landlord nor any other Landlord Party shall have any personal liability for any judgment or
deficiency. Further, in no event shall Landlord or any Landlord Party be liable under any circumstances for any special, indirect or consequential damages or for any injury or damage to, or interference with, Tenant’s business, including but
not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, arising from any cause whatsoever. 

16. SUBORDINATION. 

16.1 Subordination. This Lease shall be subject and subordinate to all ground or underlying leases, mortgages and deeds of trust
(“Superior Interests”) that now or may hereafter affect or encumber the Building or the Property (including Superior Interests encumbering the leasehold estate in any ground lease or leases) and to all renewals,
modifications, consolidations, replacements and extensions thereof, unless the holder of a Superior Interest elects to subordinate its Superior Interest to this Lease. Within ten (10) days after request by Landlord or the holder of any Superior
Interest, Tenant shall execute documents to confirm the subordination or superiority of this Lease to any Superior Interest. Upon request, Tenant shall attorn to any successor to Landlord’s interest in this Lease without any offsets or defenses
which Tenant might have against any prior Landlord. 
 16.2 Notice and Cure Rights. No notice from Tenant to Landlord of a
Landlord default shall be effective unless and until a copy of the same is given to the holder of any Superior Interest of which Tenant has been notified, and the curing of any of Landlord’s defaults by the holder of such Superior Interest
within a reasonable time after receipt of such notice from Tenant shall be treated as timely performance by Landlord. 
 17. ESTOPPEL
CERTIFICATE. Within ten (10) days after notice from Landlord, Tenant shall execute and deliver to Landlord, in recordable form, a certificate certifying: (a) that this Lease is unmodified and in full force and effect (or, if there
have been modifications, stating the date and nature of each modification); (b) the Commencement Date and the Expiration Date; (c) that Tenant has accepted the Premises and Landlord has properly completed any improvements required to be
made by Landlord (or the reasons why Landlord has not done so); (d) the amount of the current Monthly Base Rent and Escalations, if any, and the date to which Rent has been paid; (e) that no default on the part of Tenant exists (except as
to defaults specified in the certificate); (f) that no default of Landlord is claimed by Tenant and there are no defenses against enforcement of Tenant’s obligations under this Lease (except as specified in the certificate); and
(g) such other matters as may be reasonably requested by Landlord. If requested, Tenant shall also attach to such certificate a copy of this Lease and any amendments, and include a certification by Tenant that such attachment is a true, correct
and complete copy of this Lease. If Tenant fails to deliver such a certificate within said ten (10) day period, then the information contained in such certificate as submitted by Landlord shall conclusively be deemed correct for all purposes.

  
 17 

 18. RELOCATION. Landlord shall have the right to relocate Tenant to other space in
the Building only if the following conditions are satisfied: (i) Landlord shall give Tenant at least six (6) months’ prior written notice of such relocation; (ii) the substitute space shall be on the same floor or higher,
comparable in configuration, size and view to the Premises; (iii) the leasehold improvements in the substitute space shall be equal or better than those contained in the Premises; (iv) Landlord shall reimburse Tenant for all out-of-pocket
expenses reasonably incurred by Tenant due to such relocation, including, without limitation, costs incurred in data cabling and reasonable costs for replacing stationery, business cards and similar items; (v) the physical relocation shall take
place on a weekend; and (vi) Tenant’s monthly rent and Tenant’s share of Operating Expenses and Taxes shall be appropriately reduced if the substitute space is smaller than the Premises, but shall not be increased if the substitute
space is larger than the Premises. Notwithstanding the foregoing, Tenant shall have the right, exercisable within thirty (30) days after receipt of Landlord’s relocation notice, to terminate the Lease as of the date that Landlord specifies
for relocation in its relocation notice. 
 19. HOLDING OVER AND SURRENDER. 

19.1 Surrender. Subject to Section 7.3(d), Tenant shall surrender the Premises upon the expiration or earlier termination
of this Lease in the same condition as received, reasonable wear and tear and damage by the elements excepted. Any personal property of any kind remaining in the Premises after the expiration or earlier termination of this Lease shall become the
personal property of Landlord. Tenant hereby relinquishes all right, title and interest in the personal property and agrees that Landlord may dispose of the personal property as it sees fit in its sole discretion. Tenant waives the provisions of
California Civil Code Sections 1980 et seq. and 1993 et seq. governing the disposal of lost or abandoned property, and releases Landlord, its employees and agents from any and all claims, damages, liabilities and actions of every
kind and nature whatsoever, whether now known or unknown, arising out of or relating to disposal of personal property remaining in the Premises after the expiration or earlier termination of this Lease. Notwithstanding anything in this Lease to the
contrary, Tenant will have no obligation to remove the Tenant Improvements made pursuant to Exhibit D, hereof. 
 19.2 Holding
Over. Any holding over after the expiration or other termination of this Lease with the written consent of Landlord shall be construed to be a tenancy from month to month at the Monthly Base Rent in effect on the date of such expiration or
termination or such other Monthly Base Rent as shall be agreed upon in writing by the parties and otherwise on all the terms of this Lease. Any holding over after the expiration or other termination of this Lease without the written consent of
Landlord shall be construed to be a tenancy at sufferance on all the terms of this Lease, except that the Monthly Base Rent shall, for the initial three (3) months following the commencement of Tenant holding over, be an amount equal to one
hundred fifty percent (150%) of the Monthly Base Rent payable by Tenant immediately prior to such holding over. Should Tenant continue holding over at the time, commencing upon the fourth
(4th) month following the commencement of Tenant holding over, Monthly Base Rent shall be increased to an amount equal to one two hundred percent (200%) of the Monthly Base Rent payable
by Tenant immediately prior to such holding over. During any such holding over by Tenant, either with or without Landlord’s consent, Tenant shall continue to pay Escalations in accordance with Exhibit B. Acceptance by Landlord of
Rent after the expiration or termination of this Lease shall not constitute Landlord’s consent to any such tenancy from month to month or result in any other tenancy or any renewal of the Term. 

20. NOTICES. All notices, consents, demands and other communications from one party to the other given pursuant to the terms of
this Lease or under the laws of the State of California, including notice under Section 1161 of the California Code of Civil Procedure, shall be in writing and delivered by hand or sent by U.S. certified mail, return receipt requested, or by
same day or overnight courier service at the respective addresses for Landlord and Tenant set forth in Section 9 on the Summary. Each notice shall be deemed to have been received on the earlier to occur of actual delivery or the date on which
delivery is refused, or, if Tenant has vacated the Premises or its last notice address without providing a new notice address, three (3) days after notice is deposited in the U.S. mail. Either party may, at any time, change its notice address
(other than to a post office box) by giving the other party written notice of the new address. Tenant agrees that service of notice in accordance with the terms of this Lease shall be 

  
 18 

 
in lieu of the methods of service specified in Section 1162 of the California Code of Civil Procedure. Any notice required pursuant to any laws may be incorporated into, given concurrently
with, or given separately from any notice required under this Lease. The provisions of subdivision (a) of Section 1013 of the California Code of Civil Procedure, extending the time within which a right may be exercised or an act may be
done, shall not apply to a notice given pursuant to this Lease. 
 21. WAIVER OF TRIAL BY JURY; VENUE. LANDLORD AND TENANT
EACH HEREBY WAIVES, TO THE EXTENT PERMITTED BY APPLICABLE REQUIREMENTS THAT ARE NOW IN FORCE OR ARE SUBSEQUENTLY ENACTED, TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR THEIR
SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE OR ANY EMERGENCY OR STATUTORY REMEDY.
IF LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NON-PAYMENT OF RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, AND ANY SUCH
COUNTERCLAIM SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW. IN ADDITION, LANDLORD AND TENANT EACH WAIVES ANY OBJECTION TO VENUE IN THE CITY AND COUNTY OF SAN FRANCISCO, AND CONSENTS TO PERSONAL JURISDICTION OF THE COURTS OF THE STATE OF
CALIFORNIA IN ANY ACTION, PROCEEDING OR COUNTERCLAIM ARISING IN CONNECTION WITH THIS LEASE. 
 22. MISCELLANEOUS. 

22.1 Governing Law. This Lease shall be governed by and construed in accordance with the laws of the State of California. 

22.2 Attorneys’ Fees. Should either party bring an action against the other party to enforce or interpret this Lease,
including in state or federal court actions or proceedings, then the party which prevails in such action shall be entitled to its reasonable attorneys’ fees and expenses related to such action, in addition to all other recovery or relief. The
non-prevailing party shall also be obligated to pay attorneys’ fees and costs incurred in any post-judgment proceedings to enforce and collect the judgment, which obligation shall survive the merger of this Lease into any judgment on this
Lease. A party shall be deemed to have prevailed in any such action (without limiting the generality of the foregoing) if such action is dismissed upon the payment by the other party of the sums allegedly due or the performance of obligations
allegedly not complied with, or if such party obtains substantially the relief sought by it in the action, irrespective of whether such action is prosecuted to judgment. Tenant shall also pay all attorneys’ fees and costs Landlord incurs in
defending this Lease or otherwise protecting Landlord’s rights in any voluntary or involuntary bankruptcy case, assignment for the benefit of creditors, or other insolvency, liquidation or reorganization proceeding involving Tenant or this
Lease, including all motions and proceedings related to relief from an automatic stay, lease assumption or rejection, use of cash collateral, claim objections, disclosure statements and plans of reorganization. In addition, if as a result of any
breach or default on the part of Tenant under this Lease, Landlord uses the services of an attorney in order to secure compliance with this Lease, Tenant shall reimburse Landlord upon demand as Additional Rent for any and all attorneys’ fees
and expenses incurred by Landlord, whether or not formal legal proceedings are instituted, including the costs of preparing and serving demand letters, default notices and similar non-judicial enforcement activities. Further, whenever Tenant
provides notice to Landlord, requests Landlord’s consent, or submits documents for Landlord’s review, Tenant shall pay to Landlord all reasonable costs, including attorney’s fees, incurred by Landlord in connection with such notice,
request or submittal. 
 22.3 Administrative Fees. If Landlord makes any repairs that are the obligation of Tenant or repairs
any damage caused by Tenant or Tenant Parties, as provided in Sections 7.1 and 7.2 respectively, in addition to reimbursing Landlord for the reasonable cost of such repairs, Tenant shall pay Landlord an administrative fee equal to ten percent
(10%) of the cost of the repairs. Whenever Tenant provides notice to Landlord, requests Landlord’s consent, or submits documents to Landlord for Landlord’s review, Tenant shall pay to Landlord all reasonable out-of-pocket costs and
expenses, including attorneys’ fees and disbursements, incurred by Landlord in connection therewith. 

  
 19 

 22.4 No Waiver. Landlord’s failure to take advantage of any default or breach
of covenant on the part of Tenant shall not be, or be construed, as a waiver thereof, nor shall any custom or practice which may grow up between the parties in the course of administering this instrument be construed to waive or to lessen the right
of Landlord to insist upon the performance by Tenant of any term, covenant or condition hereof, or to exercise any rights given him on account of any such default. A waiver of a particular breach or default shall not be deemed to be a waiver of the
same or any other subsequent breach or default. The acceptance of Rent hereunder shall not be, nor be construed to be, a waiver of any breach or rights, including the right to possession, other than the failure of Tenant to pay the particular Rent
so accepted. 
 22.5 Sale. 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 the Property. Upon transfer, Landlord shall be released from all obligations under this Lease, and Tenant agrees to look solely to the successor-in-interest of Landlord, provided that any
successor pursuant to a voluntary transfer (but not an involuntary transfer, including a transfer resulting from a foreclosure or deed in lieu thereof) shall assume Landlord’s obligations under this Lease. 

22.6 Interpretation. The words “Landlord” and “Tenant” as used herein shall include the plural as well as
the singular. The captions preceding Articles and Sections are solely for convenience of reference and shall have no effect upon the interpretation of this Lease. The words “include,” “includes,” and “including” shall
be deemed to be followed by the phrase “without limitation.” The phrase “business days” shall mean Monday through Friday, excluding holidays. This Lease shall be interpreted in accordance with its fair meaning and not strictly
for or against either party. If there be more than one Tenant, the obligations of Tenant hereunder are joint and several, and the act of or notice from, or notice or refund to, or the signature of, any one or more of them, with respect to the
tenancy or this Lease, including but not limited to, any renewal, extension, expiration, termination or modification of this Lease, shall be binding upon each and all of the persons executing this Lease as Tenant with the same force and effect as if
each and all of them had so acted or so given or received such notice or refund or so signed. If any provision of this Lease, or the application thereof to any person or circumstance, is determined to be illegal, invalid or unenforceable, the
remainder of this Lease, or its application to other persons or circumstances, shall not be affected thereby and shall remain in full force and effect, unless such enforcement would be grossly inequitable. This Lease shall be construed as though the
covenants between Landlord and Tenant are independent. Time is of the essence of each and every covenant contained in this Lease. 
 22.7
Successors and Assigns. Subject to the provisions hereof relating to assignment and subletting, this Lease is intended to and does bind the heirs, executors, administrators, successors and assigns of any and all of the parties hereto.

 22.8 Force Majeure. Whenever a period of time is prescribed for the taking of an action by Landlord or Tenant (other than
the payment of Rent or the Security Deposit), the period of time for the performance of such action shall be extended by the number of days that performance is actually delayed due to strikes, acts of God, shortages of labor or materials, war,
terrorist acts, civil disturbances and other causes beyond the reasonable control of the performing party (each, a “Force Majeure Event”). 

22.9 Financial Statements. Within ten (10) business days after Landlord’s written request from time to time (not more
than once per year), Tenant shall furnish Landlord with audited financial statements reflecting Tenant’s then-current financial condition, or, if audited financial statements are not available, then financial statements certified by an officer,
partner, managing member or owner of Tenant, in such form and detail as Landlord may reasonably request. Tenant represents and warrants that the financial information and representations provided to Landlord in conjunction with the making of this
Lease and provided hereafter are true and accurate in all material respects. 

  
 20 

 22.10 No Light, Air, or View Easement. Nothing contained in this Lease shall be
deemed, either expressly or by implication, to create any easement for light and air or access to any view. Any diminution or shutting off of light, air or view to or from the Premises by any structure which now exists or which may hereafter be
constructed, whether by Landlord or any other person or entity, shall in no way affect this Lease or Tenant’s obligations hereunder, entitle Tenant to any reduction of Rent, or impose any liability on Landlord. Further, under no circumstances
at any time during the Term shall any temporary darkening of any windows of the Premises or any temporary obstruction of the light or view therefrom by reason of any repairs, improvements, maintenance or cleaning in or about the Building in any way
impose any liability upon Landlord or in any way reduce or diminish Tenant’s obligations under this Lease. 
 22.11
Recordation. Neither this Lease, nor any notice or memorandum regarding the terms hereof, shall be recorded by Tenant. Any such unauthorized recording shall be an Event of Default for which there shall be no cure or grace period. 

22.12 Survival. The waivers of the right of jury trial, the other waivers of claims or rights, the releases and the obligations
of Tenant under this Lease to indemnify, protect, defend and hold harmless Landlord and/or Landlord Parties shall survive the expiration or termination of this Lease, and so shall all other obligations or agreements of Landlord or Tenant which by
their terms survive expiration or termination of this Lease. 
 22.13 Brokers. Tenant covenants and represents to Landlord
that it has dealt with no brokers in connection with this Lease other than Landlord’s Brokers) and Tenant’s Broker(s) listed in Section 8 of the Summary. Tenant agrees to protect, defend, indemnify and hold Landlord harmless from any
and all Claims resulting from a breach of the foregoing representation. 
 22.14 Authority. Tenant and each of the persons
executing this Lease on behalf of Tenant, does hereby represent and warrant that: (a) Tenant is a duly authorized and existing entity; (b) Tenant has and is qualified to do business in the State of California; (c) Tenant has full
right and authority to enter into this Lease; (d) each and both of the persons signing on behalf of Tenant are authorized to do so; and (e) Tenant is not, and the entities or individuals constituting Tenant or which may own or control
Tenant or which may be owned or controlled by Tenant are not, identified on any list compiled pursuant to Executive Order 13224 for the purpose of identifying suspected terrorists. If Tenant is a corporation, within thirty (30) days after
execution of this Lease by Tenant, Tenant shall deliver to Landlord a certified corporate resolution authorizing Tenant to execute this Lease and authorizing the persons who signed below on behalf of Tenant to execute this Lease. 

22.15 Quiet Enjoyment. Landlord covenants, in lieu of any implied covenant of quiet possession or quiet enjoyment, that so long
as Tenant is in compliance with the covenants and conditions set forth in this Lease, Tenant shall have the right to quiet enjoyment of the Premises without hindrance or interference from Landlord or those claiming through Landlord, subject to the
covenants and conditions set forth in this Lease and to the rights of any holders of Superior Interests. 
 22.16 Name and
Address. Landlord reserves the right, without any liability to Tenant, to change the name and/or street address of the Building. 

22.17 No Offer. No contractual or other rights shall exist between Landlord and Tenant with respect to the Premises until both
have executed and delivered this Lease, notwithstanding that rental deposits have been received by Landlord and notwithstanding that Landlord has delivered to Tenant an unexecuted copy of this Lease. The submission of this Lease to Tenant shall be
for examination purposes only, and does not and shall not constitute a reservation of or any option for the Tenant to lease, or otherwise create any interest by Tenant in the Premises or any other Premises situated in the Building. Execution of this
Lease by Tenant and return to Landlord shall not be binding upon Landlord, notwithstanding any time interval, until Landlord has in fact executed and delivered this Lease to Tenant. 

  
 21 

 22.18 Addenda and Exhibits. The Addenda and Exhibits listed in Section 10 of
the Summary are attached hereto and are hereby made an integral part of this Lease. 
 22.19 Counterparts. This Lease may be
executed in counterparts. All such executed counterparts shall constitute the same agreement, and the signature of any party to any counterpart shall be deemed a signature to, and may be appended to, any other counterpart. The parties intend to sign
and deliver this Lease by electronic or facsimile transmission. Each party agrees that the delivery of this Lease by electronic or facsimile transmission shall have the same force and effect as delivery of original signatures and that each party may
use such electronic or facsimile signatures as evidence of the execution and delivery of this Lease by all parties to the same extent that an original signature could be used. 

22.20 Entire Agreement. There are no oral agreements between Landlord and Tenant affecting this Lease, and this Lease supersedes
and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between Landlord and Tenant or displayed by Landlord to Tenant with respect to the subject matter of this Lease or the Building. There are
no representations between Landlord and Tenant other than those contained in this Lease and all reliance with respect to any representations is based solely upon the terms of this Lease. 

22.21 Parking. At the commencement of the lease, Landlord will make available one (1) reserved parking space in the lower
level of the Building at the current monthly parking rate of Five Hundred Dollars ($500) per space. Such rate is subject to change in accordance with market conditions. If Tenant does not rent such space at the commencement of this Lease or if
Tenant ceases to rent the space during the Term of the lease, Landlord will be free to rent such space to another party, without further liability or obligation to Tenant. Tenant hereby agrees to follow all reasonable, nondiscriminatory garage rules
and procedures established by Landlord or the garage operator. Tenant agrees to sign any and all documents, and to pay any and all fees and charges, required by Landlord or the garage operator of other parking renters to rent such parking spaces.
Landlord’s obligation to make such parking space available to Tenant shall be subject to ordinances and regulations of the applicable governmental authority concerning off-street parking and loading facilities, either now existing or hereafter
enacted. Landlord or the garage operator each reserve the right to change, reconfigure, or rearrange the garage and parking areas, to reconstruct or repair any portion thereof, and to restrict or eliminate the use of the garage and parking areas and
do such other acts in and to the garage and parking areas as they deem necessary or desirable, without such actions being deemed an eviction of Tenant or a disturbance of Tenant’s use of the Premises, and without Landlord being deemed in
default hereunder; provided, however, that Landlord shall use commercially reasonable efforts to minimize (to the extent consistent with Legal Requirements) the extent and duration of any resulting interference with Tenant’s parking rights.
Landlord and the garage operator shall not be liable for any damage of any nature to, or any theft of, vehicles, or the contents thereof, in or about the garage and parking areas. At Landlord’s request, Tenant shall execute an agreement
confirming the foregoing. 
 [No further text appears on this page.] 

  
 22 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first above
written. 
  

					
	LANDLORD:
	
	 101 Montgomery Street Co.,
 a
California limited partnership

		
	By:	 	Cahill Montgomery Corp.,
		 	a California corporation,
		 	its general partner
			
		 	By:	 	 /s/ William R. Cahill

		 		 	William R. Cahill
		 		 	President
	
	TENANT:
	
	 Audentes Therapeutics, Inc.
 a
Delaware corporation

		
	By:	 	 /s/ Matthew Patterson

		
	Name:	 	 Matthew Patterson

		
	Title:	 	 CEO

		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

  
 23 

 ADDENDUM ONE 

LINES AND EQUIPMENT 
 1.
Lines. Tenant agrees that any new or existing telephone or data wires and cables (collectively, “Lines”) serving the Premises shall be its sole responsibility to maintain, repair, upgrade or replace.
“Lines” shall include both copper and fiber-optic cable and wire, conduit, switchboard, splice box, riser and related items. Subject to Section 3 below, Tenant may install, maintain, replace, remove or use Lines, provided that
(a) Tenant shall obtain Landlord’s prior written consent, use the contractor approved by Landlord, and comply with all of the other provisions of the Lease and such other rules and procedures as may be established by Landlord from time to
time, (b) an acceptable number of spare Lines and space for additional Lines shall be maintained for existing and future occupants of the Building, as determined in Landlord’s reasonable opinion, (c) any such Lines (including riser
cables) shall be appropriately insulated to prevent excessive electromagnetic fields or radiation, and shall be surrounded by a protective conduit reasonably acceptable to Landlord, (d) all such Lines servicing the Premises shall comply with
all Applicable Requirements, (e) as a condition to permitting the installation of new Lines, Landlord may require that Tenant remove existing Lines located in or serving the Premises and repair any damage caused by such removal, (f) in the
case of the installation of new Lines, Tenant, at the time of installation, shall label such Lines, on each floor through which they pass, with an identification system reasonably approved by Landlord, (g) Landlord shall not be required to
grant separate access to the Building to Tenant’s telecommunications services and equipment provider in connection with such Lines, and (h) Tenant shall pay all costs in connection with the foregoing. 

2. Telecommunications Equipment. Subject to Section 3 below, Tenant may install, maintain, replace, remove or use
telecommunications or other signal or data reception or transmission equipment (collectively, “Equipment”) in the Premises, provided that (a) Tenant shall obtain Landlord’s prior written consent, use the contractor
approved by Landlord, and comply with all of the other provisions of the Lease and such other rules and procedures as may be established by Landlord from time to time, (b) any such Equipment shall comply with all Applicable Requirements, and
(c) Tenant shall pay all costs in connection with the foregoing. 
 3. Interference. 

(a) Tenant’s Interference. Upon notice of any electrical, electromagnetic, radio frequency, or other interference with the
Building Systems or any telecommunication or other signal or data reception or transmission equipment and/or system in or serving the Building and/or its occupants caused by Tenant’s Lines or Equipment (“Interference”),
Tenant shall immediately cooperate with Landlord to identify the source of the Interference and shall, within twenty-four (24) hours, if requested by Landlord, cease all operations of Lines and Equipment (except for intermittent testing as
approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed) until the Interference has been corrected to the reasonable satisfaction of Landlord, unless Tenant reasonably establishes prior to the expiration of
such twenty-four (24) hour period that the Interference is not caused by Tenant’s Lines or Equipment, in which case Tenant may operate its Lines or Equipment pursuant to the terms of the Lease. Tenant shall be responsible for all costs
associated with any tests deemed reasonably necessary to resolve any and all Interference as set forth in this Addendum One. If such Interference has not been corrected within ten (10) business days after notice to Tenant of its occurrence,
Landlord may (i) require Tenant to remove the specific Line or Equipment causing such Interference pursuant to the terms of Section 4(d) below, or (ii) eliminate the Interference at Tenant’s expense, provided such Interference is
actually caused by Tenant’s Lines or Equipment. If Tenant is required to stop using its Lines or Equipment to remedy Tenant’s Interference, Tenant shall not be entitled to compensation from Landlord nor shall there be an abatement in Rent
therefor. 
 (b) Other Party’s Interference. If the lines or equipment of any other party causes Interference with Tenant’s
Lines or Equipment, Tenant shall reasonably cooperate with such other party to resolve such Interference in a mutually acceptable manner. 

  
 ADDENDUM ONE - 1 

 4. General Provisions. 

(a) Consultation with Landlord. Tenant shall consult with Landlord in advance of any installation of any Lines or Equipment that may
cause any electrical, electromagnetic, radio frequency, or other interference with the Building Systems or any telecommunication or other signal or data reception or transmission system and/or Equipment in or serving the Building and/or its
occupants at the earliest practicable stage of consideration of such installation. 
 (b) Landlord’s Rights. Access to telephone
risers, closets and equipment outside of the Premises may be controlled by Landlord. Landlord may, but shall not have the obligation to, reasonably direct, monitor, and/or supervise the installation, maintenance, replacement and removal of any Lines
or Equipment. 
 (c) Damage. Tenant shall be responsible for any loss, damage or injury caused by Tenant, its employees, agents or
subcontractors to Building communication lines. Without limiting the generality of the foregoing, if repair or replacement of a Line shall pierce a fire-rated separation, Tenant shall reimburse Landlord for cost of restoring the integrity of said
separation. 
 (d) Removal. Landlord reserves the right to require that Tenant remove any Lines or Equipment located in or serving
the Premises that (i) are installed in violation of these provisions, or (ii) are at any time in violation of any Applicable Requirements, or (iii) present a dangerous or potentially dangerous condition, or (iv) present a threat
to the structural integrity of the Building, or (v) threaten to overload the capacity of, or affect the temperature otherwise maintained by, the air conditioning system, or the capacity of the Building’s electrical system. In addition,
Landlord reserves the right to require Tenant to remove Lines and Equipment upon the expiration or earlier termination of the Lease. The removal of Lines or Equipment shall be performed by the contractor specified by Landlord. If Tenant fails to
remove any Lines or Equipment as required by Landlord, or if Tenant violates any other provision of this Addendum One. Landlord may, after three (3) days’ written notice to Tenant, remove such Lines and/or Equipment, as the case may
be, or remedy such other violation, at Tenant’s expense (without limiting Landlord’s other remedies available under this Lease or Applicable Requirements); provided, however, that Landlord shall have the right to remove any such Lines
and/or Equipment immediately, without notice to Tenant, in the event of an emergency. 
 (e) Approval by Landlord. Landlord’s
approval of, or requirements concerning, Lines and Equipment, the plans, specifications or drawings related thereto or Tenant’s contractors, subcontractors, or service provider, shall not be deemed a warranty as to the adequacy thereof, and
Landlord hereby disclaims any responsibility or liability for the same. Landlord further disclaims all responsibility for the condition, security or utility of Lines and Equipment, and makes no representation regarding the suitability of any such
Lines or Equipment for Tenant’s intended use or the adequacy or fitness of the Building Systems for any such Lines or Equipment. 
 (f)
Waiver of Claims. Landlord shall have no liability for damages arising from, and Landlord does not warrant that Tenant’s use of any Lines or Equipment will be free from, the following: (i) any shortages, failures, variations,
interruptions, disconnection’s, loss or damage caused by the installation, maintenance, replacement, use or removal of Lines and/or Equipment by or for other tenants or occupants of the Building, by any failure of the environmental conditions
or the power supply for the Building to conform to any requirements for the Lines and/or Equipment, or any other problems associated with any Lines and/or Equipment by any other cause; (ii) any failure of any Lines and/or Equipment to satisfy
Tenant’s requirements; or (iii) any eavesdropping or wire-tapping by unauthorized parties. Without limiting the generality of any other provision of this Lease, in no event shall Landlord be liable for damages by reason of loss of profits,
business interruption or other consequential damage arising from the foregoing occurrences. Tenant further waives any right to claim that any occurrence described in clauses (i), (ii) and (iii) above constitutes grounds for a claim of
abatement of Rent, actual or constructive eviction, or termination of this Lease. 

  
 ADDENDUM ONE - 2 

 ADDENDUM TWO 

ELECTRONIC FUNDS TRANSFER 

1. Landlord Potion to Collect Via Electronic Funds Transfer (“EFT”). Instead of requiring Tenant to pay Rent, late
fees and other charges at the location designated in the Lease, Landlord may, upon mutual agreement of Landlord and Tenant, upon not less than thirty (30) days’ prior notice to Tenant, require Tenant to promptly execute and deliver any
documents, instruments, authorizations, or certificates required by Landlord to give effect to an EFT method of payment, whereby any or all payments by Tenant shall be debited monthly or from time-to-time, as determined by Landlord, from
Tenant’s account in a bank or financial institution designated by Tenant and credited to Landlord’s designated bank account. Landlord may terminate the EFT method of payment upon thirty (30) days’ written notice to Tenant, after
which payment shall be made at the location set forth in the Lease. 
 2. Fees and Charges. Tenant shall promptly pay all
reasonable service fees and related bank charges to Landlord resulting from insufficient funds in Tenant’s designated bank account or de-authorized EFT transactions, together with late charges due under the Lease. Landlord shall credit Tenant
for any bona fide bank charges imposed by Tenant’s bank or financial institution due to Landlord’s EFT system. 
 3. Tenant
to Notify of Change in Bank. If Tenant elects to change the bank or financial institution from which any Rent and other charges under the Lease are automatically debited, notification of such change and the required documents, instruments,
authorizations, and certificates specified in Paragraph 1 above must be received by Landlord no later than fifteen (15) days prior to the date of the next Rent payment. 

4. Mistake in Debit. Tenant agrees that it shall remain responsible to Landlord for all payments of Rent, late fees and other
charges pursuant to the Lease, even if Tenant’s bank account is incorrectly debited in any given month. If an error in the debit is made in the favor of Tenant, Tenant shall correct the underpayment within three (3) business days after
receipt of notice from Landlord. If an error in the debit is made in favor of Landlord, Landlord shall refund the overpayment within the earlier of three (3) business days after Landlord’s discovery of the error or three (3) business
days after receipt of notice from Tenant. 
 5. Tenant EFT Default. Tenant’s failure to properly designate a bank or
financial institution, Tenant’s de-authorization of a bona fide debit, or Tenant’s failure to promptly provide appropriate information in accordance with this Addendum when requested by Landlord shall constitute an Event of Default if not
cured within the applicable time set forth in the Lease. For purposes of this paragraph, cure of an EFT default shall mean timely delivery to Landlord of a cashier’s check for all sums due and reactivation of EFT payments as required by this
Addendum. 

  
 ADDENDUM TWO - 1 

 EXHIBIT A 

FLOOR PLAN 
  

 

  
 EXHIBIT A - 1 

 EXHIBIT B 

EXPENSES AND TAXES 
 This
Exhibit is attached to and made a part of the Office Lease (the “Lease”) by and between 101 Montgomery Street Co. (“Landlord”) and Audentes Therapeutics, Inc. (“Tenant”) for
space in the Building located at 101 Montgomery Street. All capitalized terms not otherwise defined herein shall have the respective meanings given to them in the Lease. 

1. Definitions. 

(a) The term “Base Year” shall mean calendar year 2014. 

(b) The term “Escalations” shall mean the sum of Expenses and Taxes. 

(c) The term “Expenses” shall mean all costs and expenses incurred by Landlord in connection with the management,
operation, maintenance and repair of the Property, including, without limitation, the following costs: (i) building maintenance and repairs (including maintenance contracts for the elevators, HVAC and other Building Systems and equipment);
(ii) janitorial, lobby attendant, window washing, waste disposal, recycling, composting, and pest control services; (iii) wages, bonuses, payroll taxes, insurance, pension, vacation, and other benefits of employees of Landlord or its
agents engaged in the management, operation, maintenance or repair of the Property; (iv) utilities and sewer charges; (v) supplies and tools; (vi) property management fees and expenses; (vii) insurance premiums (including
deductible amounts); (viii) building office expenses and other administrative expenses; (ix) accounting and other professional services; (x) maintenance, repair or replacement of sidewalks, landscaping and other Common Areas
(including any parking facilities); (xi) property management office rent or rental value; and (xii) construction, installation or acquisition of capital improvements or capital assets to comply with any Applicable Requirements, to protect
the health and safety of the occupants of the Building or to reduce other Expenses, provided that such costs are amortized over the useful life thereof as reasonably determined by Landlord at an interest rate of nine percent (9%) per annum, or,
if applicable, the rate paid by Landlord on funds borrowed for the purpose of constructing, installing or acquiring such capital improvements or capital assets (except that Landlord may include in any calendar year a portion of the cost of such
capital improvement or capital asset equal to Landlord’s estimate of the amount of the reduction in other Expenses resulting from such capital improvement or capital asset during such calendar year). 

Expenses shall not include: (1) interest on debt or amortization payments on any mortgages or deeds of trust, except as expressly
provided in the preceding paragraph; (2) costs of restoration to the extent of net insurance proceeds received by Landlord with respect thereto; (3) costs incurred in renovating or otherwise improving, painting or redecorating usable space
for tenants; (4) leasing commissions and other similar payments paid to agents or employees of Landlord, independent brokers and other persons incurred in connection with Landlord’s leasing of the Building; (5) costs for space
planning of tenant space in the Building; (6) repairs or other work occasioned by fire, windstorm or other casualty or damage to the extent Landlord is reimbursed by insurance; (7) advertising and publicity expenditures; (8) reserve
accounts; (9) any compensation paid to clerks, attendants or other persons in commercial concessions, if any, involved in the operation of any retail space or similar concessions; (10) the costs of abating or removing asbestos;
(11) costs of any services sold or provided tenants or other occupants for which Landlord is reimbursed by such tenants or other occupants as an additional charge over and above the base rental and escalations payable under the lease with such
tenant or other occupant; (12) the cost of capital improvements or capital assets, except as provided expressly in the preceding paragraph; (13) the cost of any political or charitable donations; (14) costs of purchasing, installing
and replacing art work or decorative features to the extent the same materially exceed such costs charged by the owners of comparable buildings; (15) legal fees and costs incurred in connection with the negotiation of leases, or the sale,
transfer, financing or re-financing of the Building; or (16) Landlord’s general corporate overhead related to the operation of other buildings owned by Landlord, provided that Landlord’s manager may aggregate general corporate
overhead for the Building and other 

  
 EXHIBIT B - 1 

 
buildings managed by Landlord’s manager and allocate to the Building a portion of the cost of such overhead that Landlord or Landlord’s manager determines in good faith properly
represents the cost of overhead actually provided for the benefit of the Building. 
 (d) The term “Taxes” shall
mean taxes, assessments and charges now or hereafter levied or assessed upon, or with respect to, the Property, or any personal property of Landlord used in the operation thereof or located therein, or Landlord’s interest in the Property or
such personal property, by any Federal, State or local entity, including: (i) all real property taxes and general, special, supplemental and escape assessments; (ii) charges, fees or assessments for transit, public improvements,
employment, job training, housing, day care, open space, art, police, fire or other governmental services or benefits; (iii) any tax, fee or excise on the use or occupancy of any part of the Property; (iv) any other tax, fee or excise,
however described, that may be levied or assessed as a substitute for, or as an addition to, in whole or in part, any other Taxes; and (v) consultants’ and attorneys’ fees and expenses incurred in connection with proceedings to
contest, determine or reduce Taxes. Taxes shall not include: franchise, transfer, or inheritance taxes; income taxes measured by the net income of Landlord from all sources; or penalties or interest due by virtue of late payment of Taxes by
Landlord. 
 (e) The term “Tenant’s Share” shall mean [1.70%,] as may be adjusted by Landlord from time to time
to take into account a re-measurement of or changes in the physical size of the Premises and/or the Building. 
 2. Payment of
Additional Rent. In addition to the Monthly Base Rent, Tenant shall pay to Landlord, as Additional Rent, Tenant’s Share of (a) the amount, if any, by which Expenses allocable to any calendar year subsequent to the Base Year exceed
the amount of Expenses allocable to the Base Year and (b) the amount, if any, by which Taxes allocable to any calendar year subsequent to the Base Year exceed the amount of Taxes allocable to the Base Year. If the Lease terminates on a day
other than the last day of a calendar year, Expenses and Taxes for the calendar year in which such termination occurs shall be prorated on the basis which the number of days from the commencement of such calendar year, to and including the
termination date, bears to 360. In no event shall any decrease in Expenses or Taxes below the respective amounts of Expenses and Taxes allocable to the Base Year entitle Tenant to any refund, decrease in Monthly Base Rent, or credit against sums due
under the Lease. 
 3. Adjustments in Expenses. If the Building is substantially expanded or a portion of the Building is
master leased to or from a third party, and such change results in Expenses for a calendar year not being reasonably comparable to the Expenses for the Base Year, Landlord shall equitably adjust the Expenses for the Base Year. Further, if the
Building is less than 90% occupied in any year during the Term, including the Base Year, Expenses for such year may, at Landlord’s election, be adjusted to the amount such Expenses would have been if the Building had been 90% occupied. In
addition, if in any year during the Term, any tenant in the Building contracts directly for services, the cost of which would otherwise be included as Expenses, the Expenses for such year may be “grossed up” to reflect the amount Landlord
would have paid for such services if such tenants had not directly contracted for such services. 
 4. Billing. 

(a) Estimated Payments. At or prior to the commencement of each calendar year during the Term after the Base Year, Landlord may
reasonably estimate Expenses and Taxes for the ensuing calendar year and compute the annual amount of Expenses and Taxes payable by Tenant for such calendar year based on said estimate. On the first day of the month following the furnishing of a
written estimate of Expenses and Taxes, Tenant shall pay to Landlord a sum equal to one-twelfth of Tenant’s Share of such estimated Expenses and Taxes multiplied by the number of months then elapsed, commencing with January first of such
calendar year, including the current month, and thereafter, until a different billing shall be submitted, the monthly installments payable under the Lease shall be increased by an amount equal to one-twelfth of Tenant’s Share of such estimated
Expenses and Taxes. If at any time Landlord reasonably determines that Expenses or Taxes for the current calendar year will vary from Landlord’s estimate, Landlord may but not more than twice per calendar year, by written notice to Tenant,
revise its estimate for such calendar year, and subsequent payments by Tenant for such calendar year shall be based upon such revised estimate. 

  
 EXHIBIT B - 2 

 (b) Annual Statement. When the actual Expenses and Taxes for any calendar year
after the Base Year are determined, Landlord shall deliver an annual statement (“Annual Statement”) to Tenant showing the (i) actual Expenses and Taxes payable by Tenant for such calendar year and (ii) estimated
payments made by Tenant on account of Expenses and Taxes for such calendar year. If an unpaid balance remains, Tenant shall pay such balance within fifteen (15) days after receipt of the Annual Statement. If Tenant has overpaid, Landlord shall
so credit Tenant’s Rent, or if the Lease is no longer in effect, shall refund the appropriate sum to Tenant. If Landlord shall, for any reason, fail to furnish an Annual Statement for any calendar year, Landlord may furnish such Annual
Statement at a later date with the same force and effect as such Annual Statement would have had, if delivered in a timely manner; provided, however, that in such event, Tenant may elect to pay the amount specified therein in equal installments over
the shorter of (A) the twelve (12) months after receipt of such Annual Statement or (B) the remainder of the Term. If Tenant does not object in writing to an Annual Statement within thirty (30) days after Landlord sends the same,
such Annual Statement shall be final and binding upon Tenant. Tenant shall have thirty (30) days after Landlord sends an Annual Statement to notify Landlord in writing that Tenant disputes the correctness of the Annual Statement, specifying the
particular respects in which the Annual Statement is claimed to be incorrect (“Expense Claim”). If Tenant delivers an Expense Claim to Landlord within said thirty (30) day period, Tenant shall have the right to examine
Landlord’s books and records, subject to the terms and conditions set forth in Paragraph 5 below. 
 5. Audit Rights.

 (a) Review By Tenant or Tenant’s CPA. Provided that (i) Tenant timely delivers an Expense Claim to Landlord and
(ii) Escalations for the calendar year that is the subject of the Expense Claim are more than one hundred five percent (105%) of Escalations for the immediately preceding calendar year, Tenant and Tenant’s CPA (as defined below) shall
have the right, at Tenant’s cost and expense, to examine, inspect, and copy the records of Landlord concerning the components of Expenses and/or Taxes for the calendar year in question that are disputed in the Expense Claim. Such examination
shall take place upon reasonable prior written notice, at Landlord’s office, during normal business hours, within thirty (30) days after Landlord’s receipt of the Expense Claim. Any certified public accountant
(“CPA”) engaged by Tenant to inspect Landlord’s records shall be compensated on an hourly basis and shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld or delayed. The
inspection of Landlord’s records must be completed within three (3) business days after such records are made available to Tenant or its CPA. Tenant agrees to keep, and to cause its CPA to keep, all information obtained by Tenant or its
CPA confidential. In no event shall Tenant be permitted to examine Landlord’s records or to dispute any Annual Statement unless Tenant has paid and continues to pay all Rent (including the amount disputed in the Expense Claim) when due. 

(b) Selection of Independent Accounting Firm. If, following such examination of Landlord’s records, Tenant continues to
object to the Annual Statement, and the parties are unable to resolve the dispute within forty-five (45) days after Landlord’s receipt of the Expense Claim, Tenant shall have the right to seek an independent determination of the Expense
Claim in the following manner. Within sixty (60) days after Landlord’s receipt of the Expense Claim, Tenant shall provide Landlord with a list of five (5) independent, certified public accounting firms that are not currently
providing, and have not within the three (3) previous years provided, services to Landlord or Tenant. All of the firms shall be nationally or regionally recognized firms with annual revenues in excess of Ten Million Dollars ($10,000,000.00)
during the preceding two (2) fiscal years. Within thirty (30) days after receipt of the list of accounting firms from Tenant, Landlord shall choose one of the five (5) firms by written notice to Tenant, or notify Tenant that in
Landlord’s opinion, none of the five (5) accounting firms proposed by Tenant meets the qualifications set forth in this paragraph. 

(c) Final Determination. Within thirty (30) days after Landlord’s notice to Tenant of Landlord’s choice of firm,
Landlord and Tenant shall each submit to the chosen accounting firm its position concerning the Expense Claim. The accounting firm shall promptly make a determination of the 

  
 EXHIBIT B - 3 

 
Expense Claim. If the accounting firm determines that the Annual Statement was incorrect, the appropriate party shall pay to the other party the deficiency or overpayment, as applicable, within
thirty (30) days after said determination. The determination of the accounting firm shall be limited to determination of the issues raised in the Expense Claim submitted by Tenant, and shall be final and binding upon the parties. All costs and
expenses of the accounting firm shall be paid by Tenant unless the accounting firm determines that Landlord overstated Escalations for the applicable calendar year by more than five percent (5%), in which case Landlord shall pay the cost of the
accounting firm. 

  
 EXHIBIT B - 4 

 EXHIBIT C 

RULES AND REGULATIONS 
  

	1.	SIGNS: No movable or fixed sign, placard, banner, picture, advertisement, name or notice visible from the exterior of the Premises shall be inscribed, displayed, printed, painted, affixed or otherwise
displayed by Tenant in or on the Premises or any part of the Building, without the prior written consent of Landlord. Landlord shall have the right to remove any objectionable sign, placard, banner, picture, advertisement, name or notice, without
notice to, and at the expense of Tenant. Landlord reserves the right to impose uniform signage for all public areas of the Building and to change said signage standards from time to time. After approval by Landlord, Tenant shall affix signage to the
wall as directed; no glue or screws will be used. If a sign is glued, the costs incurred to repair the damage resulting from removal of the sign will be paid by Tenant. 

 

	2.	DIRECTORY: The directory of the Building will be provided for display of the name and location of tenants only, and Landlord reserves the right to exclude any other names therefrom. Landlord may charge
Tenant for each name, in addition to the name of Tenant, listed in such directory, and for any change in the name or location of Tenant. 

  

	3.	LOCKS: Tenant shall not alter any lock or install a new or additional lock on any door of the Premises, and Tenant shall not have any duplicate keys made, without the prior written consent of Landlord. If
more than two keys for any door lock are desired, the additional keys shall be paid for by Tenant. Upon termination of the Lease, Tenant shall surrender all keys to the Premises. 

 

	4.	WIRING: When wiring of any kind is introduced, it must be connected as directed by Landlord, and no boring or cutting for wires will be allowed, except with the prior written consent of Landlord. The
location of telephones, call boxes, telephone boards, and other office equipment in the Premises shall be prescribed by Landlord. 

  

	5.	WINDOWS: No curtains, draperies, blinds, shutters, shades, screens or other coverings, hangings or decorations shall be attached to, hung or placed in, or used in connection with, any window in the
Premises, without the prior written consent of Landlord. If Landlord consents, all such items shall be installed inside of Landlord’s standard draperies or blinds and shall in no way be visible from the exterior of the Building. Neither the
interior nor exterior of any windows shall be coated or otherwise sunscreened without the prior written consent of Landlord. 

  

	6.	OBSTRUCTING LIGHT: The doors, windows, skylights, and portions that reflect or admit light into the hails, passageways or other public places in the Building shall not be covered or obstructed by tenants,
nor shall any article be placed on window sills. 

  

	7.	HALLS AND STAIRWAYS: Tenant shall keep the doors to the Building corridors closed at all times, except when in actual use for ingress or egress. Sidewalks, halls, passages, exits, entrances, elevators,
escalators and stairways shall not be obstructed by Tenant, or used for any purpose other than for ingress to and egress from the Premises. The halls, passages, exits, entrances, elevators, escalators and stairways are not for the use of the general
public and Landlord shall in all cases retain the right to control and prevent access thereto by all persons whose presence, in the judgment of Landlord, would be prejudicial to the safety, character, reputation and interests of the Building and its
tenants. 

  

	8.	PLUMBING: The toilet rooms, toilets, urinals, wash bowls and other fixtures shall not be used for any purpose other than that for which they were constructed, and no foreign substance of any kind
whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule by Tenant or any Tenant Party, shall be borne by Tenant. 

  
 EXHIBIT C - 1 

	9.	ELECTRICITY: Tenant may operate a reasonable number of typical small office machines, including adding machines, calculators, clocks, coffee machines, facsimile machines, personal computers and small copy
machines. Tenant may not install any electrical device requiring special transformers or circuits or drawing in excess of three (3) amperes of electrical current or operate large office machines, including large computers requiring special
size, electrical or A/C requirements, extra air conditioning units and appliances, without Landlord’s prior written approval. All electrical ceiling fixtures, bulbs and tubes must be of a type, quality, design and color approved in advance in
writing by Landlord. All electrical appliances must be grounded and must meet Underwriters’ Laboratory standards. 

  

	10.	HEATING: Tenant shall not use or keep in the Building any kerosene, gasoline or other inflammable or combustible fluid, chemical, substance, or material that is considered hazardous. Tenant shall not use
any method of heating or air conditioning other than that supplied by Landlord. 

  

	11.	FLOOR COVERINGS AND WALLS: Tenant shall not lay linoleum, tile, carpet or any other floor covering so that the same shall be affixed to the floor of the Premises in any manner except as approved in writing
by Landlord. The expense of repairing any damage resulting from a violation of this rule or the removal of any floor covering shall be borne by Tenant. Landlord shall be responsible only for the vacuuming of carpets; Tenant shall be responsible for
regular shampooing of carpets. Tenant shall not drive nails, screw or drill into, the partitions, woodwork or plaster in the Premises, except in connection with the installation of art work, or in any way deface the Premises or the Building.
Wherever practical, Tenant shall place vinyl chair mats under rolling chairs in order to prolong the life of the carpet. 

  

	12.	MOVING FURNITURE, SAFES, ETC.: No furniture, freight or equipment of any kind shall be brought into or removed from the Building without the consent of Landlord, and all moving of same, into or out of the
Building, by Tenant, shall be done at such times and such manner as Landlord shall designate. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy property brought into the Building, as well as the
times and manner of moving the same into and out of the Building. Landlord will not be responsible for loss or for damage to any such safe or property from any cause. All damage done to the Building by moving or maintaining any such safe, furniture,
freight, equipment or property shall be repaired at the expense of Tenant. Tenant shall advise Landlord at least (7) seven days in advance of any move of any furniture, freight or equipment. 

 

	13.	FREIGHT ELEVATOR: The Building freight elevator must be used for all deliveries of supplies, packages, equipment, furniture and other deliveries. Landlord shall set the hours for use of the freight
elevator. If Landlord permits deliveries on passenger elevators, such permission shall not be deemed a precedent for other deliveries in passenger elevators. 

  

	14.	USE RESTRICTIONS: Tenant shall not use, keep or permit any foul or noxious gas or substance in the Premises, or permit the Premises to be used in a manner offensive or objectionable to Landlord or other
occupants of the Building by reason of noise, odors, vibrations or electronic disruption, or interfere with other tenants or those having business in the Building. Tenant shall not, without the prior written consent of Landlord, use any apparatus or
device in connection with the Premises that will in any way injure, vibrate or shake the Premises or increase the amount of electricity or water usually furnished or supplied to the Premises, or connect to the water pipes any apparatus or device for
the purpose of using water. Tenant shall not install any antenna, loudspeaker or any other device on the exterior walls, windows, or roof of the Building. The Premises shall not be used for any kind of eating house, the storage of merchandise,
washing clothing, lodging, sleeping purposes, or any improper, objectionable or immoral purposes. Tenant shall not conduct any auction, liquidation, fire sale, going out-of business or bankruptcy sale in the Premises. 

  
 EXHIBIT C - 2 

	15.	HEAVY INSTALLATIONS: Business machines and mechanical equipment which cause noise and/or vibration that may be transmitted from the Premises to the structure of the Building or to any leased space to such
a degree as to be objectionable to Landlord or to any other tenants in the Building shall be placed and maintained by Tenant, at Tenant’s expense, in settings of cork, rubber or spring type noise and/or vibration eliminators sufficient to
eliminate vibration and/or noise. Tenant shall not place a load upon any floor of the Premises that exceeds the floor load per square foot that such floor was designed to carry and that is allowed by law. 

 

	16.	TRASH: Tenant shall store all its trash within the interior of the Premises. No material shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be disposed of
in the ordinary and customary manner of removing and disposing of trash in the City of San Francisco without violation of any law or ordinance governing such disposal. All trash disposal shall be made only through entryways and elevators provided
for such purposes and at such times as Landlord shall designate. 

  

	17.	CLEANING SERVICES: Tenant shall not engage any person or company other than Landlord’s janitorial service to perform cleaning services within the Premises, unless otherwise agreed in writing by
Landlord. 

  

	18.	COOKING: No cooking shall be done or permitted by Tenant in the Premises, except that Underwriters’ Laboratory-approved equipment and microwave ovens may be used for heating food and brewing coffee
and similar beverages. 

  

	19.	VENDING MACHINES: No vending machine of any kind shall be installed, maintained or operated in the Premises without the written permission of Landlord. 

 

	20.	NO ANIMALS OR VEHICLES: Tenant shall not bring into or keep within the Building or the Premises any animal (except for seeing eye dogs), bird, or aquarium. Tenant shall not permit any skateboards,
rollerblades or scooters to be used on the Property, and Tenant shall not bring into or keep within the Building or the Premises any bicycles or other vehicles, except that bicycles may be parked at the risk of the owner in the areas, if any,
designated for such purpose by Landlord. 

  

	21.	COMMON AREAS: Areas used in common by tenants, including mall areas, elevators, restrooms, corridors and exterior plazas shall be subject to these Rules and Regulations, to the extent applicable, and to
any special regulations posted therein, including any “no smoking” regulations. 

  

	22.	CLOSING PRECAUTIONS: Tenant shall see that the windows, transoms and doors of the Premises are closed and securely locked before leaving the Building, and shall exercise extraordinary care and caution that
all water faucets or water apparatus are entirely shut off before Tenant or its employees leave the Building, and that all electricity, gas or air shall likewise be carefully shut off, so as to prevent waste or damage. 

 

	23.	SAFETY PROCEDURES: Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental agency. 

 

	24.	NO SOLICITATION: Solicitations or promotions to other tenants in the Building are prohibited, except with the prior written approval of Landlord. If so approved, solicitations and promotions shall only be
done by and through Landlord, at Tenant’s sole cost. 

  

	25.	 ACCESS: Landlord reserves the right to exclude from the Building between the hours of 6 p.m. and 6 a.m. and at all hours on Saturdays,
Sundays and holidays, all persons who do not present a pass to the Building signed by Landlord. Tenant shall be responsible for all persons for whom it requests passes and shall be liable to Landlord for all acts of such persons. Landlord also

  
 EXHIBIT C - 3 

	 	
reserves the right to exclude or expel from the Building any person who, in Landlord’s good faith opinion, is intoxicated or under the influence of alcohol or drugs or poses a danger to
persons or property, or who shall in any manner do any act in violation of any of the Rules and Regulations of the Building. Landlord shall in no case be liable for any error with regard to the admission to or exclusion from the Building of any
person. During any invasion, mob, riot, civil unrest, demonstration, or other circumstance rendering such action advisable in Landlord’s good faith opinion, Landlord reserves the right to prevent access to the Building for the safety of tenants
and protection of the Building and property in the Building. 

  

	26.	REQUIREMENTS: The requirements of tenants will be attended to only upon application at the Building office. Employees of Landlord shall not perform any work or do anything outside of their regular duties
unless under special instruction from the Building office. 

  

	27.	COMPLIANCE: Tenant shall be liable to Landlord and to other tenants of the Building for any loss, cost, expense (including reasonable attorneys’ fees), damage or liability arising out of or in
connection with the failure of Tenant or any Tenant Party to comply with these Rules and Regulations, but Landlord shall have no liability for such failure or for failing or being unable to enforce compliance therewith by any tenant, and such
failure by Landlord or non-compliance by any other tenant shall not be grounds for damages or termination of the Lease. Landlord reserves the right at any time to change or rescind any one or more of these Rules or Regulations, or to make additional
reasonable Rules and Regulations. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenants, but no such waiver by Landlord shall be construed as a waiver of said Rules and Regulations in favor of
any other tenant, nor prevent Landlord from thereafter enforcing such Rules and Regulations against any or all tenants in the Building. 

  
 EXHIBIT C - 4 

 EXHIBIT D 

WORK LETTER 
  

					
	Landlord:	  	 101 Montgomery Street Co.
	  	
			
	Tenant:	  	 Audentes Therapeutics. Inc.
	  	
			
	Premises:          	  	 Suite 2650
	  	

 The purpose of this Work Letter is to set forth the respective responsibilities of Landlord and Tenant with
respect to the design and construction of all alterations, additions and improvements which Tenant may deem necessary or appropriate to prepare the Premises for occupancy by Tenant under the Lease. Such alterations, additions and improvements to the
Premises are referred to in this Work Letter as the “Tenant Improvements,” and the work of constructing the Tenant Improvements is referred to as the “Tenant Improvement Work.” 

Landlord and Tenant agree as follows: 

1. General. Landlord shall undertake and complete the Tenant Improvement Work in accordance with the terms of this Work Letter. Except
for the Tenant Improvement Work, Tenant shall accept the Premises in their “AS IS” condition on the Commencement Date. 
 2.
Approved Drawings. Prior to the date hereof, Landlord retained Richard Pollack & Associates (“Landlord’s Architect”) to prepare preliminary drawings for the Premises. Tenant hereby approves of the
preliminary drawings (“Approved Drawings”), the work outline (“Work Outline”) and building standards (“Building Standards”) all shown in this Exhibit. 

3. Construction of Tenant Improvements. 

3.1 Responsibility for Design and Construction Costs. Landlord, at its sole cost and expense, shall pay all costs of performing the
Tenant Improvement Work, as depicted on the Approved Drawing and the Work Outline, except for those items, if any, as listed in Schedule A of the Work Outline (the “Above Standard Work”). Tenant will be responsible for all
costs of the Above Standard Work and improvements in excess of those described in the Approved Drawing and the Work Outline. Upon receipt of all invoices related to the Tenant Improvement Work, Landlord will send Tenant a letter with copies of such
invoices (the “Above Standard Work Notice”) notifying Tenant of the total cost of the Above Standard Work, if any, due from Tenant to Landlord and payable within thirty (30) days of Landlord’s submittal to Tenant of
the Above Standard Work Notice. 
 All costs attributable to Change Orders (as hereinafter defined) requested or approved by Tenant shall be
payable by Tenant, including costs incurred by Landlord in reviewing proposed Change Orders and an administrative fee in the amount of five percent (5%) of any increase in the cost of the Tenant Improvement Work resulting from Change Orders.
Landlord shall have no obligation to commence or continue any Change Order work unless Tenant pays the estimated costs associated with such Change Order within ten (10) days after receipt of an invoice therefore. Upon request, Landlord shall
supply reasonable supporting documentation for any such invoice, in each instance within a reasonable time following such request, but Tenant shall not be entitled to delay or withhold payment of any sums invoiced by Landlord, and payment of such
sums shall not be deemed a waiver of any right on the part of Tenant to such reasonable supporting documentation. Any delay resulting from Tenant’s failure to timely pay such invoice or any portion thereof shall be a Tenant Delay (as defined
below), 
 3.2 Construction. Landlord shall obtain any necessary building permits for construction of the Tenant Improvements
(“Permits”), and shall engage a general contractor selected by 

  
 EXHIBIT D - 1 

 
Landlord (the “General Contractor”) to perform the Tenant Improvement Work substantially as shown on the Approved
Drawings, excepting only minor variations (i.e., variations which are not inconsistent with the intent of the Approved Drawings) as Landlord may deem advisable and any Change Orders approved by Landlord. All work shall be performed during normal
business hours and shall be installed using materials in conformance with Building Standards unless otherwise noted. 
 3.3 Additional
Work. Any additional work in the Premises not specifically listed in the Approved Drawings is subject to Landlord’s approval in conformance with the Lease. If Landlord provides such additional work, Tenant shall reimburse Landlord for such
additional work at Landlord’s cost plus Landlord’s mark-up within thirty (30) days after receipt of invoice. Failure by Tenant to make such timely reimbursement shall be deemed a default of the Lease and Landlord shall be entitled to
all remedies set forth therein as if the default had been for non-repayment of Rent. 
 3.4 Substantial Completion. Subject to
Paragraph 5 below, for purposes of this Work Letter and the Lease, the Tenant Improvement Work shall be “substantially complete” on the date (the “Substantial Completion Date”) that Landlord determines that the
Tenant Improvement Work has been completed, except for (a) items typically found on an architectural punchlist, and (b) any trade fixtures, workstations, telecommunications or computer cabling or built-in furniture or equipment to be
installed by Tenant. Tenant’s acceptance of possession of the Premises shall conclusively evidence its agreement that the Premises are in the condition required hereunder, except for punchlist items. Landlord shall use commercially reasonable
efforts to complete the punchlist items within thirty (30) days after the Substantial Completion Date; however, Landlord shall have no liability to Tenant for losses, costs or damages resulting from or attributable to delays in the completion
by Landlord of punchlist items. Tenant shall cooperate with Landlord to facilitate completion of any punchlist items as quickly as possible. 

3.5 Early Access by Tenant. Landlord shall allow Tenant access to the Premises commencing two (2) weeks prior to the Commencement
Date for the purpose of installing Tenant’s cabling and telecommunications equipment and partitioned office furniture, provided that the employees, agents, contractors, subcontractors, suppliers or any other person performing such installation
for Tenant (each, “Tenant’s Representative” and collectively, “Tenant’s Representatives”) shall not interfere with, or delay, the construction of the Tenant Improvements or any other work in
the Building. Tenant and Tenant’s Representatives shall work cooperatively with Landlord to coordinate the scheduling and performance of such cabling, telecommunications and partitioned office furniture installation work with the Tenant
improvement Work. Tenant’s Representatives shall be subject to reasonable approval by Landlord prior to the commencement of their work, and shall be subject to Landlord’s policies and schedules while performing their work. Tenant shall
cause Tenant’s Representatives to engage only labor that is harmonious and compatible with other labor working in the Building. If at any time any Tenant’s Representative hinders or delays the Tenant Improvement Work or any other work in
the Building or performs any work that may or does impair the quality, integrity or performance of the Tenant Improvement Work or other work in any portion of the Building, upon verbal or written notice from Landlord, Tenant shall immediately cause
such Tenant’s Representative to leave the Building and remove all of its tools, equipment and materials. In addition, Tenant shall reimburse Landlord for the cost of any repairs to the Premises or other portions of the Building or common areas
necessitated by the acts or omissions of Tenant’s Representatives. All entries into the Premises by Tenant’s Representatives prior to the Substantial Completion Date shall be subject to all of the terms, covenants and conditions of the
Lease, including Tenant’s insurance and indemnification obligations contained in Articles 9 and 10 of the Lease, but excluding Tenant’s obligation to pay Monthly Base Rent or Additional Rent. 

4. Change Orders. Landlord will not unreasonably withhold its approval of any request by Tenant to amend or change the Approved
Drawings (a “Change Order”), provided such Change Order does not diminish the quality of construction of the Tenant Improvements. 

5. Tenant Delay. To the extent any delay in the Substantial Completion Date is caused by or is attributable to (a) any Change
Order, (b) Tenant’s request for materials, components, finishes or installations which are not readily available within industry-standard lead times (for instance, items which must be custom-made or specially ordered), to the extent such
items require time to procure beyond that 

  
 EXHIBIT D - 2 

 
taken for standard items, or (c) any act, neglect, failure or omission of Tenant or any of Tenant’s employees, agents or contractors, such delay shall constitute a “Tenant
Delay”; and, notwithstanding anything to the contrary set forth in the Lease or in this Work Letter and regardless of the actual date of substantial completion hereunder, the Tenant Improvement Work shall be deemed to be substantially
complete and the Substantial Completion Date shall be the date on which the Tenant Improvement Work would have been substantially complete if no Tenant Delay(s) had occurred, as determined by Landlord. Tenant shall be responsible for and shall pay
any costs and expenses incurred by Landlord in connection with, or as a consequence of, any Tenant Delay, as well as any increases in the cost of construction of the Tenant Improvements attributable to Tenant Delay. 

6. One Year Warranty. If Tenant gives Landlord written notice of any material defects in workmanship or materials before the first
anniversary of the Substantial Completion Date, Landlord shall use commercially reasonable efforts to correct such defects. Except for Landlord’s obligation in the preceding sentence, Tenant hereby waives all claims against Landlord relating
to, or arising out of, the construction of the Tenant Improvements. 
 7. Advance. It is agreed that the Monthly Base Rent includes
the repayment to Landlord of an advance to Tenant equal to the cost of constructing the Tenant Improvements and the Preparatory Work (as hereinafter defined), in the sum to be determined by Landlord when the Tenant Improvements are completed, which
sum shall be repaid by applying the payment of the Monthly Base Rent to such repayment plus interest at five percent (5%) interest per annum from the Substantial Completion Date until such repayment plus interest is repaid in full. Such
repayment and interest are included in the Monthly Base Rent. The “Preparatory Work” is work performed in preparation for the Tenant Improvements, including, without limitation, demolition, removal and replacement of systems
and materials and common area and restroom work. If all or a part of the Preparatory Work benefits more than one tenant, the cost of such Preparatory Work shall be prorated by area to each tenant so benefited. In no event will this Paragraph 7
increase Tenant’s payment obligations under the Lease. 
 8. Surrender of Tenant Improvements. The Tenant Improvements shall be
surrendered at the expiration or earlier termination of the Term, unless Landlord shall have conditioned its approval of the Approved Drawings or any Change Order on Tenant’s agreement to remove any items thereof, in which event, prior to the
expiration or termination of the Term, the specified items shall be removed at Tenant’s expense, any damage caused by such removal shall be repaired, and the Premises shall be restored to their condition existing prior to the installation of
the items in question, normal wear and tear excepted. The removal, repair and restoration described above shall, at Landlord’s sole election, be performed either by Tenant or by Landlord; and if such work shall be performed by Landlord, Tenant
shall pay to Landlord, within twenty (20) days following Landlord’s demand, the reasonable cost and expense of such work. 

  
 EXHIBIT D - 3 

 Approved Drawing 

 
 

 
 Furniture, fixtures and equipment are shown for illustrative purposes only and are not included in the
Tenant Improvements. 

  
 EXHIBIT D - 4 

 Work Outline 

Room identifications are tied to Figure A of the Approved Drawing. 
  

	1.	Demolition 

  

	a.	Demolish partitions enclosing the COPY room. 

  

	2.	Painting 

  

	a.	Repair any walls that need to be patched prior to painting (i.e. TV locations, scuffing, etc). 

  

	b.	Provide and install new building standard paint throughout with one (1) mutually agreed accent color utilized for up to 20% of the Premises. 

 

	3.	Carpet 

  

	a.	Provide and install new building standard throughout the carpeted portions of the Premises and the area formerly identified as COPY. 

 

	4.	Electrical 

  

	a.	Provide and install up to three (3) additional duplex power outlets and string pull for installation of tel/data wiring by Tenant’s vendor 

 

	b.	Hardwire junction box on column in order to supply power Tenant’s furniture systems per Figure B of the Approved Drawing. 

  

	5.	Building Systems 

  

	a.	Rebalance the HVAC systems, repair ceiling system, relocate sprinklers and adjust existing lighting in the areas affected by demolition. 

 

	6.	Appliances 

  

	a.	Provide building standard white refrigerator in BREAK AREA. 

 It is acknowledged and agreed by Tenant that,
except as specified above, Landlord is not obligated to provide: 
  

	•	 	Any reception desks 

  

	•	 	Any furniture including conference tables, wood shelves or cabinets, equipment, panel systems or electrified workstation 

  

	•	 	Telephone and/or computer equipment 

  

	•	 	Lateral files, fireproof files or bookshelves 

  

	•	 	Additional electrical outlets, data or telecommunications wiring, or conduit for data or telecommunications wiring or data outlets (unless mentioned above) 

 

	•	 	Floor cores and monuments should Tenant require plumbing, power or data connections which cannot be provided through a wall or existing column (unless mentioned above) 

 

	•	 	Appliances (unless mentioned above) 

  

	•	 	Moving expenses 

  
 EXHIBIT D - 5 

 Schedule A 

Above Standard Work 
 None at this time.

  
 EXHIBIT D - 6 

 BUILDING STANDARDS 

Common Area Finish Standards 
 Flooring—

  

	 	•	 	Hallway carpeting—Inset Masland /Top Line #44503 Cavalier 

  

	 	•	 	Border—DesignWeave Consider This-Z6403 – See About 00343 

 Wall Covering— 

 

	 	•	 	Wall Paint—All partitions furnished shall receive two coats of low VOC latex paint selected from the building standard color chart. Deep tone colors are not in the standard color range. Each major wall
surface will be limited to one color with no more than two colors per room. (P1 Benjamin Moore #2143-60 Moonlight White.) 

  

	 	•	 	Wall Base Trim—All partitions furnished shall receive 4” high resilient base selected from the building standard color chart. Carpeted areas shall receive straight (topset) material and resilient
flooring area shall receive coved material. 

 Doors, Frames & Hardware— 

 

	 	•	 	Pre-Finished Doors—Solid core, 3’0” wide by 8’4” high, clear finished cherry wood veneer with a 20 minute fire rating. 

 

	 	•	 	Elevator Doors—Paint the frames with Scuff Master #Sm891 “Light Green” 

  

	 	•	 	Door Frames—Clear anodized aluminum with a 20 minute fire rating. 

  

	 	•	 	Handles & Hardware—Corridor tenant entry door hardware shall consist of a Schlage L-Series L-9450 mortised lever type lockset, two pairs of butt hinges, a closer and a floor stop, all with brushed
chrome finish style #626. 

 Suspended Ceiling—Chicago Metallic 24” x 24” x 3/4” ceiling tile, suspended at
approximately 8’- 6” above the slab. 
 Lighting— 
  

	 	•	 	Lighting Fixtures—Light fixtures are Avante 2’ x 4’ fluorescent fixture with a direct/indirect diffuser and two fluorescent lamps. 

 

	 	•	 	Light Switches—Building Standard lights shall be controlled by wall-mounted toggle style switches and standard height with white finish. All switches shall be equipped with Watt Stopper motion sensors, for
afterhours lighting control. Afterhours lighting in 100% of open areas will be controlled by ceiling mounted motion sensors. 

  

	 	•	 	Exit Signs—TCP Energy Efficient. Dual Voltage 120v and 277v. Green LED, Model #20745D 

Electrical Outlets—Outlets shall be 120volt duplex receptacles, wall-mounted at standard height with white finish. 

  
 EXHIBIT D - 7 

 Tenant Area Standards 

Suspended Ceiling—Chicago Metallic 24” x 24” x 3/4” tile, suspended approximately 8’-6” above the slab. 

Window Covering—The exterior windows of each tenant space shall receive horizontal mini-blinds installed in the building standard configuration.

 Partitions—Interior partitions shall be floor to ceiling with one layer of 5/8” gypsum board on each side of 2-1/2” metal studs at
24” on center with insulation. Surface shall be taped, sanded smooth and ready for paint. Demising partitions shall be floor to structure above with batt insulation and a one hour fire rating. 

 

			
	Carpet—	  	 Green Scheme – DesignWeave-Consider This-Z6403 – See About 00343

Grey Scheme – DesignWeave-Consider This-Z6403 – Fall For 00557

Brown Scheme – DesignWeave-Consider This-Z6403 – Toss Around 00274

 Wall Covering— 
  

	 	•	 	Wall Finish—All partitions furnished shall receive two coats of low VOC eggshell latex paint selected from the building standard color chart. Deep tone colors are not in the standard color range. Each major
wall surface will be limited to one color with no more than two colors per room. 

  

	 	•	 	Wall Base Trim—All partitions furnished shall receive 4” high resilient base selected from the building standard color chart. Carpeted areas shall receive straight (topset) material and resilient
flooring area shall receive coved material. 

 Electrical Outlets—Outlets shall be 120volt duplex receptacles, wall-mounted at
standard height with white finish. 
 Telephone Outlets—Outlets shall be wall-mounted a standard height with pull wire within partition cavity
to ceiling plenum above. 
 Floor Covering—Building standard flooring shall be vinyl composition tile (12” x 12” x 1/8”) or 30oz.
carpet over pad. Both shall be selected from the building standard color range. 
 Lighting— 

 

	 	•	 	Lighting Fixtures—Light fixtures are 2’ x 4’ Avante fluorescent fixture with a direct/indirect diffuser and two fluorescent lamps. 

 

	 	•	 	Lighting Controls—Building Standard lights shall be controlled by wall-mounted toggle style switches and standard height with white finish. All switches shall be equipped with Watt Stopper motion sensors,
for afterhours lighting control. Afterhours lighting in 100% of open areas will be controlled by ceiling mounted motion sensors. 

 Doors,
Frames & Hardware— 
  

	 	•	 	Pre-Finished Doors—Solid core, 3’0” wide by 8’4” high, clear finished cherry wood veneer. 

  

	 	•	 	Door Frames—Clear anodized aluminum. 

  

	 	•	 	Handles & Hardware—tenant interior door hardware shall consist of a Schlage D-Series hardware, D-53 lever type locksets or D-10 latches, two pairs of butt hinges and a floor stop, all with brushed
chrome finish style #626. 

  
 EXHIBIT D - 8 

 Building Equipment Standards. 

HVAC SYSTEM— 
  

	 	•	 	Thermostats - Powers Controls, Model # 192-202. 

  

	 	•	 	Thermostat Cover - Powers Controls - Model # 192-203 

  

	 	•	 	Pre-assembled loops – Powers - Model 192-481 

  

	 	•	 	VAV Velocity Controller - Kreuter, Model #CSC-3011-10 

  

	 	•	 	VAV Damper Motor - Johnson Controls- Pneumatic Piston Actuator 5 to 10 PSI Spring range. Model # D-3062-2 

LIFE SAFETY SYSTEM— 
  

	 	•	 	Smoke Detector - Gamewell Velocity Series, Mod # ASD-PL2F 

  

	 	•	 	Smoke Detector Base – Gamewell Mod # ADB-FLF 

  

	 	•	 	Sprinklers – Viking, Mirage QR Concealed Pendent Sprinkler, VK62, 155 degree, with white cover plate 

  
 EXHIBIT D - 9 

 EXHIBIT E 

DISABILITY ACCESS OBLIGATIONS UNDER 

SAN FRANCISCO ADMINISTRATIVE CODE CHAPTER 38 

Before you, as the Tenant, enter into a lease with us, the Landlord, for the following property: 101 Montgomery, San Francisco, CA (the
“Property”), please be aware of the following important information about the lease: 
 You May Be Held Liable for
Disability Access Violations on the Property. Even though you are not the owner of the Property, you, as the tenant, as well as the Property owner, may still be subject to legal and financial liabilities if the leased Property does not
comply with applicable Federal and State disability access laws. You may wish to consult with an attorney prior to entering this lease to make sure that you understand your obligations under Federal and State disability access laws. The Landlord
must provide you with a copy of the Small Business Commission Access Information Notice under Section 38.6 of the Administrative Code in your requested language. For more information about disability access laws applicable to small businesses,
you may wish to visit the website of the San Francisco Office of Small Business or call 415-554-6134. 
 The Lease Must Specify Who Is
Responsible for Making Any Required Disability Access Improvements to the Property. Under City law, the lease must include a provision in which you, the Tenant, and the Landlord agree upon your respective obligations and liabilities for
making and paying for required disability access improvements on the leased Property. The lease must also require you and the Landlord to use reasonable efforts to notify each other if they make alterations to the leased Property that might impact
accessibility under federal and state disability access laws. You may wish to review those provisions with your attorney prior to entering this lease to make sure that you understand your obligations under the lease. 

PLEASE NOTE: The Property may not currently meet all applicable construction-related accessibility standards, including
standards for public restrooms and ground floor entrances and exits. 
 By signing below I confirm that I have read and understood this
Disability Access Obligations Notice. 
  

											
	LANDLORD:	 		 	TENANT:
			
	 101 Montgomery Street Co.,
 a
California limited partnership
	 		 	 Audentes Therapeutics, Inc.,
 a
Delaware corporation

					
	By:	 	 Cahill Montgomery Corp.,

a California corporation,
 its general partner
	 		 	By:	 	 /s/ Matthew Patterson

		 	 		 	  
 Name:
	 	  
 Matthew Patterson

		 	  
 By:
	 	  
 /s/ William R. Cahill

William R. Cahill
 President
	 		 	  
 Title:
	 	  
 CEO

 

 
 January 5, 2015 

Audentes Therapeutics, Inc. 
 Attention: Matthew Patterson 

101 Montgomery, Suite 2650 
 San Francisco, CA 94104 

 

	Re:	Audentes Therapeutics, Inc. (“Tenant”) 

 101 Montgomery, Suite 2600, San
Francisco, CA 94104 (“Expansion Premises”) 
 Expansion Premises Commencement Date and Expiration Date 

Dear Mr. Patterson, 
 On behalf of Calfox, Inc. (agent for
Landlord), I would like to welcome you to Suite 2600 of the 101 Montgomery Street Building. 
 Pursuant to the Lease by and between 101 Montgomery Street
Co., (“Landlord”), and Tenant, this letter shall serve to confirm the “Expansion Premises Commencement Date” and the “Expiration Date” of the Term. 

 

			
	Commencement Date:	  	January 1, 2015
	Expiration Date:	  	January 31, 2017

 Per Section 1 of Lease Amendment Number One executed on August 6, 2014, the dates listed in this letter shall be
binding upon the parties unless objected to in writing by Tenant within fifteen (15) days of the sending of this letter. 
 Section 2 of this
Lease Amendment calls for Monthly Base Rent to commence on January 1, 2015 in the amount of $24,145 per month. Thereafter, Monthly Base Rent amounts will correspond with the following schedule: 

 

									
	 Description
	  	Begin	  	End	  	Total	 
	 BMR- 2600
	  	1/1/2015	  	12/31/2015	  	$	24,145	  
	 BMR- 2600
	  	1/1/2016	  	12/31/2016	  	$	24,576	  
	 BMR- 2600
	  	1/1/2017	  	1/31/2017	  	$	25,007	  

 Should you have any questions or concerns, please feel free to contact me at (415) 233-7183. 

Kind regards, 
 /s/ Natalie Kearney 

Natalie Kearney 
 Property Manager 

CALFOX, INC. 
  

	cc:	Accounting, Lease File 

 LEASE AMENDMENT NUMBER ONE 

This Lease Amendment Number One (the “Amendment”) is made on this 6th day of August, 2014, by and between 101 Montgomery Street Co., a
California limited partnership (“Landlord”) and Audentes Therapeutics, Inc., a Delaware corporation (“Tenant”). 

Reference is hereby made to that Lease dated the 17th day of October, 2013 by and between Landlord and
Tenant for Suite 2650 on the twenty sixth (26th) floor of the Building (“Premises”) located at 101 Montgomery Street, San Francisco, California (the
“Building”). 
 WHEREAS, Tenant and Landlord desire to expand the Premises to include Suite 2600 on the twenty sixth (26th) floor of the Building comprising of 5,174 Rentable Square Feet (“Expansion Premises”) as shown in Exhibit A hereof as “Suite 2600”, 

NOW THEREFORE, Landlord and Tenant hereby agree to further amend the Lease by this Amendment as follows: 

1. PREMISES: No less than fifteen (15) days prior thereto, Landlord will send notice to Tenant stating the date upon which the Expansion
Premises will become available (“Expansion Premises Availability Date”). Effective upon the date (the “Expansion Premises Commencement Date”) that is the earlier of: (a) thirty (30) days after Expansion
Premises Availability Date, (b) the date Tenant commences business operations in any portion of the Expansion Premises as hereinafter defined, the definition of Premises set forth in Section 1.2 of the Summary of Basic Lease Information in
the Lease shall be expanded to include the Expansion Premises. 
 2. BASE RENT DURING REMAINING TERM: The Monthly Base Rent for the original
Premises shall continue as stated in the Lease. Commencing upon the Expansion Premises Commencement Date the Monthly Base Rent for the Expansion Premises shall be Twenty Four Thousand One Hundred Forty Five Dollars ($24,145) and will increase by
Four Hundred Thirty One Dollars ($431) on each anniversary of the Expansion Premises Commencement Date. Once the Expansion Premises Commencement Date is known Landlord will provide to Tenant a letter confirming the schedule for payment of Monthly
Base Rent for the remainder of the Term of the Lease. 
 3. ESCALATIONS: Effective upon the Expansion Premises Commencement Date Tenant’s
Share, as defined in Exhibit B of the Lease shall be changed from 1.70% to 3.46%. 
 4. TENANT IMPROVEMENTS: Upon the Expansion Premises
Availability Date, Landlord will deliver the Expansion Premises free of furniture and in broom swept, but otherwise as-is condition. 
 5. TENANT
RIGHT TO CANCEL: Should the Expansion Premises Availability Date not have occurred prior to January 1st, 2015 for any reason other than a Force Majeure Event, at any time prior to the
Expansion Premises Availability Date Tenant shall may exercise a one-time right to cancel this Amendment by providing written Notice of such cancellation to Landlord. 

6. NO BROKER: Tenant covenants and represents to Landlord that it has dealt with no brokers in connection with this Lease other than Faller Real
Estate. Tenant agrees to protect, defend, indemnify and hold Landlord harmless from any and all Claims resulting from a breach of the foregoing representation. 

7. NO OFFER: No contractual or other rights shall exist between Landlord and Tenant with respect to the provisions of this Amendment until both
parties have executed this Amendment and Landlord has delivered to Tenant a fully executed copy of this Amendment. The submission of this Amendment to Tenant shall be for examination purposes only. Execution of this Amendment by Tenant and return to
Landlord shall not be binding upon Landlord or Tenant, notwithstanding any time interval, until Landlord has in fact executed and delivered this Amendment to Tenant. 

 8. CONFIDENTIALITY: Tenant agrees to keep all terms and conditions of this Amendment and the
negotiations that have led up to this Amendment strictly confidential except as required by tax laws and financial institutions, or as potential donors stipulate. 

9. COUNTERPARTS: This Amendment may be executed in counterparts. All such executed counterparts shall constitute the same agreement, and the
signature of any party to any counterpart shall be deemed a signature to, and may be appended to, any other counterpart. The parties may sign and deliver this Lease by electronic or facsimile transmission. Each party agrees that the delivery of this
Lease by electronic or facsimile transmission shall have the same force and effect as delivery of original signatures and that each party may use such electronic or facsimile signatures as evidence of the execution and delivery of this Lease by all
parties to the same extent that an original signature could be used. 
 10. TERMS REMAIN: Except as expressly amended hereby, all of the
terms, covenants, conditions, provisions and agreements of the Lease, as amended, shall remain in full force and effect. 
 IN WITNESS WHEREOF, the parties
agree to the foregoing by executing this Amendment, dated the date and year first above written. 
 << NO FURTHER TEXT ON THIS PAGE
>> 

									
	LANDLORD	 		 	TENANT
			
	 101 Montgomery Street Co
 a
California limited partnership
	 		 	 Audentes Therapeutics, Inc.
 a
Delaware corporation

					
	By:	 	 Cahill Montgomery Corp.,
 a California
corporation,
 its General Partner
	 		 		 	
					
	By:	 	 /s/    William R.
Cahill        
	 		 	By:	 	  

					
	Name:	 	 William R. Cahill
	 		 	Name:	 	  

					
	Title:	 	 President
	 		 	Title:	 	  

									
	LANDLORD	 		 	TENANT
			
	 101 Montgomery Street Co
 a
California limited partnership
	 		 	 Audentes Therapeutics, Inc.
 a
Delaware corporation

					
	By:	 	 Cahill Montgomery Corp.,
 a California
corporation,
 its General Partner
	 		 		 	
					
	By:	 	  
	 		 	By:	 	 /s/ Matthew R Patterson

					
	Name:	 	 William R. Cahill
	 		 	Name:	 	 Matthew R Patterson

					
	Title:	 	 President
	 		 	Title:	 	 President & CEO

 EXHIBIT ASublease (Solstice Neurosciences)

 Exhibit 10.10 

EXECUTION COPY 
 SUBLEASE

 THIS SUBLEASE (“Sublease”) is dated as of July 30, 2015, by and between Solstice Neurosciences,
LLC, a Delaware limited liability company (“Sublessor”), and Audentes Therapeutics, Inc., a Delaware corporation (“Sublessee”). 

RECITALS 
 A.
Sublessor and Sublessee desire to enter into this Sublease pursuant to which Sublessor shall lease approximately 21,960 rentable square feet of the Leased Premises known as 528B Eccles Avenue, South San Francisco, California, as shown on
EXHIBIT A attached hereto (the “Subleased Premises”) to Sublessee, subject to the terms and conditions of this Sublease. 

B. Sublessor (successor in interest to Athena Neurosciences, Inc. and Elan Pharmaceuticals, Inc.) is the lessee of 528B Eccles Avenue, South
San Francisco, California, (the “Leased Premises”) pursuant to that certain Lease Agreement dated as of May 22, 1997, as amended from time to time (the lease, together with all amendments thereto, (the “Prime
Lease”), between Sublessor, as tenant, and JCN Partners, a California limited partnership, as successor in interest to John C. Nickel, as landlord (the “Prime Landlord”). A copy of the Prime Lease together with seven
(7) prior Addenda is appended hereto as EXHIBIT B. 
 C. Capitalized terms used in this Sublease and not otherwise
defined herein shall have the meanings ascribed to such terms in the Prime Lease. 
 ARTICLE I 

TERMS AND CONDITIONS 

1.1 Sublease of Subleased Premises. Sublessor hereby leases the Subleased Premises to Sublessee, and Sublessee hereby leases the
Subleased Premises from Sublessor, pursuant to the terms and conditions of this Sublease. In addition to the Subleased Premises, Sublessee shall have the right to the non-exclusive use during such tenancy, of other areas designated for the common
use and convenience of occupants of the Subleased Premises, if any (collectively, the “Common Areas”), subject to such rules and regulations as Prime Lessor may adopt for such use from time to time. 

  
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 1.2 Parking. At no cost to Sublessee, and subject to the terms of the Prime Lease,
Sublessee will be entitled to the use of the pro rata share of the designated parking spaces serving the entire premises leased by Sublessor; i.e. 55.5% of such parking spaces 

1.3 Term. Subject to Sublessor’s receipt of the written consent of the Prime Landlord as required by Paragraph 16 of the Prime
Lease and subject to the terms and conditions of this Sublease, Sublessor sublets the Subleased Premises to Sublessee and Sublessee subleases the Subleased Premises from Sublessor, for a term commencing on the later of the date on which this
Sublease is fully executed or the date of Prime Landlord’s Consent. (the “Commencement Date”) and ending on May 31, 2017 (the “Term”, see Addendum Seven), unless sooner terminated pursuant to any of the
terms, covenants or conditions of this Sublease or pursuant to law. 
 Sublessor covenants and agrees to give Sublessee access to the Premises on the
Commencement Date. 
 1.4 Base Rent. During the first twelve (12) months of this Sublease, Sublessee shall pay to Sublessor,
without demand, deduction, offset, set off or recoupment, on or before the first day of each month in advance, commencing on the Commencement Date, an amount determined by multiplying the rentable square feet in the Subleased Premises by One and
75.100ths Dollars ($1.75) (the “Base Rent”), which is $38,430.00 per month. For the balance of the Lease Term, the square footage rental rate is One and 80/100ths Dollars ($1.80),
or $39,528.00 per month. The actual number of rentable square feet contained in the Subleased Premises is approximately 21,960 rentable square feet as determined in accordance with the Building Owners and Managers Association International standards
(ANSI/BOMA Z65.1-2010). Rent for any partial calendar months at the beginning or end of the Sublease term shall be prorated based on a thirty (30) day month. Rent may be paid by Sublessee to Sublessor, at Sublessee’s election, by ACH
transfer. 
 1.5 Additional Rent. In addition to the Base Rent, Sublessor is obligated under the Prime Lease for additional payments
and reimbursement to the Prime Landlord in respect of 

  
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Common Area Maintenance, utility, insurance, real estate taxes and other expenses together with an independent obligation to maintain the Subleased Premises, all as more specifically set for in
the Prime Lease attached as Exhibit B. Any and all such sums as may be or shall become due during the Term of this Sublease are the responsibility of Sublessee and shall be deemed Additional Rent (together with the Base Rent,
“Rent”) due hereunder. All payments due under this Sublease shall be considered “rent” for all purposes. Pursuant to the terms of the Prime Lease, Prime Landlord is required to reconcile the actual expenses for the
Premises as compared to the estimated payments made throughout the preceding calendar year. Following Sublessor’s receipt of such reconciliation from Prime Landlord, Sublessor shall promptly forward a copy of such reconciliation to Sublessee,
and there shall be an adjustment between Sublessor and Sublessee for any over or under payment of such Additional Rent items for the preceding calendar year, with payment to Sublessor or credit to Sublessee against the next installment of Additional
Rent (or refund following the expiration of the Sublease term), as the case may require, within thirty (30) days after Sublessor’s delivery of such reconciliation to Sublessee. A summary of the Additional Rent is annexed hereto as
Exhibit C. 
 1.6 Late Charge. If the Rent (Base Rent and Additional Rent, as the case may be) is not received by Sublessor on
or before the tenth (10th) day of each month, Sublessee shall, in addition to the Rent and any other rights and remedies Sublessor may have, pay to Sublessor a late charge equal to ten
percent (10%) of the Rent. Sublessee hereby acknowledges that late payment by Sublessor of Rent or other sums due hereunder may cause Sublessor to incur costs not contemplated by this Sublease, the exact amount of which will be extremely
difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges which may be imposed on Sublessor by the terms of the Prime Lease. The parties hereby agree that such late charge represents a
fair and reasonable estimate of the costs Sublessor will incur by reason of late payment by Sublessee. Acceptance of such late charge by Sublessor shall in no event constitute a waiver of Sublessee’s default with respect to such overdue amount,
nor prevent Sublessor from exercising any of the other rights and remedies granted hereunder. 
 1.7 Security Deposit. Upon the full
execution of this Sublease, Sublessee shall deliver Eight Hundred Fifty Thousand Dollars ($850,000.00) in the following manner: (a) cash or immediately available funds in the amount of One Hundred Twenty Thousand and 00/100ths

  
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Dollars ($120,000.00) (“Replacement Cash”), to reimburse Sublessor’s cash Security Deposit (as defined in the Prime Lease) with Prime Landlord, the right to recover such
cash Security Deposit from Prime Landlord being hereby assigned to Sublessee as Sublessee’s sole property and such recovery being dependent upon the satisfaction of all terms under the Prime Lease. The Replacement Cash is not refundable to
Sublessee and Sublessee’s rights with respect to any sums paid pursuant to this clause (a) are limited to the extent that Prime Landlord refunds some of all of Sublessor’s cash Security Deposit pursuant to the terms of the Prime
Lease; and (b) a letter of credit (the “Letter of Credit”) in the sum of Seven Hundred Thirty Thousand Dollars ($730,000.00). The Letter of Credit shall be delivered to Sublessor as protection for the full and faithful
performance by Sublessee of all of its obligations under this Sublease and for all losses and damages Sublessor may suffer as a result of any breach or default by Sublessee under this Sublease. The Letter of Credit shall be an unconditional, clean,
irrevocable negotiable standby letter of credit payable to the order of Sublessor, drawn on a bank (the “Bank”) reasonably approved by Sublessor and at a minimum having a long term issuer credit rating from Standard and Poor’s
Professional Rating Service of A or a comparable rating from Moody’s Professional Rating Service (the “Credit Rating Threshold”), and otherwise conforming in all respects to the requirements of this Section 1.11,
including, without limitation, all of the requirements of Section 1.11(a) below, all as set forth more particularly hereinbelow. For the purposes of this Sublease, Silicon Valley Bank is hereby approved as the issuing bank. Sublessee
shall pay all expenses, points and/or fees incurred by Sublessee in obtaining and maintaining the Letter of Credit. In the event of an assignment by Sublessee of its interest in the Sublease (and irrespective of whether consent is required for such
assignment), the acceptance of any replacement or substitute letter of credit by Sublessor from the assignee shall be subject to Sublessor’s prior written approval, in Sublessor’s reasonable discretion. 

  
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 a) In general. The Letter of Credit shall be “callable” at
sight, permit partial draws and multiple presentations and drawings, and be otherwise subject to the Uniform Customs and Practices for Documentary Credits (1993-Rev), International Chamber of Commerce Publication #500, or the International Standby
Practices-ISP 98, International Chamber of Commerce Publication #590. Sublessee further covenants and warrants as follows: 

i. Sublessor Right to Transfer. The Letter of Credit shall provide that Sublessor, its successors and assigns, may, at
any time and without notice to Sublessee and without first obtaining Sublessee’s consent thereto, transfer (one or more times) all or any portion of its interest in and to the Letter of Credit to another party, person or entity, regardless of
whether or not such transfer is separate from or as a part of the assignment by Sublessor of its rights and interests in and to this Sublease. In the event of a transfer of Sublessor’s interest in the Building or the Project, Sublessor shall
transfer the Letter of Credit, in whole or in part, to the transferee and thereupon Sublessor shall, without any further agreement between the parties, be released by Sublessee from all liability therefor, and it is agreed that the provisions hereof
shall apply to every transfer or assignment of the whole or any portion of said Letter of Credit to a new Sublessor. In connection with any such transfer of the Letter of Credit by Sublessor, Sublessee shall, at Sublessee’s sole cost and
expense, execute and submit to the Bank such applications, documents and instruments as may be necessary to effectuate such transfer, and Sublessee shall be responsible for paying the Bank’s transfer and processing fees in connection therewith.

 ii. No Assignment by Sublessee. Sublessee shall neither assign nor encumber the Letter of Credit or any part
thereof. Neither Sublessor nor its successors or assigns will be bound by any assignment, encumbrance, attempted assignment or attempted encumbrance by Sublessee in violation of this Section. 

iii. Renewal; Replacement. If the Letter of Credit expires earlier than the date (the “LC Expiration
Date”) that is one hundred twenty (120) days after the expiration of the Sublease Term, Sublessee shall deliver a new Letter of Credit or certificate of renewal or extension to Sublessor at least thirty (30) days prior to the
expiration of the Letter of Credit then held by Sublessor, without any action whatsoever on the part of Sublessor, which new Letter of Credit shall be irrevocable and automatically renewable through the LC Expiration Date upon the same terms as the
expiring Letter of Credit or such other terms as may be acceptable to Sublessor in its sole discretion. In furtherance of the foregoing, Sublessor and Sublessee agree that the Letter of Credit shall contain a so-called

  
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“evergreen provision,” whereby the Letter of Credit will automatically be renewed unless at least thirty (30) days’ prior written notice of non-renewal is provided by the
issuer to Sublessor; provided, however, that the final expiration date identified in the Letter of Credit, beyond which the Letter of Credit shall not automatically renew, shall not be earlier than the LC Expiration Date. 

iv. Bank’s Financial Condition. If, at any time during the Sublease Term, the Bank’s long term credit rating
is reduced below the Credit Rating Threshold, or if the financial condition of the Bank changes in any other materially adverse way (either, a “Bank Credit Threat”), then Sublessor shall have the right to require that Sublessee
obtain from a different issuer a substitute Letter of Credit that complies in all respects with the requirements of this Section 1.9, and Sublessee’s failure to obtain such substitute Letter of Credit within ten (10) business
days following Sublessor’s written demand therefor (with no other notice or cure or grace period being applicable thereto, notwithstanding anything in this Sublease to the contrary) shall entitle Sublessor, or Sublessor’s then managing
agent, to immediately draw upon the then existing L- C in whole or in part, without notice to Sublessee, as more specifically described in Section 1.11(c), below. Sublessee shall be responsible for the payment of any and all costs
incurred with the review of any replacement Letter of Credit (including without limitation Sublessor’s reasonable attorneys’ fees), which replacement is required pursuant to this Section or is otherwise requested by Sublessee. 

b) Application of Letter of Credit. Sublessee hereby acknowledges and agrees that Sublessor is entering into this
Sublease in material reliance upon the ability of Sublessor to draw upon the Letter of Credit as protection for the full and faithful performance by Sublessee of all of its obligations under this Sublease and for all losses and damages Sublessor may
suffer (or which Sublessor reasonably estimates that it may suffer) as a result of any breach or default by Sublessee under this Sublease. Sublessor, or its then managing agent, shall have the right to draw down an amount up to the face amount of
the Letter of Credit if any of the following shall have occurred or be applicable: (A) such amount is due to Sublessor under the terms and conditions of this Sublease; or (B) Sublessee has filed a voluntary petition under the U. S.
Bankruptcy Code or any state 

  
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bankruptcy code (collectively, “Bankruptcy Code”); or (C) an involuntary petition has been filed against Sublessee under the Bankruptcy Code; or (D) the Bank has
notified Sublessor that the Letter of Credit will not be renewed or extended through the LC Expiration Date; or (E) a Bank Credit Threat or Receivership (as defined below below) has occurred and Sublessee has failed to comply with the
requirements of either Section 1.11(b)(v) or Section 1.11(f), as applicable. If Sublessee shall breach any provision of this Sublease or otherwise be in default hereunder or if any of the foregoing events identified in
Section 1.11(c)(ii) through (v) shall have occurred, Sublessor may, but without obligation to do so, and without notice to Sublessee, draw upon the Letter of Credit, in part or in whole, and the proceeds may be applied by Sublessor:
(i) to cure any breach or default of Sublessee and/or to compensate Sublessor for any and all damages proximately caused by a Sublessee’s breach or default; (ii) against any Rent payable by Sublessee under this Sublease that is not
paid when due; and/or (iii) to pay for all losses and damages that Sublessor has suffered which were proximately caused by a breach or default by Sublessee under this Sublease. The use, application or retention of the Letter of Credit, or any
portion thereof, by Sublessor shall not prevent Sublessor from exercising any other right or remedy provided by this Sublease or by any applicable law, it being intended that Sublessor shall not first be required to proceed against the Letter of
Credit, and shall not operate as a limitation on any recovery to which Sublessor may otherwise be entitled. Sublessee agrees not to interfere in any way with payment to Sublessor of the proceeds of the Letter of Credit, prior to a “draw”
by Sublessor of any portion of the Letter of Credit, regardless of whether any dispute exists between Sublessee and Sublessor as to Sublessor’s right to draw upon the Letter of Credit. No condition or term of this Sublease shall be deemed to
render the Letter of Credit conditional to justify the issuer of the Letter of Credit in failing to honor a drawing upon such Letter of Credit in a timely manner. Sublessee agrees and acknowledges that: (i) the Letter of Credit constitutes a
separate and independent contract between Sublessor and the Bank; (ii) Sublessee is not a third party beneficiary of such contract; , and (iii) in the event Sublessee becomes a debtor under any chapter of the Bankruptcy Code, neither
Sublessee, any trustee, nor Sublessee’s bankruptcy estate shall have any right to restrict or limit Sublessor’s claim and/or rights to the Letter of Credit and/or the proceeds thereof by application of Section 502(b)(6) of the U. S.
Bankruptcy Code or otherwise. 

  
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 c) Letter of Credit not a Security Deposit. Sublessor and Sublessee
acknowledge and agree that in no event or circumstance shall the Letter of Credit or any renewal thereof or any proceeds thereof be: (i) deemed to be or treated as a “security deposit” within the meaning of California Civil Code
Section 1950.7, (ii) subject to the terms of such Section 1950.7, or (iii) intended to serve as a “security deposit” within the meaning of such Section 1950.7. The parties hereto: (A) recite that the Letter of
Credit is not intended to serve as a security deposit and such Section 1950.7 and any and all other laws, rules and regulations applicable to security deposits in the commercial context (“Security Deposit Laws”) shall have no
applicability or relevancy thereto: and (B) waive any and all rights, duties and obligations either party may now or, in the future, will have relating to or arising from the Security Deposit Laws. 

d) Proceeds of Draw. In the event Sublessor draws down on the Letter of Credit pursuant to
Section 1.11(c)(iv) or (v) above, the proceeds of the Letter of Credit may be held by Sublessor and applied by Sublessor against any Rent payable by Sublessee under this Sublease that is not paid when due and/or to pay for
all losses and damages that Sublessor has suffered which were proximately caused by a breach or default by Sublessee under this Sublease. Any unused proceeds shall constitute the property of Sublessor and need not be segregated from Sublessor’s
other assets. Sublessee hereby agrees that such proceeds shall not be deemed to be or treated as a “security deposit” under the Security Deposit Law and waives all rights, duties and obligations either party may now or, in the future, will
have relating to or arising from the Security Deposit Laws. Sublessor agrees that the amount of any proceeds of the Letter of Credit received by Sublessor, and not: (a) applied against any Rent payable by Sublessee under this Sublease that was
not paid when due; or (b) used to pay for any losses and/or damages suffered by Sublessor which were proximately caused by a breach or default by Sublessee under this Sublease (the “Unused Letter of Credit Proceeds”), shall be
paid by Sublessor to Sublessee: (x) upon receipt by Sublessor of a replacement Letter of Credit in the full Letter of Credit Amount, which replacement Letter of Credit shall comply in all respects with the requirements of this
Section 1.11, or (y) within thirty (30) days after the LC Expiration Date; provided, however, that if prior to the LC Expiration Date a voluntary petition is filed by Sublessee, or an involuntary petition is filed against
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of Sublessee’s creditors, under the Bankruptcy Code, then Sublessor shall not be obligated to make such payment in the amount of the Unused Letter of Credit Proceeds until either all
preference issues relating to payments under this Sublease have been resolved in such bankruptcy or reorganization case or such bankruptcy or reorganization case has been dismissed. 

e) Bank Placed Into Receivership. 

i. Bank Placed Into Receivership. In the event the Bank is placed into receivership or conservatorship (any such event,
a “Receivership”) by the Federal Deposit Insurance Corporation or any successor or similar entity (the “FDIC”), then, effective as of the date such Receivership occurs, the Letter of Credit shall be deemed to not
meet the requirements of this Section 1.11, and, within fifteen (15) business days following Sublessor’s notice to Sublessee of such Receivership (the “LC Replacement Notice”), Sublessee shall replace the
Letter of Credit with a substitute Letter of Credit from a different issuer reasonably acceptable to Sublessor and that complies in all respects with the requirements of this Section 1.11. If Sublessee fails to replace such Letter of
Credit with a substitute Letter of Credit from a different issuer pursuant to the terms and conditions of this Section 1.11(f)(i), then, notwithstanding anything in this Sublease to the contrary, Sublessor shall have the right, at
Sublessor’s option, to either: (i) declare Sublessee in default of this Sublease for which there shall be no notice or grace or cure periods being applicable thereto other than the aforesaid fifteen (15) business day period), in which
event, Sublessor shall have the right to pursue any and all remedies available to it under this Sublease and at law, including, without limitation, treating any Receivership as a Bank Credit Threat and exercising Sublessor’s remedies under
Section 1.11(b)(v) above, to the extent possible pursuant to then-existing FDIC policy. Sublessee shall be responsible for the payment of any and all costs incurred with the review of any replacement L- C which replacement is required
pursuant to this Section or is otherwise requested by Sublessee. 
 f) Termination of Letter of Credit. Provided that,
as of the fifteen (15) month anniversary of the Commencement Date: (i) no event of Sublessee default, after expiration of any notice and cure period, has occurred; (ii) no event exists, which, with the giving of notice, passing of
time, or both, would constitute an event of Sublessee default; and (iii) there exists no uncured event of Sublessee default, whether before or after expiration of any applicable cure period; the Sublessee’s obligation to maintain the
Letter of Credit set forth in this Section 1.11 shall automatically terminate; provided, however, if any of the events described in clauses (i), (ii) or (iii) of this subsection exist as of such date, the Letter of Credit shall
remain in effect throughout the remaining Sublease term. 

  
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 ARTICLE II 

INSURANCE AND INDEMNITY 

2.1 Insurance. Sublessee shall provide evidence of all coverages required under Paragraph 16 of the Prime Lease as of the
Commencement Date and shall, in all instances cause Prime Landlord, Sublessor and such other parties as either Prime Landlord or Sublessor shall require to be named as additional insureds on all such policies of insurance. 

2.2 Indemnity. Sublessee shall indemnify, defend and hold harmless Sublessor, its agents, assigns, employees and contractors from any
and all losses, costs and damages arising from claims asserted by or on behalf of any person, firm, or corporation arising out of, resulting from, or in any way connected with, the act(s) or omission(s) of Sublessee, or the violation by Sublessee of
any law, ordinance, or statute, or any injury to person or property occurring in or about the Subleased Premises during the Term of this Sublease arising from the business of the Sublessee or its use and occupancy of the Subleased Premises. 

Sublessor shall indemnify, defend and hold Sublessee harmless from and against any and all loss, liability, cost or expense (including
reasonable attorney’s fees and costs) incurred by Sublessee by reason of: (a) Sublessor’s breach or default under the Prime Lease; (b) the use of the Subleased Premises by Sublessee or Sublessee Parties to the extent the
permitted use under this Sublease is not permitted under the Prime Lease; (c) any activities of Sublessor or any of 

  
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Sublessor’s shareholders, partners, owners, employees, agents, consultants, contractors, subcontractors, laborers, materialmen, invitees or licensees (collectively, the “Sublessor
Parties”) in or about the Subleased Premises; (d) any breach or default in the performance of Sublessor’s obligations under this Sublease; (e) any misrepresentation or breach of warranty by Sublessor under this Sublease; or
(f) any negligence, gross negligence or intentional misconduct of Sublessor or any of the Sublessor Parties in connection with the Subleased Premises or this Sublease. 

ARTICLE III 

REPRESENTATIONS BY SUBLESSOR 

3.1 Representations. Sublessor makes the following representations and warranties as of the date hereof for the benefit of Sublessee:

 (a) There are no existing or unexpired subleases, conveyances or liens of any kind or description affecting Sublessor’s leasehold
interest in the Subleased Premises. 
 (b) Sublessor has full right, power and authority to enter into this Sublease. 

(c) The Prime Lease is in full force and effect and there is no existing Event of Default by Sublessor or, to Sublessor’s knowledge, by
Prime Landlord under the Prime Lease. 
 (d) The Prime Lease has not been amended or modified except as set forth herein, and that there
are no Events of Defaults (as defined in the Prime Lease) on Sublessor’s part under the Prime Lease as of the execution of this Sublease. 

Sublessor hereby covenants that during the Term, provided that Sublessee is not in default under this Sublease beyond applicable notice and
cure periods, Sublessor will: (i) pay, when and as due, all Base Rent and Additional Rent and any other charges properly payable by Sublessor under the Prime Lease; (ii) not exercise any voluntary right to terminate the Prime Lease prior
to the Expiration Date without the consent of Sublessee; and (iii) not modify the Prime Lease in any respect which creates additional material obligations of Sublessee under this Sublease, or materially decreases Sublessee’s rights under
this Sublease, without the prior written consent of Sublessee. If: (A) Sublessor breaches any of the representations or covenants in this Section; and (B) such breach was not caused, in whole or in part, by a breach by Sublessee of any of
its obligations under this Sublease, Sublessor shall be liable to Sublessee for all damages suffered by Sublessee as a result of such breach. If Prime Landlord sends to Sublessor any notice 

  
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of default or potential default under the Prime Lease, Sublessor will send a copy of such notice to Sublessee promptly after Sublessor’s receipt thereof. Subject to this Sublease terminating
as provided in the Prime Lease and in this Sublease, Sublessor represents that if Sublessee performs all the provisions in this Sublease to be performed by Sublessee, subject to all applicable notice and cure periods, Sublessee will have and enjoy
throughout the Term the quiet and undisturbed possession of the Subleased Premises, subject to the terms and conditions of this Sublease. 

To the best of Sublessor’s knowledge, the Subleased Premises and the building are in compliance with all governmental laws, ordinances,
regulations or orders relating to but not limited to compliance with the Americans with Disabilities Act (“ADA”) and other state and local laws governing access by the disabled. 

In addition, Sublessor represents and warrants to Sublessee that, to Sublessor’s knowledge: (i) Sublessor has disclosed to
Sublessee any and all information which Sublessor has regarding the condition of the Subleased Premises and the Building including, but not limited to, the presence and location of asbestos, lead paint, petroleum hydrocarbon, PCB transformers or
other hazardous materials (as defined in Paragraph 9 of the Prime Lease) and underground storage tanks in, on or about the Subleased Premises; (ii) there have been no notices, directives, violations, reports or actions by any legal, state or
federal department or agency concerning Environmental Laws and any matters relating to Environmental Laws applicable to the Subleased Premises; and (iii) except as stated in Section 6.2 below, the Subleased Premises is in compliance with
all federal, state and local laws, including but not limited to, all Environmental Laws. For the purposes of this Sublease, Environmental Laws means any and all laws, statutes, ordinances or regulations pertaining to health, industrial hygiene or
the environment including, without limitation, CERCLA (Comprehensive Environmental Response Compensation and Liability Act of 1980) and RCRA (Resources Conservation and Recovery Act of 1976). 

ARTICLE IV 

MAINTENANCE 
 4.1
Maintenance. Sublessee shall, at its own expense, maintain the Subleased Premises in good condition, repair, and working order, to the same extent as currently exists, and shall, at its own expense: (a) make any and all repairs to the
Subleased Premises and the equipment and systems exclusively serving the Subleased Premises; (b) make other such 

  
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necessary repairs and maintenance to the Subleased Premises not otherwise the obligation of Prime Landlord under the Prime Lease: (c) replace and maintain any and all things necessary to
keep the Subleased Premises in the same state of repair and operating order as currently exists, including, without limitation, all fixtures, furnishings, lighting and signs of Sublessee; (d) keep the Subleased Premises and all exterior
entrances, exterior walls, glass and show molding, partitions, doors, floor surfaces, fixtures, equipment and appurtenances thereof in the same order, condition and repair as currently exists, and in a reasonably satisfactory condition of
cleanliness; and (e) replace all broken or damaged glass or substances therefor, as the case may be. All repairs made by Sublessee shall utilize materials of quality at least equal to the original materials, and all repairs shall be made by
contractors reasonably approved by Sublessor and in accordance with code. If any repairs, maintenance or replacements are required under this Section, then Sublessee shall, within a reasonable period of time, arrange for the same either through
Sublessor for such reasonable charges as Sublessor may establish, or through such contractor as Sublessor shall reasonably approve in writing, which approval shall not be unreasonably withheld, conditioned or delayed. If Sublessee does not make or
cause to be made such repairs, maintenance or replacements within thirty (30) days after receipt of a detailed written notice from Sublessor, then Sublessor may, but shall not be obligated to, make such repairs, maintenance and replacements,
and the reasonable costs paid or incurred by Sublessor therefor plus five percent (5%) for overhead shall be reimbursed by Sublessee promptly upon demand by Sublessor, as Additional Rent. 

4.2 “AS IS” Condition. Sublessor shall not be responsible for performing any improvements or work to the Subleased Premises,
and Sublessee shall otherwise accept the same in their “AS IS” condition. Notwithstanding the foregoing, the Subleased Premises shall be broom clean with all debris removed and with all Building systems in good working order. Occupancy of
the Subleased Premises by Sublessee shall constitute formal acceptance thereof and acknowledgment by Sublessee that Sublessor’s Work has been completed in the required condition. 

4.3 Alterations. Sublessee shall not make any alterations to the Subleased Premises without the consent of Prime Landlord and
Sublessor, which consent may be granted or withheld in their sole discretion. Sublessee may, without further notice to or approval of Sublessor or 

  
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Prime Landlord, install and maintain data and voice cabling required by Sublessee in order to utilize the Subleased Premises for its intended use in accordance with plans previously approved by
Sublessor (which approval will not be unreasonably withheld, conditioned or delayed) and may change the locks as discussed below. If Sublessee’s telecommunications provider installs telecommunications equipment and/or related connecting
equipment (i.e., cables, conduits, inner ducts and connecting hardware) in the building in connection with the provision of telecommunications services to Sublessee (collectively, the “Telecommunications Equipment”), then:
(a) immediately following the installation of same, throughout the Term and following the expiration or earlier termination of this Sublease, all such Telecommunications Equipment shall be properly labeled (identifying both the service provider
and Sublessee) at Sublessee’s sole cost and expense; and (b) at the expiration or earlier termination of this Sublease, Sublessee shall, at Sublessee’s sole cost and expense, without liens, cause all such Telecommunication Equipment
to be removed from the Building. Any such property not so removed within thirty (30) days after the expiration or earlier termination of this Sublease may, at Sublessor’s sole option: (i) be removed and stored by Sublessor at
Sublessee’s expense; or (ii) become the property of Sublessor without compensation to Sublessee. Sublessee shall, at its sole cost and expense, repair all damage caused by the installation, operation and/or removal of the
Telecommunications Equipment. If Sublessee fails to repair any such damage, Sublessor may, in its sole discretion, repair such damage and Sublessee shall, within thirty (30) after Sublessor’s written request for payment, reimburse
Sublessor for all costs and expenses reasonably relating to such damage. 
 Sublessee may make alterations to the Subleased Premises only in
accordance with Paragraph 12 of the Prime Lease. 
 4.4 Locks and Security System. Sublessee shall have the same right to lock and
security system changes as the Sublessor does under Paragraph 4.9 of the Prime Lease, subject to the same conditions set forth therein, except that Sublessee shall provide master keys and security codes to both Sublessor and Prime Landlord,
except as to Sublessee’s secure areas. 
 Prior to the Commencement Date, Sublessor shall provide Sublessee with all information in its
possession concerning the security system of the Subleased Premises. Sublessee, at its sole cost and expense will be responsible for repurposing any existing security system for Sublessee’s own use following the Commencement Date. 

  
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 4.5 Surrender of Subleased Premises. Upon expiration or other termination of this
Sublease, Sublessee shall surrender the Subleased Premises to Sublessor in the restored condition required under the Prime Lease. Any holding over by Sublessee after the expiration or earlier termination of the Sublease term shall be governed by
Paragraph 33 of the Prime Lease, including the adjustment of Rent; provided, however, that Sublessee shall also pay on demand to Sublessor all other amounts that Sublessor may become liable for under the Prime Lease as a
result of such holding over by Sublessee. 
 ARTICLE V 

ACTIONS AFFECTING TITLE TO PROPERTY 

AND SUBLEASEHOLD ESTATE 

5.1 Liens by Sublessee. Sublessee shall not create or permit the creation of any lien, encumbrance, or charge upon the Subleased
Premises. Any liens, encumbrances, or charges so created or permitted by Sublessee shall be promptly discharged by Sublessee. 
 5.2
Assignment and Subleasing. Sublessee shall not voluntarily or by operation of law assign this Sublease or enter into license or concession agreement, sublet all or any part of the Sublease Premises, or otherwise transfer, mortgage, pledge,
hypothecate or encumber all or any part of Sublessee’s interest in this Sublease or in the Sublease Premises or any part thereof (collectively, a “Transfer”), without the prior written consent of the Prime Landlord (pursuant to
the terms of the Prime Lease) and Sublessor (whose consent shall not be unreasonably withheld, conditioned or delayed). Any attempt to do so without such consent being first had and obtained shall be wholly void and shall constitute a default by
Sublessee under this Sublease. Sublessee hereby irrevocably assigns to Sublessor all Rent and other sums or consideration in any form, from any Transfer, net of all reasonable attorneys’ fees, construction costs and brokerage fees incurred by
Sublessee in order to effect such Transfer (the “Net Transfer Proceeds”). Sublessee agrees that Sublessor, as assignee and as attorney-in-fact for Sublessee, or a receiver for Sublessee appointed upon Sublessor’s application,
may collect such Rent and other sums and 

  
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apply the same against amounts owing to Sublessor in the event of Sublessee’s default beyond any applicable notice, grace or cure periods; provided, however, that until the occurrence of any
such default by Sublessee or Sublessee’s subtenant, Sublessee shall have the right to collect such sums, provided that the Net Transfer Proceeds shall belong solely and exclusively to Sublessor. Notwithstanding any Transfer, Sublessee shall not
be relieved of its obligations hereunder, and a consent to one Transfer shall not constitute a consent to any other Transfer or a waiver of the provisions of this section. 

5.3 Permitted Transfers. Subject to the terms of and compliance with the Prime Lease, Sublessee shall be entitled to effect the
following permitted transfers of this Sublease: (i) an assignment or subletting of all or a portion of the Subleased Premises to an affiliate of Sublessee (an entity which is controlled by, controls, or is under common control with, Sublessee);
or (ii) an assignment of the Sublease to an entity acquiring substantially all the assets of Sublessee or into which Sublessee is merged. 

5.4 Furniture, Fixtures and Equipment. By separate Bill of Sale in the form annexed hereto as Exhibit D and executed
simultaneously herewith, Sublessor will assign and convey to Sublessee all of its right title and interest in and to all furniture, fixtures and equipment situated on or in the Subleased Premises for the sum of $1.00. Sublessor represents that all
manufacturing equipment and the Premises were decontaminated in accordance with the Decommissioning Report delivered to Sublessee by Sublessor prior to the Commencement Date. In addition, Sublessor represents that all of the equipment located in the
Subleased Premises was in good working condition as of March 31, 2015. Sublessee shall have the right to inspect all equipment prior to the Commencement Date. 

ARTICLE VI 
 FURTHER
OBLIGATIONS OF SUBLESSEE 
 6.1 Compliance with Laws. Sublessee shall promptly comply or cause compliance with all laws
applicable to Sublessee’s use and occupancy of the Subleased Premises. 
 6.2 Hazardous or Toxic Materials. Use and storage of
hazardous or toxic materials is governed by the Prime Lease and shall be in accordance with all governmental laws, rules and 

  
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regulations. Sublessor hereby discloses that Sublessor used hazardous or toxic materials in the Leased Premises and had various hazardous materials permits with governing agencies for such use.
Sublessor’s use and permits, some of which remain open, are more particularly described in that certain Laboratory Facilities Decommissioning Report prepared by Technical Safety Services, Inc., Project Numbers NC-ANS155303A-1, NC-ANS155503A-1
and NC- ANS155703A-1, Project dates February 26, 2015 to April 21, 2015, including Closure Application and Closure Plan, a copy of which Sublessee hereby acknowledges having received and reviewed. 

6.3 Use. Sublessee’s use of the Subleased Premises is governed by any applicable terms of the Prime Lease and is not further
restricted or expanded by this Sublease, and Sublessee shall comply with the Prime Lease regarding Sublessee’s use and occupancy of the Subleased Premises as modified by this Sublease and the Prime Landlord’s Consent. 

6.4 Sublessor’s Reasonable Access. Sublessee shall allow Sublessor and its employees and representatives reasonable access, during
normal business hours, through the Subleased Premises as is reasonably necessary for Sublessor to monitor compliance with the terms of this Sublease. 

6.5 Signage. All Sublessee signage is subject to the terms of the Prime Lease and shall be in accordance with all governmental laws,
rules and regulations. 
 6.6 Attornment. If Sublessor assigns its rights under this Sublease to a third party, then such transferee
shall thereupon be landlord hereunder and shall be deemed to have fully assumed all duties and obligations of this Sublease to be performed by Sublessor which first arise after the date of conveyance. Sublessee shall attorn to such transferee,
provided that such transferee agrees to recognize Sublessee’s rights under this Sublease so long as Sublessee is not in default hereunder. Sublessor shall, from and after the date of conveyance, be free of all liabilities and obligations not
then incurred. 
 6.7 Sublessee’s Obligations. For the benefit of Prime Landlord and Sublessor, Sublessee hereby expressly
agrees from and after the Commencement Date to assume, to be bound 

  
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by, and to perform all the terms, conditions and covenants of the Prime Lease to be fulfilled, performed or observed by Sublessor with respect to the Sublease Premises and/or Sublessee’s
activities in, on or around the Sublease Premises and the common areas of the Sublease Premises, except for provisions relating to the payment of rent or the initial construction of tenant improvements, and except as otherwise expressly provided in
this Sublease. Sublessee shall not commit or suffer at any time any act or omission that would violate any provision of the Prime Lease. Sublessee’s obligations hereunder include any and all obligations of Sublessor, under the Prime Lease, to
remove any alterations, modifications or improvements and restoring the Sublease Premises, and performing all surrender obligations of Sublessor for the Sublease Premises under the Prime Lease. 

ARTICLE VII 
 EVENTS
OF DEFAULT AND REMEDIES 
 7.1 Events of Default. The occurrence of any of the following events shall constitute a
“Sublessee Event of Default”: 
 (a) Three business days after Sublessor provides Sublessee with notice of a breach of a payment
obligation hereunder, or thirty (30) days after Sublessor provides Sublessee with notice of any other breach or default, and in either case Sublessee fails to either: (i) cure any such breach by Sublessee of any representation, warranty,
or covenant made in this Sublease; or (ii) perform any such obligation or observe any covenant or condition to be performed or observed on its part pursuant to this Sublease, including payment of Rent. 

(b) Sublessee makes an assignment for the benefit of its creditors. 

(c) Filing by or against Sublessee of a petition to have Sublessee adjudged a bankrupt or a petition for reorganization or arrangement under
any Law relating to bankruptcy (unless, in the case of a petition filed against Sublessee, the same is dismissed within thirty (30) days). 

(d) Appointment of a trustee or receiver to take possession of substantially all of Sublessee’s assets, where possession is not restored
to Sublessee within thirty (30) days. 
 (e) Attachment, execution or other judicial seizure of substantially all of Sublessee’s
assets. 
 (f) Sublessee’s insolvency or admission of an inability to pay its debts as they become due. 

  
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 Any notice of default given pursuant to this Section shall be in lieu of, and not in addition
to, any notice required by law or statute. 
 7.2 Sublessor Remedies Upon a Sublessee Event of Default. In addition to all the rights
and remedies provided to Sublessor at law, in equity, or under the terms of this Sublease: (i) upon the occurrence of any Sublessee Event of Default, Sublessor shall have all of the rights and remedies with respect to such breach that are available
to the Prime Landlord in the event of any breach under the Prime Lease; and (ii) as a further remedy, if Sublessee fails to perform any act on its part to be performed pursuant to the requirements of the Prime Lease or as otherwise required by
this Sublease, then Sublessor may, but shall not be obligated to, fulfill such obligations of Sublessee, including entering the Sublease Premises to perform any such act, and all costs and expenses reasonably incurred by Sublessor in doing so shall
be deemed Additional Rent payable by Sublessee to Sublessor within thirty (30) days after receipt of a written demand accompanied by appropriate backup. 

7.3 Sublessor Events of Default. The occurrence of any of the following shall constitute a “Sublessor Event of
Default”: (i) any breach of Sublessor’s warranties as set forth in Section 3.1 above; (ii) Sublessor’s failure to perform or observe any covenant or condition to be performed or complied with by Sublessor under this
Sublease; or (iii) Sublessor’s default under the Prime Lease in a manner that adversely affect Sublessee’s use and occupancy of the Subleased Premises; and in either case, the failure continues for twenty (20) days after written
notice by Sublessee to Sublessor, provided, however, that if the term, condition, covenant or obligation to be performed by Sublessor is of such a nature that the same cannot reasonably be performed within such twenty-day period, such default shall
be deemed to have been cured if Sublessor commences such performance within said twenty day period and thereafter diligently undertakes to complete the same, provided such cure is completed within an additional twenty (20) day period. In
addition to the foregoing, in the event the Sublessor Event of Default occurs as a result of the action or inaction of Prime Landlord, Sublessor shall be provided a reasonable time in which to cure such Sublessor Event of Default. 

  
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 7.4 Sublessee’s Remedies Upon Sublessor Event of Default. Upon the occurrence of
any Sublessor Event of Default, in no event shall Sublessee have the right to terminate this Sublease as a result of Sublessor’s default; however, upon the occurrence of any Sublessor Event of Default under Section 7.3(iii) above,
Sublessee may take any actions which Sublessee reasonably determines are the most efficient actions reasonably necessary to cure such Sublessor’s breach in a cost efficient manner that will allow Sublessee to continue to conduct its business in
a reasonable and customary manner (i.e., curing Sublessor’s monetary or nonmonetary defaults), in which case, Sublessee shall be entitled to offset costs incurred in connection with such Sublessor Event of Default including interest thereon at
the rate of ten percent (10%) per annum against the next installments of Rent due under this Sublease. Sublessee hereby waives its right to recover consequential damages (including, but not limited to, lost profits) or punitive damages arising
out of a Sublessor Event of Default. 
 7.5 Waivers and Limitation on Waivers. Any waivers by Sublessor or Sublessee of Sublessee or
Sublessor Events of Default shall be limited to the particular Sublessee or Sublessor Event of Default so waived and shall not be deemed to waive any other Sublessee or Sublessor Event of Default nor be deemed a waiver of the same Sublessee or
Sublessor Event of Default on another occasion. 
 7.6 Delay in Exercise of Rights. No delay or failure to exercise any right
occurring upon any Sublessee or Sublessor Event of Default shall impair any such right or shall be construed to be a waiver thereof, but any such right may be exercised from time to time as often as may be deemed expedient. 

7.7 Course of Dealing. No course of dealing between Sublessor and Sublessee or any failure or delay on the part of Sublessor or
Sublessee in exercising any of their respective rights under this Section or under any other provisions of this Sublease shall operate as a waiver of any of their respective rights hereunder or under any other provisions of this Sublease. 

  
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 ARTICLE VIII 

SUBLEASE SUBJECT TO PRIME LEASE 

8.1 Subordinate to Prime Lease. This Sublease is subject and subordinate to the Prime Lease. Sublessor shall perform all obligations
under the Prime Lease applicable to the Subleased Premises and shall defend, indemnify, and hold Sublessee harmless from any such obligations. If Sublessee takes any action which is prohibited by the Prime Lease, Sublessor shall so notify Sublessee
of such fact, including evidence of the applicable provision of the Prime Lease, and Sublessee shall, as soon as reasonably possible, discontinue any such action. 

8.2 Consent of Prime Landlord. This Sublease and the obligations of the parties hereunder are expressly conditioned upon
Sublessor’s obtaining the prior written consent to this Sublease by Prime Landlord pursuant to Section 19 of the Prime Lease. Sublessee shall promptly deliver to Sublessor any information reasonably requested by Prime Landlord (in
connection with Prime Landlord’s approval of this Sublease) with respect to the nature and obligation of Sublessee’s business and/or the financial condition of Sublessee. If Prime Landlord fails to consent to this Sublease within thirty
(30) days after the execution and delivery of this Sublease, Sublessee shall have the right to terminate this Sublease by giving written notice thereof to Sublessor at any time thereafter, but before the Prime Landlord grants such consent. 

ARTICLE IX 

MISCELLANEOUS 
 9.1
Notices. Any notice which either party may or is required to give, will be given by mailing the same, postage prepaid, to Sublessee or Sublessor at the following addresses or at such other places as may be designated by either party from time
to time: 
  

			
	To Sublessor:	  	Solstice Neurosciences, LLC

  
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 Date of Plant Closing: March 31, 2015.

 

	With a copy to:	  	US WorldMeds, LLC
		
	To Sublessee	  	
		
	 Audentes Therapeutics, Inc.
	  	
		
		  	101 Montgomery Street, Suite 2650
		
		  	San Francisco, ca 94104
		
		  	Attn: David Nagler

 Such notice or other communication may be mailed by registered mail, return receipt requested, postage prepaid and may be
deposited in a post office or a depository for the receipt of mail regularly maintained by the post office. Such notices, demands or consents may also be delivered by hand, by overnight courier service or by any other method or means permitted by
law. For purposes of this Sublease, notices will be deemed to have been given upon receipt if given by personal delivery or overnight courier service or three (3) days after mailing, if mailed. 

9.2 Amendment. No amendment to this Sublease shall be binding upon either party hereto until such amendment is in writing and executed
by both parties thereto. 
 9.3 Direct Lease. Sublessor shall use its commercially reasonable best efforts to assist Sublessee if
Sublessee elects to enter into a new lease with the Prime Landlord, and shall work to reasonably accommodate Sublessee’s preference to execute a new lease and have a direct relationship with the Prime Landlord. 

  
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 9.4 Entire Agreement. This Sublease contains all agreements between the parties and
there are no other representations, warranties, promises, agreements, or understandings, oral, written or inferred, between the parties, unless reference is made thereto in this Sublease. 

9.5 Binding Effect. This Sublease shall be binding upon the parties hereto and upon their respective successors and assigns, and the
words “Sublessor” and “Sublessee” shall include the parties hereto and their respective successors and assigns. 
 9.6
Severability. If any clause, provision, or section of this Sublease be ruled invalid or unenforceable by any court of competent jurisdiction, the invalidity or unenforceability of such clause, provision, or section shall not affect any of the
remaining clauses, provisions, or sections. 
 9.7 Captions. The captions or headings in this Sublease are for convenience of
reference only and in no way define, limit, or describe the scope or intent of any provisions of this Sublease. 
 9.8 Governing Law.
This Sublease shall be governed by and construed in accordance with the laws of the State of California. Any action arising hereunder or in connection herewith shall be brought only in a state or federal court of competent jurisdiction located in
San Mateo County, California, Sublessor and Sublessee hereby each consenting to the jurisdiction of said courts. 
 9.9
Confidentiality. Sublessor and Sublessee acknowledge that the nature of each of their businesses may concern confidential and privileged information (“Confidential Information”). Sublessor and Sublessee further agree to take
any and all reasonable steps for the implementation of appropriate safeguards to protect and assure the confidentiality and to prevent the unauthorized disclosure, of any Confidential Information. 

9.10 Disclosure Regarding Accessibility Inspection. The Subleased Premises have not undergone an inspection by a Certified Access
Specialist (“CASp”) to determine whether or not the Subleased Premises meets all applicable construction-related accessibility standards pursuant to California Civil Code Section 55.51 et. seq. 

  
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 9.11 Energy Bills. Sublessor shall have the right to require Sublessee to provide
Sublessor with copies of bills from electricity, natural gas or similar energy providers (collectively, “Energy Providers”) Sublessee receives from Energy Providers relating to Sublessee’s energy use at the
Premises (“Energy Bills”) within fifteen (15) business days after Sublessor’s written request. 

9.12 Damage, Destruction and Condemnation. In the event of any damage, destruction or condemnation of the Subleased Premises, the terms
of the Prime Lease shall govern the rights, duties and obligations of the parties. 
 9.13 Brokerage Commissions. The parties
represent and warrant to each other that they have dealt with no brokers, finders, agents or other person in connection with the transaction contemplated hereby to whom a brokerage or other commission or fee may be payable other than Michael Davis,
Colliers International and Jon Faller, Faller Real Estate. Each party shall indemnify, defend and hold the other harmless from any claims arising from any breach by the indemnifying party of the representation and warranty in this
Section 9.13. 
 9.14 Counterparts and Electronic Signatures. This Sublease may be executed in one or more counterparts,
each of which shall be deemed an original, but all of which together shall constitute one and the same agreement. A copy of a signature received through telefax transmission or other electronic means (including files in Adobe .pdf or similar format)
shall bind the party whose signature is so received, and shall be considered for all purposes, as if such signature were an original. 

[Remainder of page left intentionally blank; signature page to follow] 

  
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 IN WITNESS WHEREOF, the parties hereto have caused this Sublease to be duly executed on the day and
year first above written. 
  

			
	SUBLESSOR:
	
	Solstice Neurosciences, LLC, a Delaware limited liability company
		
	By:	 	 /s/ P.B. Jones

		
	Name:	 	 P.B. Jones

		
	Title:	 	 CEO

	
	SUBLESSEE:
	
	Audentes Therapeutics, Inc., a Delaware corporation
		
	By:	 	 /s/ Matthew R Patterson

		
	Name:	 	 Matthew R Patterson

		
	Title:	 	 President and CEO

  
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 EXHIBIT A 

[See Attached Plan of Subleased Premises] 

  
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 EXECUTION COPY 
  

 EXHIBIT B 

[See Attached Copy of Prime Lease] 

  
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 NET COMMERCIAL LEASE 

JOHN C. NICKEL, Lessor 

ATHENA NEUROSCIENCES, INC., Lessee 

528 ECCLES AVENUE, SOUTH SAN FRANCISCO 

 NET COMMERCIAL LEASE 

TABLE OF CONTENTS 
  

							
	1.	  	Definitions	  	 	1	  
			
	2.	  	Term; Delivery of Possession	  	 	3	  
			
	3.	  	Rent and General Provisions Regarding Payments	  	 	4	  
			
	4.	  	Offer of New Space in Building	  	 	6	  
			
	5.	  	Use	  	 	6	  
			
	6.	  	Security Deposit	  	 	8	  
			
	7.	  	Option to Extend Term	  	 	9	  
			
	8.	  	Limitations on Use	  	 	13	  
			
	9.	  	Personal Property Taxes	  	 	19	  
			
	10.	  	Taxes Payable by Lessee	  	 	19	  
			
	11.	  	Repairs	  	 	22	  
			
	12.	  	Alterations	  	 	25	  
			
	13.	  	Utilities and Services	  	 	27	  
			
	14.	  	Exculpation of Lessor	  	 	28	  
			
	15.	  	Indemnity	  	 	28	  
			
	16.	  	Insurance	  	 	28	  
			
	17.	  	Destruction	  	 	31	  
			
	18.	  	Condemnation – Definitions	  	 	33	  
			
	19.	  	Assignment and Subletting	  	 	36	  
			
	20.	  	Lessee’s Default	  	 	43	  
			
	21.	  	Lessor’s Remedies	  	 	44	  
			
	22.	  	Lessor’s Default	  	 	47	  
			
	23.	  	Limitation of Lessor’s Liability	  	 	48	  
			
	24.	  	Lessor’s Entry on Premises	  	 	48	  
			
	25.	  	Subordination	  	 	49	  

  
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	26.	  	Rights to Estoppel Certificate	  	 	50	  
			
	27.	  	Notice	  	 	50	  
			
	28.	  	Waiver	  	 	51	  
			
	29.	  	Right to Purchase Building	  	 	52	  
			
	30.	  	Sale of Building	  	 	54	  
			
	31.	  	Attorney’s Fees	  	 	55	  
			
	32.	  	Surrender of Premises	  	 	55	  
			
	33.	  	Holding Over	  	 	56	  
			
	34.	  	Consent of Parties	  	 	57	  
			
	35.	  	Time of Essence	  	 	57	  
			
	36.	  	Successors and Assigns	  	 	57	  
			
	37.	  	Covenants and Assigns	  	 	57	  
			
	38.	  	California Law	  	 	57	  
			
	39.	  	Captions	  	 	57	  
			
	40.	  	Number	  	 	57	  
			
	41.	  	Joint and Several Obligations	  	 	57	  
			
	42.	  	Corporate Authority	  	 	57	  
			
	43.	  	Complete Agreement	  	 	58	  
			
	44.	  	Real Estate Brokers	  	 	58	  
			
	45.	  	Recording	  	 	58	  
			
	46.	  	Counterparts	  	 	59	  

  
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 NET COMMERCIAL LEASE 

This Lease dated May 22, 1997, for reference purposes only, is by and between JOHN C. NICKEL (“Lessor”) and ATHENA
NEUROSCIENCES, INC., a Delaware corporation (“Lessee”). 
 IT IS HEREBY AGREED: 

Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises described in paragraph 1 below for the terms, and subject
to the covenants, agreements and conditions hereinafter set forth. Lessee and Lessor covenants as a material part of the consideration for this Lease to keep and perform all said covenants and conditions by it to be kept and performed and that this
Lease is made upon the condition of such performance. 
 1. Definitions. Unless the context otherwise specifies or requires, the
following terms shall have the following meanings: 
 A. Building. The term “Building” shall mean the land and other real property
and improvements located in 526-534 Eccles Avenue, South San Francisco, California, the surrounding grounds and parking and driveway areas, including the easement driveway area as more particularly depicted on Exhibit A attached hereto and
incorporated herein by this reference. 
 B. Premises. The term “Premises” shall mean that section of the Building shown as the
cross-hatched area on Exhibit A, commonly referred to as 528 Eccles Avenue, consisting of 21,960 square feet. 

  
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 C. Lessee’s Percentage Share. The term “Lessee’s Percentage Share”, except
when said term refers to the cost of maintaining the easement roadway, shall mean twenty and 14/100 percent (20.14%). Lessor and Lessee acknowledge that Lessee’s Percentage Share, except when said term refers to the cost of maintaining the
easement roadway, has been obtained by dividing the net rental area of the Premises, which Lessor and Lessee agree is 21,960 square feet, by the total net rental area of the Building, which Lessor and Lessee agree is 109,056 square feet, and
multiplying such quotient by 100. 
 D. Lessee’s Percentage Share of Easement Roadway. The term “Lessee’s Percentage
Share”, when said term refers to the cost of maintaining the easement roadway, shall mean eleven and 69/100 percent (11.69%). Lessor and Lessee acknowledge that Lessee’s Percentage Share, when said term refers to the cost of maintaining
the easement roadway, has been obtained by dividing the net rental area of the Premises, which Lessor and Lessee agree is 21,960 square feet, by the total square footage of the two buildings which use the easement roadway (the Building and 546
Eccles Avenue, South San Francisco, CA), which Lessor and Lessee agree is 187,788, and multiplying such quotient by 100. 
 E. Common Area
Maintenance and Repair Costs. The term “Common Area Maintenance and Repair Costs” shall mean all costs of maintaining and repairing, including the cost of any maintenance or service contract, the Building’s water, sewer, ventilating
and air-conditioning systems (unless such system only serves the Premises, or any part thereof, in which event Lessee shall maintain said system), common entryways, doors and passage ways, plumbing and sewer lines which extend from the Premises, the
grounds surrounding the Building and the driveways (including landscaping 

  
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whether located adjacent to the Building or elsewhere on the parcel on which the Building is located), parking areas, driveways, the easement roadway or driveway, fences, the drain and gutter
pipes at the roof level, and all other common areas. Such term shall also include the cost of washing the exterior walls or painting or repairing such walls for the purpose of removing any graffiti which may appear thereon. Such term shall also
include the cost of any needed replacements of such equipment or systems or any other replacements or capital improvements. Such capital costs shall be amortized over the useful life of the improvement, which Lessor shall determine in his sole
discretion, together with interest on the unamortized balance at the rate of ten (10%) per annum if Lessor has used his own funds or the interest rate as may have been paid by Lessor on funds borrowed for the purpose of constructing or
installing such replacements or improvements. Lessor agrees that he will not collect or be entitled to collect Common Area Maintenance and Repair Costs from all of its tenants in the Building in an amount which is in excess of one hundred percent
(100%) of the Common Area Maintenance and Repair Costs actually paid by Lessor in connection with the operation of the Building and the surrounding areas and grounds. 

2. Term; Delivery of Possession. 

A. Except as otherwise provided in this Lease, the term of this Lease for the rental of the Premises shall commence on May 21, 1997, or
on such later date as possession of the Premises is delivered to Lessee (“Lease Commencement Date”), and, unless sooner terminated, as hereinafter provided, shall end ten years following such date. 

  
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 B. Lessor shall deliver possession of the Premises to Lessee on the Lease Commencement Date. If
Lessor, for any reason whatsoever, cannot deliver possession of the Premises on the Lease Commencement Date, this Lease shall not be void or voidable, nor shall Lessor be liable to Lessee for any loss or damage resulting therefrom. Notwithstanding
the foregoing, if possession of the Premises has not been delivered to Lessee on or before June 3, 1997, Lessee at any time thereafter, but prior to the delivery of possession, may terminate this Lease by notice to Lessor, and Lessor and Lessee
shall thereupon be released from all obligations under this Lease and Lessor shall return to Lessee all amounts previously paid to Lessor by Lessee hereunder. 

C. The words “delivery of possession” or “deliver possession,” or similar combination of words, for purposes of this Lease
shall mean the day on which Lessor notifies Lessee that the Premises are ready for Lessee’s occupancy. The failure, however, of Lessor to so notify Lessee shall not constitute a default hereunder by Lessor. 

3. Rent and General Provisions Regarding Payments. 

A. Lessee shall pay to Lessor the following sums of money (“Base Monthly Rent”) in advance, no later than the first day of each
month, for the rental of the Premises commencing on the Lease Commencement Date: 
 (1) Months 1 through 30 inclusive: $10,760.40 per
month; 
 (2) Months 31 through 60 inclusive: $11,858.40 per month; 

  
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 (3) Months 61 through 90 inclusive: $13,176.00 per month; and 

(4) Months 91 through 120 inclusive: $14,493.60 per month. 

B. If the term of this Lease commences on a day other than the first day of a calendar month or ends on a day other than the last day of a
calendar month, all rent due for such fractional month or months shall be appropriately prorated based on a 30-day month. 
 C. All payments
of Base Monthly Rent and all other sums due to be paid by Lessee to Lessor under this Lease, all of which is sometimes collectively referred to as “rent”, shall be paid to Lessor, without prior demand, prior notice, deduction or offset, in
lawful money of the United States of America at Lessor’s address for notices hereunder (or to such other person or at such other place as Lessor may from time to time designate in writing). All rent, if not received by Lessor at said address
within five calendar days of the date the payment is due, shall bear interest, from the due date until so received, at the rate of ten percent (10%) per annum. Lessee shall pay to Lessor the sum of Twenty Dollars ($20.00) for each check
tendered by Lessee which is not honored for payment by Lessee’s bank for whatever reason and the statutory penalties if Lessor elects to pursue said remedy. In addition, Lessee shall pay to Lessor a late charge of ten percent (10%) of the
total amount of the payment due for each payment of Base Monthly Rent or other sum due pursuant to this Lease if said sum is not received by Lessor within five calendar days of the date the payment is due. Lessor and Lessee agree that Lessor will
incur 

  
 -5- 

 
damages and expenses on account of any such late payment, including but not limited to added staff time to collect the sums due, accounting and legal expenses and interest or other charges, and
that the amount of such damages and expenses will be extremely difficult and impractical to ascertain. Accordingly, the parties agree that the ten percent (10%) late charge is a reasonable estimate of said expenses and damages. 

D. All sums received by Lessor from Lessee shall be applied first to the oldest outstanding monetary obligation owed by Lessee to Lessor and
any other designation of the manner in which said payment is to be applied by Lessee shall be void and of no effect. 
 4. Offer of New
Space in Building. Lessor shall have the right, at his election, to lease any unleased portion of the Building or any portion thereof to any third party, on terms and conditions acceptable to Lessor at his sole discretion. Lessor agrees,
however, to give to Lessee any listing information for any such space at least five calendar days prior to releasing such listing information to the brokerage community or the public and to give to Lessee a complete copy of any unsolicited offers to
lease any such space received by Lessor at least one full business day prior to Lessor responding to said offer. Nothing, however contained herein should be construed as the grant of an option or a right of first refusal to lease any such space.

 5. Use. The Premises shall be used exclusively for the research, development and manufacture of botulinum toxin pharmaceutical
products for use in the treatment of neurological diseases and conditions, and directly related activities and 

  
 -6- 

 
related office uses and no other purpose, without the prior written consent of Lessor which consent shall not be unreasonably withheld, conditioned or delayed. Said permitted use is expressly
conditioned upon Lessee obtaining and maintaining throughout the term of this Lease and any extension thereof all necessary approvals from, and giving notice to, the United States Food and Drug Administration (“FDA”) which are required for
the activities being undertaken by Lessee in the Premises, and Lessee obtaining and maintaining throughout the term of this Lease and any extension thereof all such other approvals from, and giving notices to, the FDA and any other governmental
agency which has or may have jurisdiction over such activities which are required from time to time during the term of this Lease and any extension thereof in connection therewith. Lessor’s approval of any other use of the Premises, including
research regarding any other substance or the manufacture of any other drug or biologic product, may be conditioned upon Lessee fully disclosing the nature of any other research or manufacturing activity and Lessee obtaining all necessary approvals
and permits for such new use. Lessor’s consent may be denied, and such denial will be deemed to be reasonable, if Lessor determines in Lessor’s solo discretion that the proposed use will materially increase Lessor’s risks of loss or
liability above those risks of loss or liabilities resulting from Lessee’s permitted use of the Premises, including, but not limited to, risk of contamination of the Building or any part thereof or risk of adverse health consequences to any
person who might enter the Building or the Premises, with or from any substance that reasonably could be determined either to cause significant adverse health consequences or to interfere substantially with the operation of any other tenant in the
Building. 

  
 -7- 

 In connection with Lessee’s use of the Premises, Lessee shall have (a) the exclusive
use of those twenty (20) parking spaces designated on Exhibit A so long as Lessee abides by all reasonable rules and regulations promulgated by Lessor regarding such use and (b) the non-exclusive use of the common areas of the Building. 

6. Security Deposit. On or before the date when Lessee signs this Lease, Lessee shall deposit with Lessor the sum of $11,000.00 as a
Security Deposit. The Security Deposit shall be held by Lessor as security for the faithful performance by Lessee of all of the provisions of this Lease to be performed or observed by Lessee. No portion of the Security Deposit may be used for any
monetary obligation owed by Lessee during the term of this Lease and any extension thereof, particularly the rental for the last month of the term of this Lease or any extension thereof. If Lessee fails to pay rent or other charges due hereunder, or
otherwise defaults with respect to any provision of this Lease, Lessor may use, apply or retain all or any portion of the Security Deposit for the payment of said obligation or of any other sum to which Lessor may become obligated by reason of
Lessee’s default, or to compensate Lessor for any loss or damage which Lessor may suffer thereby. If Lessor so uses or applies all or any portion of the Security Deposit during the term hereof or any extension, Lessee shall within fifteen
(15) days after demand therefor deposit cash with Lessor in an amount sufficient to restore the Security Deposit to the full amount thereof. Lessee’s failure to do so shall be deemed a failure to pay rent and shall constitute a

  
 -8- 

 
material breach of this Lease. Lessor shall not be required to keep the Security Deposit separate from his general accounts. If Lessee performs all of Lessee’s obligations hereunder, the
Security Deposit, or so much thereof as has not theretofore been applied by Lessor, shall be returned, without payment of interest or other increment for its use, to Lessee (or, at Lessor’s option, to the last assignee, if any, of Lessee’s
interest hereunder) within a reasonable time after the expiration of the term hereof and after Lessee has vacated the Premises and they are returned to Lessor in the condition in which they are obliged to be returned to Lessor, whichever is later.
No trust relationship is created herein between Lessor and Lessee with respect to the Security Deposit. 
 7. Option to Extend Term.
Lessor hereby grants to Lessee options (the “Options”) to extend the term of this Lease for two five (5) year terms (the “Extension Periods”). The first Extension Period (the “First Extension Period”) shall
commence upon the expiration of the initial term hereof and the second Extension Period (the “Second Extension Period”) shall commence upon the expiration of the First Extension Period. The terms and conditions of the Options are as
follows. 
 A. Exercise of Options. The Options shall be exercised by Lessee giving to Lessor written notice of such exercise at least one
hundred fifty (150) days prior to the expiration of the original term as to the First Extension Period and at least one hundred fifty (150) days prior to the expiration of the First Extension Period as to the Second Extension Period. 

  
 -9- 

 B. Terms and Conditions. All terms and conditions of this Lease shall continue to be binding upon
Lessor and Lessee during the First Extension Period and the Second Extension Period except that the Base Monthly Rent during each Extension Period shall be at ninety-five percent (95%) of the fair market rent (as defined below), which fair
market rent shall be determined as follows: 
 (1) Within thirty (30) days after the date on which Lessee exercises either option
(‘‘Exercise Date”), the parties shall negotiate in good faith and attempt to agree on the amount of Base Monthly Rent to be paid during the corresponding Extension Period. If the parties fail to agree during said time period on the
amount of Base Monthly Rent to be paid, then the following process shall be followed. 
 (2) Within forty-five (45) days after the
Exercise Date, each party shall designate one representative who shall be a licensed California real estate agent in good standing, actively engaged in the sale and leasing of properties comparable to the Building in the northern San Mateo County
market area and who has been so engaged for at least five (5) years prior to the date on which he/she is designated as a representative of Lessor or Lessee. These representatives shall within sixty-five (65) days after the Exercise Date
select a third person (the “neutral representative”) who possesses the same minimum qualifications as the representatives. Thereafter and before the expiration of the ninetieth (90th) day after the Exercise Date, the representatives
shall appraise the Premises and meet and confer. If two of the representatives agree as to the amount of the fair market rent, then the amount equal to ninety-five percent (95%) of their determination shall be the Base Monthly Rent for the
Extension 

  
 -10- 

 
Period for which the services of the representatives were secured. If no two representatives can agree as to the amount of the fair market rent for the subject Extension Period, the fair market
rent shall be established by the appraisal of the neutral representative acting alone and the amount equal to ninety-five percent (95%) of the neutral representative’s determination of the amount of the fair market rent shall be accepted
as the amount of the Base Monthly Rent for the subject Extension Period. Each party shall pay the cost of its representative and shall share equally the cost of the neutral representative. If either party fails to designate a representative ready,
willing and be able to serve in the just described rent setting process, or fails promptly to appoint a successor if there is an inability to serve, within the time deadlines set forth above, said party shall forfeit and waive the right to have a
representative participate in the just described rent setting process and the rent shall be set according to the appraisal of the other party’s representative. 

(3) As used in this Lease, the term “fair market rent” with respect to each Extension Period shall mean the monthly amount
(determined by reference to the market for comparable buildings in the northern San Mateo County area) that a willing landlord would offer and a willing tenant would accept, as of the first day of such Extension Period, in an arm’s-length
transaction for a lease of the Premises (i) for use as warehouse space and without regard to Lessee’s permitted use of the Premises, (ii) commencing on first day of such Extension Period, (iii) with or without right of renewal
(as the case may be), (iv) without considering the value of tenant improvements constructed by Tenant (including, without 

  
 -11- 

 
limitation, seismic improvements to the Building, the heating, ventilation and air conditioning systems and equipment installed by Lessee and the increased electrical systems, equipment and
capacity installed by Lessee), and (v) otherwise on all of the terms and conditions of this Lease. In determining fair market rent, there shall be taken into consideration the rental rate for leases of warehouse space in comparable buildings in
the northern San Mateo County market area and the location of the Premises. 
 C. Option Not Assignable Separate From Lease. The Options
herein granted to Lessee are not assignable separate and apart from this Lease and may not be exercised in the event of an assignment of the Lease by anyone other than the successors or assigns of Lessee. 

D. Effect of Events of Default on Option(s). Lessee shall have no right to exercise either option, notwithstanding any provision in the grant
of option to the contrary, if an Event of Default as defined in paragraphs 20.A and 20.B (with the exception of any payment due from Lessee for Lessee’s Percentage Share of Common Area Maintenance and Repair costs) occurs on ten separate
occasions during the term of this Lease with respect to the First Extension Period or during the term of this Lease as extended by the First Extension Period with respect to the Second Extension Period. All rights of Lessee under the provisions
granting the options shall terminate and be of no further force and effect if after Lessee has exercised an option and before the term of that Extension Period has begun, a tenth Event of Default as defined in paragraphs 20.A and 20.B, (with the
exception of the payment of Lessee’s Percentage Share of Common Area Maintenance and Repair 

  
 -12- 

 
Costs) occurs. The termination of the option for the First Extension Period automatically terminates the Option for the Second Extension Period. The parties expressly agree that Lessor’s
grant of the options to extend the term of this Lease for the two Extension Periods was given in consideration of Lessee’s payment when due of all of Base Monthly Rent, Lessee’s Percentage Share of real property taxes and Lessee’s
Percentage Share of insurance premiums undertaken by Lessee under this Lease. Said consideration will be deemed to have failed on the tenth time when Lessee has failed to pay when due Base Monthly Rent, Lessee’s Percentage Share of real
property taxes or Lessee’s Percentage Share of insurance premiums. The loss of any such options pursuant to this paragraph shall not be considered to be a forfeiture voidable at the request of Lessee. 

8. Limitations on Use. Lessee’s use of the Premises shall be in accordance with the following: 

A. Cancellation of insurance; increase in insurance rates. Lessee shall not do, bring, or keep anything in or about the Premises that
will cause a cancellation of any insurance described in paragraph 16 (excluding earthquake insurance). If the rate of any insurance carried by Lessor is increased primarily as a result of any activity of Lessee at the Premises, or if any lender to
Lessor shall require Lessor to carry additional insurance as a result of any activity of Lessee at the Premises, Lessor shall notify Lessee of said event at least twenty (20) days prior to the date on which such premium is due and Lessee shall
pay a sum equal to the total difference, between the original premium and the increased premium to Lessor within ten (10) days before the date 

  
 -13- 

 
Lessor is obligated to pay said premium on the insurance. If Lessee should so request, Lessor shall deliver to Lessee a certified statement from Lessor’s insurance carrier or lender stating
that the rate increase or requirement of additional insurance was caused primarily by an activity of Lessee on the Premises. 
 B.
Compliance with Laws. Lessee shall at Lessee’s solo cost and expense comply with all laws, governmental regulations and restrictions of record concerning the Premises or Lessee’s use of the Premises, including without limitation,
the obligation at Lessee’s cost to alter, maintain, or restore the Premises in compliance and conformity with all laws and governmental requirements relating to the condition, use, or occupancy of the Premises during the term of this Lease or
any extension thereof, whether foreseen or unforeseen, regardless of the cost, and regardless of when during the term the work is required, including, without limitation, the Federal Americans With Disabilities Act, California Title 24 (the
California Building Code), and all laws regulating the production of pharmaceuticals or drugs and regulations issued by the FDA or any other governmental agency with jurisdiction with respect thereto. 

C. Limits on Hazardous Materials. Lessee shall not store, or permit the storage, or use, or permit the use, of hazardous materials in
such a manner which would result in contamination, in violation of any law or regulation, described in paragraph 8.c.(1) below, of the Building, the Premises, or the surrounding soil or air, or cause a substantial risk of fire, explosion, or release
of noxious or corrosive fumes in or about the 

  
 -14- 

 
Premises or the Building or within fifty (50) feet thereof, or conduct, or permit to be conducted, any hazardous activities which would involve contamination of the Building, Premises or
surrounding soil or air in violation of any law or regulation described in paragraph 8.C. (1) below, or cause a substantial risk of fire, explosion, flood or noxious or corrosive fumes in or about the Premises or Building or within fifty
(50) feet thereof or endanger the good health of any occupant or invitee to the Building or Premises. In addition to, and not by way of limitation of, Lessee’s obligations set forth in this Lease, Lessee shall at all times comply with all
local, state and national laws regarding the manufacture, transportation, storage, use and disposal of all hazardous materials. 
 (1) As
used in this Lease, the term “hazardous material(s)” shall Include the following: any substance or material defined as “hazardous” or “toxic” by the Comprehensive Environmental Response, Compensation and Liability Act
of 1980 (42 U.S.C. Section 9601 et. seq.), as amended from time to time; the Hazardous Materials Transportation Act (42 U.S.C. Section 1801 et. seq.), as amended from time to time; the Resource Conservation and Recovery Act
(42 U.S.C. Section 6901 et. seq.), as amended from time to time; the Hazardous Waste Control Law, California Health & Safety Code Section 25100 et. seq., as amended from time to time; the Safe Drinking Water and
Toxic Enforcement Act of 1986, as amended from time to time; any rules and regulations promulgated under the foregoing statutes; rules and regulations of the Environmental Protection Agency, the California Water Quality Control Board, the Department
of Labor, the California Department 

  
 -15- 

 
of Industrial Relations, the Department of Transportation, the Department of Agriculture, the Consumer Product Safety Commission, the Department of Health and Human Services, the FDA or any other
governmental agency now or hereafter authorized to regulate or protect the environment or human health or safety; and any other federal, state, or local law, statute, ordinance, or regulation now in effect or later enacted to protect the environment
or human health or safety. 
 (2) Lessee shall keep adequate records to demonstrate that all hazardous materials are being properly
handled, used, stored, transported and disposed of in accordance with all applicable laws and regulations and shall make said records available to Lessor promptly after receiving a request therefor from Lessor. Lessor shall have the right to appoint
a consultant to conduct an investigation to determine whether hazardous materials have been released in such a manner as would violate applicable laws and regulations, provided, however, that the cost of hiring any such consultant shall not be a
part of Common Area Maintenance and Repair Costs. 
 (3) Without limiting the applicability of any other indemnity provision of this Lease,
Lessee shall indemnify, defend and hold Lessor harmless from all costs, expenses and liabilities, including reasonable attorneys fees as incurred by Lessor arising from any violation by Lessee of the provisions of this paragraph 8.C. 

(4) Without limiting the foregoing, in the event hazardous materials brought onto the Premises by Lessee result in contamination of the
Building, the Premises or any air, water or 

  
 -16- 

 
soil in or about the Building or the Premises in violation of any law or regulation described in paragraph 8.C.(1), Lessee shall, at its sole cost, promptly take all actions necessary to bring
the Premises and/or the Building into compliance with all laws and regulations described in paragraph 8.C.(1). Any remedial action or disposal shall be undertaken in accordance with all applicable laws and regulations. 

(5) Lessee shall immediately notify Lessor in writing of any discovery by Lessee, its agents or employees, of the release of any hazardous
material onto the Premises or the Building and transmit to Lessor copies of all non-routine reports from any governmental agency having jurisdiction over any activity of Lessee in the premises regarding any violations or suspected violations of any
laws or regulations governing Lessee’s use of and activities within the Premises. Lessee shall furthermore immediately notify in writing Lessor of any non-routine inquiry, test, investigation or enforcement proceeding by or against Lessee or
the Premises concerning a hazardous material (a “Proceeding”). Lessee shall transmit to Lessor copies of any reports from any governmental agency having jurisdiction in connection with any such Proceeding to the extent such reports are not
subject to either the attorney work product or attorney-client privileges. Lessee agrees that Lessor, as owner of the Building, shall have the right to take such actions as Lessor believes are necessary to protect his interest in the Building with
respect to any such Proceeding so long as such actions do not interfere with any actions Lessee may take with respect to such Proceeding (including, without limitation, Lessee’s negotiations regarding, or resolution, settlement, defense or

  
 -17- 

 
appeal of, any such Proceeding); provided, however, the foregoing shall not permit Lessor to take any action on Lessee’s behalf or to participate in, approve or disapprove of, or control any
actions that Lessee may elect to take with respect to any such Proceeding. 
 D. Waste; Nuisance. Lessee shall not use the Premises
in any manner that will constitute waste or nuisance (including, without limitation, the use of loudspeakers or sound or light apparatus that can be heard or seen outside the Premises, or the emission of noxious odors) or interference with use or
access of other tenants in the Building or of owners or occupants of adjacent properties. In the event any use of the Premises by Lessee attracts the attention of the public and the public enters or attempts to enter the Premises, the Building or
the grounds surrounding the Building in a manner that would, if done by Lessee or any of Lessee’s invitees, violate the provisions of subparagraph E below, Lessee shall take all reasonable steps to abate such activities which shall be deemed to
be a “nuisance” and Lessor shall allow Lessee a reasonable time to address such issues and take corrective measures. If, however, it becomes necessary for Lessor to take any action to insure that ingress and egress roadways to the Building
are not blocked from a cause directly related to the activities of Lessee in the Premises, the cost of such action, including Lessor’s attorneys fees and costs, shall be reimbursed by Lessee to Lessor within 15 days of Lessor giving Lessee
notice of the amount paid by Lessor to abate such nuisance. 
 E. Compliance with Rules Issued by Lessor. Lessee shall not use the
driveway (s) so as to impede any ingress or egress by other vehicles, and shall park all vehicles only in areas 

  
 -18- 

 
designated for such vehicles. Lessee shall also comply with all reasonable rules which have been or which way hereinafter be promulgated by Lessor regarding the use of the driveways and parking
areas provided Lessor has delivered a copy of any such rule which Lessor intends to enforce. Lessee hereby consents to Lessor towing any such vehicles which do not comply with this paragraph or the just described rules. Lessee shall also refrain
from storing any property on the grounds surrounding the Premises or on driveways or parking areas or allowing the use of any such grounds except as means for ingress and egress from the Premises or the Building. 

9. Personal Property Taxes. Lessee shall pay or contest before delinquency all taxes, assessments, license fees and other charges that
are levied and assessed against Lessee’s personal property installed or located in or on the Premises, and that become payable during the term. On demand by Lessor, Lessee shall furnish Lessor with satisfactory evidence of these payments. 

10. Taxes Payable by Lessee. 

A. Lessee shall pay to Lessor in accordance with paragraph 10.C, Lessee’s Percentage Share of all taxes, assessments and other
governmental levies and charges of any kind or nature which at any time during the term of this Lease or any extension thereof may be assessed, levied or imposed by a governmental authority upon or with respect to the Premises or any part thereof
(including any personal property located therein), or with respect to the conduct of the business therein, or any use or occupancy thereof, or with respect to the ownership by Lessor of the Premises, without regard to the person, firm or corporation
against 

  
 -19- 

 
which any such taxes may be assessed. It is intended that the taxes to be paid by Lessee hereunder shall include (without limitation) (i) any real or personal property (except taxes levied
on personal property belonging to other tenants in the Building) taxes and any special and general assessments assessed against Lessor or the Premises to the extent that they are based upon or measured by the size or value of the Premises;
(ii) in lieu of, or in substitution for, or in addition to, any real or personal property taxes on the Premises; (iii) taxes upon the gross or net rental income of Lessor (or otherwise measured by rental income) derived from the Premises
(including, without limitation, any excise tax); and (iv) any increase in any of the foregoing described taxes which may occur on any account of a change in use of the Premises by Lessee, the execution of this Lease by the parties, or any
subsequent sale or lease of the Building by Lessor. Nothing contained in this Lease, however, shall require Lessee to pay any interest, penalties or premiums on any such amount unless imposed as a result of Lessee’s default in payment, or any
estate, inheritance, succession, capital levy, or income tax of Lessor. 
 B. Lessee’s liability hereunder to pay any tax shall be
prorated on a daily basis to account for any fractional portion of a tax period included in the term of this Lease or any extension thereof at its commencement and expiration. 

C. Lessor shall notify Lessee, at least thirty (30) days before any taxes must be paid without incurring a penalty, of Lessee’s
Percentage Share of the real property taxes and any other taxes described above in paragraph 10.A and whether Lessor has elected to pay said taxes in the permitted installments or in one 

  
 -20- 

 
lump sum prior to the date on which the first installment in due. Such notice shall include a complete copy of the applicable tax bills. Lessee shall pay Lessee’s Percentage Share of said
taxes as shown in Lessor’s notice at least ten (10) days prior to the date said taxes must be paid without incurring a penalty. If Lessee is given at least thirty (30) days notice prior to the date on which said taxes must be paid
without incurring a penalty and Lessee fails to pay the sums required within ten (10) days of the date of the notice, Lessee shall pay to Lessor, as additional rent, all interest and penalties assessed by the taxing authority if Lessor has
failed to make the timely payment of said taxes, in addition to the late charge provided for in paragraph 3. 
 D. Lessor shall pay before
execution on any tax lien all real property taxes due for the Building. 
 E. Lessee at its cost shall have the right, at any time, to seek
a reduction in the assessed valuation of the Building or to contest any real property taxes that are to be paid by Lessee, but any such contest or action shall not relieve Lessee of the obligation on the part of Lessee to pay Lessee’s
Percentage Share of said taxes to Lessor when due. Lessor shall not be required to join in any proceeding or contest brought by Lessee, although said proceedings may be brought in the name of Lessor provided that Lessor does not have to appear
personally or bear any cost. Lessor shall cooperate in such efforts by Lessee by providing to any consultant hired by Lessee (and not directly to Lessee or any of its employees or Directors) and who agrees to keep said information confidential in a
manner determined by Lessor, reasonable information regarding the Building and its income so that such a 

  
 -21- 

 
contest or action way be prosecuted. If Lessee, its consultant, and Lessor cannot agree as to the information to be provided, Lessor shall be relieved of his obligation to provide any such
information to Lessee. 
 11. Repairs. 

A. Lessee’s Responsibilities. 

(1) On the Lease Commencement Date, Lessor shall deliver possession of the Premises to Lessee broom swept, free of debris, and with a working
light bulb in each light fixture. Lessee shall, at all times during the term hereof, and at Lessee’s sole cost and expense, keep the Premises and every part thereof in good condition and repair, ordinary wear and tear, damage by fire,
earthquake, or act of God excepted, Lessee hereby waiving all rights to make repairs at the expense of Lessor or in lieu thereof to vacate the Premises as provided by California Civil Code Section 1942 or any other law, statute or ordinance now
or hereafter in effect. Said obligation on the part of Lessee includes, but is not limited to, maintaining, repairing and/or replacing internal columns, windows, fixtures, and the plumbing, electrical, and heating, ventilating and air-conditioning
systems located in the Premises (whether or not the damaged portion of the Premises or the means of repairing the same are reasonably or readily accessible to Lessee and whether or not the need for such repairs occurs as a result of Lessee’s
use, any prior use, the elements or the age of such portion of the Premises). 
 (2) Lessee shall at the end of the term hereof surrender
to Lessor the Premises and all alterations, additions and improvements thereto, pursuant to the provisions of paragraph 12, 

  
 -22- 

 
in the same condition as when received, ordinary wear and tear and damage by fire, earthquake, or act of God excepted, but including, without limitation, replacement of burnt-out lamps and
ballasts and all interior walls in good repair. Except as provided in paragraph 11.B, Lessor has no obligation and has made no promise to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof. No representations
respecting the condition of the Premises or the Building have been made by Lessor to Lessee, except as specifically herein set forth. 

(3) Lessee shall pay to Lessor Lessee’s Percentage Share of Common Area Maintenance and Repair Costs as additional rent during the term
of this Lease or any extension thereof as additional rent hereunder within ten (10) days of receiving a written notification from Lessor of Lessee’s Percentage Share of said costs. Lessor shall provide Lessee with copies of all invoices
which support all charges for common Area Maintenance and Repair Costs. If any such billing from Lessor to Lessee exceeds $1500 in any one calendar quarter, Lessee may have forty-five (45) days from Lessor’s notice to pay any amounts in
excess of $1500. 
 B. Lessor’s Responsibilities. 

(1) Lessor shall at Lessor’s expense maintain the foundation, exterior walls and roof of the Building in which the Premises are located
in good condition and repair. Lessor shall have no obligation to make repairs under this paragraph 11.B. until a reasonable time after receipt of written notice of the need for such repairs from Lessee. The parties acknowledge that Lessee prior to
the Lease Commencement Date had the roof of the Building inspected and received a report describing the condition of the roof. Lessee accepts the condition of the roof as disclosed in the report as being in good condition and repair. 

  
 -23- 

 (2) Lessor, at Lessee’s expense pursuant to the provisions of paragraph 11.A.(3), shall
maintain and repair all common areas (including lobbies and passage ways), grounds (including landscaping, parking areas, driveways and fences), drain pipes from the roof or other structures appurtenant thereto, any utility systems or services or
portions thereof which serve the Building as well as the Premises and any damage caused by vandalism to the roof or exterior walls. If Lessee damages the internal columns in the Premises and fails within fifteen (15) days of notice from Lessor
to commence the repair/replacement of said columns, Lessor at Lessor’s option may enter the Premises and cause said repairs to be made. Lessee shall reimburse Lessor for the full cost of said repairs to the columns in the Premises within ten
(10) days of being given written notice by Lessor of the amount of said repairs, together with invoices, bills and other reasonably satisfactory evidence of such costs: 

(3) Lessor shall deliver the Premises to Lessee clean and free of debris. 

(4) As of the Lease Commencement Date, Lessor hereby represents to Lessee that Lessor has no actual knowledge that the Building or any part
thereof is in violation of any applicable building codes or any other applicable laws, rules or regulations, including, without limitation, the Americans with Disabilities Act and the laws described in paragraph 8.C.(1). In addition, Lessor further
represents to Lessee that as of the Lease Commencement Date Lessor has not received any written notification that the Building or the Premises violated any laws or regulations which violations remained uncured. 

  
 -24- 

 12. Alterations. 

A. Lessee shall not wake any alterations or additions to the Premises without first delivering to Lessor a copy of all plans and
specifications for such alterations or additions and obtaining Lessor’s prior written consent, which consent shall not be unreasonably withheld or conditioned. Lessor agrees to provide notice of its decision to Lessee within 20 days after
Lessor has received all plans and specifications required to be delivered by Lessee to Lessor and upon which a decision is to be made. Lessor’s failure to deliver to Lessee notice withholding Lessor’s consent thereto or requesting
additional information within the 20 day period shall be deemed Lessor’s granting of consent. Notwithstanding the foregoing, subject to Lessee’s compliance with the other requirements of this paragraph 12, Lessor hereby consents to Lessee
making its initial tenant improvements to the Premises provided Lessee delivers to Lessor, within 30 days of Lessee’s receipt of such documents, copies of all government approvals and permits, plans, specifications and the Certificate of Final
Completion and Occupancy or its equivalent. In addition, after the completion of the alterations and additions to the Premises in connection with Lessee’s initial occupation of the Premises, Lessee shall have the right, without Lessor’s
consent, to make non-structural alterations and additions to the Premises, provided that the aggregate cost of such alterations and additions made without consent shall not exceed $500,000 over the term of this Lease and no one alteration or
addition shall cost more than $50,000. Any 

  
 -25- 

 
permitted alterations or additions, other than Lessee’s equipment and trade fixtures, shall remain on and be surrendered with the Premises on expiration or termination of the term or any
extension thereof, unless Lessor elects to require Lessee to remove all of its alterations or additions that Lessee has made to the Premises, in which event Lessee shall remove all such alterations or additions at its sale cost shall restore the
Premises to the condition when received by Lessee on the Lease Commencement Date, ordinary wear and tear and damage by fire, earthquake, or act of God excepted. If Lessee fails to so restore and to remove such alterations and additions and its
equipment and trade fixtures from the Premises and Lessor incurs costs to restore the Premises or to remove additions or alteration made by Lessee or Lessee’s equipment and trade fixtures and to remove any hazardous materials as defined in
paragraph 8.C.(1) of this Lease and remediate any contamination as required by paragraph 8.C.(4) of this Lease, Lessee shall reimburse Lessor for all such costs incurred and shall also reimburse Lessor for the Base Monthly Rent prorated for each day
after the expiration of the term that Lessor must occupy the Premises for the purpose of removing Lessee’s alterations, additions, equipment and trade fixtures or making repairs. 

B. If Lessee makes any alterations or additions to the Premises as provided in this paragraph 12, the alterations or additions shall not be
commenced until five (5) business days after Lessor has received written notice from Lessee stating the date the installation of the alterations or additions is to commence so that Lessor may post and record an appropriate notice(s) of non-responsibility. 

  
 -26- 

 C. Lessee’s right to make additions and alterations, and the consent of Lessor given as set
forth or required by this paragraph 12, shall be deemed conditioned upon Lessee’s acquiring every permit required to make such alterations, additions or improvements from all governmental agencies whose approval is required. Lessee shall
furnish a copy of each and every permit to Lessor prior to beginning any such work and shall complete said work according to applicable building codes and other applicable governmental regulations and permitting requirements in a worker-like and
expeditious manner. 
 D. Lessee shall pay all costs for any and all alterations or additions done by it or caused to be done by it on the
Premises as permitted by this Lease. Lessor shall have no obligation or responsibility to make any alterations or improvements to the Premises, except as specifically provided in this Lease. Lessee shall keep the Premises free and clear of all
mechanics’ liens resulting from any alterations or additions done by or for Lessee. Lessee shall have the right to contest the correctness or the validity of any such lien if, immediately on demand by Lessor, Lessee procures and records a lien
release bond issued by a corporation authorized to issue surety bonds in California in an amount equal to one and one-half times the amount of the claim of lien. The bond shall meet the requirements of Civil Code Section 3143 and shall provide
for the payment of any sum that the claimant may recover on the claim (together with costs of suit, if it recovers in the action). 

  
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 13. Utilities and Services. Lessee shall make all arrangements for and pay for all
utilities and services furnished to or used by it at or about the Premises, including, without limitation, gas, electricity, water, telephone service, meter fees, and trash collection, and for all connection charges. 

14. Exculpation of Lessor. Lessor shall not be liable to Lessee for any damage to Lessee or Lessee’s property from any cause.
Lessee waives all claims against Lessor for damage to person or property arising in any manner and for any reason, except that Lessor shall be liable to Lessee for damage to Lessee resulting from the willful misconduct or neglect of Lessor or its
authorized representatives. 
 15. Indemnity. Lessee shall indemnify, defend and hold Lessor, his agents, assigns, employees and
contractors, harmless from all damages arising out of any damage to any person or property occurring in or about the Premises during the term of this Lease or any extension thereof and from all claims arising from the business of Lessee or its use
and occupancy of the Premises, except that Lessor shall be liable to Lessee for damage resulting from the willful misconduct or neglect of Lessor or his authorized representatives. Lessor shall hold Lessee harmless from all liability arising out of
any such damage. A party’s obligation under this paragraph to indemnify and hold the other party harmless shall be limited to the sum that exceeds the amount of insurance proceeds, if any, received by the party being indemnified. 

16. Insurance. 
 A.
Lessee’s Liability Insurance. At all times during the term of this Lease or any extension thereof, Lessee shall, at its sole expense, maintain insurance coverage of the following types and amounts: primary commercial general liability
insurance, 

  
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including coverage for Bodily Injury, Property Damage, and Personal Injury. Said insurance shall have a combined single limit of not less than $3 million commencing no later than 60 days after
the Lease Commencement Date. 
 B. Lessee’s Property Insurance. At all times during the term of this Lease or any extension
thereof, Lessee shall, at its sole expense, maintain on all its personal property, improvements, and alterations in, on, or about the Premises a policy of standard property insurance providing “all risk” coverage (including coverage for
vandalism and malicious mischief), to the extent of at least 100% of their full replacement value. The proceeds of any such policy shall be used by Lessee for the replacement of its personal property or the restoration of its improvements or
alterations to the Premises. Lessor shall be named as an additional insured on such insurance. 
 C. It is the intent of Lessor and Lessee
that all insurance obtained by Lessee pursuant to this Lease shall be primary and noncontributory with respect to any other insurance that may be available to Lessor. All public liability insurance and property damage insurance required to be
carried by Lessee shall insure performance by Lessee of the indemnity provisions of paragraph 15 of this Lease. Lessor (and Lessor’s lenders, if required by any such lender holding a security interest in the Building at any time during the term
of this Lease or any extension thereof) shall be named as additional insureds under such policy or policies, and every policy shall contain cross-liability endorsements. 

  
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 D. Fire, Multi-Peril Insurance on Premises. Lessor shall maintain on the Building a policy
of standard fire, multi-peril and excess liability insurance, to the extent of at least full replacement value of the Building and commercial general Liability coverage of not less than $1,000,000.00. Lessor may also obtain earthquake insurance and
Lessee shall be required to pay Lessee’s Percentage Share of any such premium provided that Lessor was required to obtain such insurance by any lender holding a security interest in the Building and the cost of said insurance is commercially
reasonable as reasonably determined by Lessor. The insurance policy or policies shall be issued in the name of Lessor, and Lessor’s lender, if required. 

E. Payment of Premiums. Lessee shall pay to Lessor Lessee’s Percentage Share of all premiums paid by Lessor for maintaining the
insurance described in subparagraph D above during the term of this Lease or any extension thereof. Reimbursement shall be made by Lessee within ten (10) days after Lessor notifies Lessee of Lessee’s Percentage Share of such costs.
Lessee’s obligation to pay the insurance premium costs shall be prorated for any partial year at the commencement and expiration of the term. 

F. Waiver of Subrogation. The parties release each other, and their respective authorized representatives, from any claims for damage
to any person or to the Premises and to the fixtures, personal property, Lessee’s improvements, and alterations of either Lessor or Lessee in or on the Premises that are caused by or result from risks insured against under any insurance
policies carried by the parties and in force at the time of any such damage. Each party shall cause each insurance policy obtained by it to provide that the insurance company waives all right of recovery by way of subrogation against either party in
connection 

  
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with any damage covered by any policy. Neither party shall be liable to the other for any damage caused by fire or any of the risks insured against under any insurance policy required by this
Lease. 
 G. Other Insurance Matters. All the insurance required under this Lease shall: 

(1) Be issued by insurance companies authorized to do business in the state of California, with a financial rating of at least an A status as
rated in the most recent edition of Best’s Insurance Reports. 
 (2) Be issued as a primary policy. 

(3) Contain an endorsement requiring thirty (30) days’ written notice from the insurance company to both parties, and Lessor’s
lender if so required by Lessor, before cancellation or change in the coverage, scope, or amount of any policy. 
 Each policy, or a
certificate of the policy, together with evidence of payment of premiums, shall be deposited with the other party within 20 days of the Lease Commencement Date, and on renewal of the policy not less than 20 days before expiration of the term of the
policy. 
 17. Destruction. 

A. If the Building or the Premises, or any part thereof, is damaged by fire or other casualty during the term of this Lease, or any extension
thereof, and this Lease is not terminated pursuant to paragraph 17.B, Lessor shall repair such damage and restore the Building and the Premises but none of Lessee’s leasehold improvements, additions or alterations made by Lessee to the
Premises, to substantially the same condition in 

  
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which the Building and the Premises existed on the Lease Commencement Date and this Lease shall, subject to this paragraph 17.A, remain in full force and effect. If such fire or other casualty
damages the Premises or common areas of the Building necessary for Lessee’s use and occupancy of the Premises, then, during the period the Premises is rendered unusable by such damage, Lessee shall be entitled to a reduction in Base Monthly
Rent and all other rent in the proportion that the area of the Premises rendered unusable by such damage bears to the total area of the Premises. 

B. If the Building or the Premises, or any part thereof, is damaged by fire or other casualty during the term of this Lease or any extension
thereof and (a) such fire or other casualty occurs during the last twelve (12) months of the term of this Lease or any extension thereof and Lessee has not exercised an Option to extend the term, or (b) the insurance proceeds received
by Lessor with respect to such damage are not adequate to pay the entire cost, as reasonably estimated by Lessor, of the repair and restoration work to be performed by Lessor in accordance with paragraph 17.A, or (c) the repair and restoration
work to be performed by Lessor in accordance with paragraph 17.A cannot, as reasonably estimated by Lessor, be completed within four (4) months after the occurrence of such fire or other casualty, then, in any such event, Lessor shall deliver
notice thereof to Lessee within sixty (60) days after the occurrence of such fire or other casualty. Each party shall have the right, by giving written notice to the other party within twenty (20) days after the giving of Lessor’s
notice, to terminate this Lease as of the date of such 

  
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termination notice. If neither party exercises the right to terminate this lease in accordance with this paragraph 17.B, Lessor shall repair such damage and restore the Building and the Premises
in accordance with paragraph 17.A and this Lease shall, subject to paragraph 17.A, remain in full force and effect. A total destruction of the Building shall automatically terminate this Lease effective as of the date of such total destruction. For
purposes of this Lease, the term “total destruction” shall mean destruction which results in more than 75% of the total square footage of the Building being rendered unusable for any purpose and which damage cannot be repaired within
ninety (90) days as determined by Lessor. 
 C. Lessee waives the provisions of Civil Code Section 1932(2) and Civil Code
Section 1933(4) with respect to any destruction of the Premises. 
 18. Condemnation - Definitions. 

A. Definitions. 
 (1)
“Condemnation” means (a) the exercise of any governmental power, whether by legal proceedings or otherwise, by a Condemnor (as defined below) and (b) a voluntary sale or transfer by Lessor to any condemnor, either under threat of
Condemnation or while legal proceedings for Condemnation are pending. 
 (2) “Date of taking” means the date the Condemnor has
the right to possession of the property being condemned. 
 (3) “Award” means all compensation, sums, or anything of value
awarded, paid, or received on a total or partial condemnation. 

  
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 (4) “Condemnor” means any public or quasi-public authority, or private corporation or
individual, having the power of condemnation. 
 B. If, during the term or during the period of time between the execution of this Lease and
the date the term commences, there is any taking of all or any part of the Premises, or any interest in this Lease, by Condemnation the rights and obligations of the parties shall be determined pursuant to this paragraph. 

If the Premises are totally taken by condemnation, this Lease shall terminate on the Date of taking. 

If any portion of the Premises is taken by Condemnation this Lease shall remain in effect, except that Lessee can elect to terminate this
Lease if the remaining portion of the Premises, the Building or other improvements or the parking areas on the land on which the Building is located is rendered unsuitable for Lessee’s continued use of the Premises. If Lessee elects to
terminate this Lease, Lessee must exercise, its right to terminate pursuant to this paragraph 18.B by giving notice to Lessor within thirty (30) days after the nature and the extent of the Condemnation have been finally determined. If Lessee
elects to terminate this Lease as provided in this paragraph, Lessee also shall notify Lessor of the termination which date shall not be earlier than thirty (30) days nor later than ninety (90) days after Lessee has notified Lessor of its
election to terminate; except that this Lease shall terminate on the Date of taking if the Date of taking falls on a date before the date of termination as designated by Lessee. If Lessee does not terminate this Lease within the thirty (30) day

  
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period, this Lease shall continue in full force and effect except that Base Monthly Rent and all other rent under this Lease shall be proportionately reduced as provided in paragraph 18.C. 

C. If any portion of the Premises is taken by Condemnation and this Lease remains in full force and effect, on the Date of taking, all rent
shall be reduced by an amount that is in the same ratio as the area of the Premises taken bears to the total area of the Premises immediately before the date of taking. 

D. Each party waives the provisions of Code of Civil Procedure Section 1265.130 allowing either party to petition the Superior Court to
terminate this Lease in the event of a partial taking of the Premises. 
 E. If there is a partial taking of the Premises and this Lease
remains in full force and effect, Lessor at its cost shall accomplish all necessary restoration. Rent shall be abated or reduced during the period from the Date of taking until the completion of restoration, but all other obligations of Lessee under
this Lease shall remain in full force and effect. The abatement or reduction of rent shall be based on the extent to which the restoration interferes with Lessee’s use of the Premises. 

F. The Award shall belong to and be paid to Lessor, except that Lessee shall receive from the Award, if included in the Award, a sum
attributable to Lessee’s improvements or alterations made to the Premises by Lessee in accordance with this Lease, for any trade fixtures and equipment which Lessee has the right to remove from the Premises pursuant to the provisions of this
Lease but elects not to remove; or, if Lessee elects to remove any such Lessee’s improvements or alterations, a sum for reasonable removal and relocation costs not to exceed the market value of such improvements or alterations. 

  
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 G. The taking of the Premises or any part thereof by military or other public authority shall
constitute a taking of the Premises by Condemnation only when the use and occupancy by the taking authority has continued for longer than one hundred eighty (180) consecutive days. During the one hundred eighty (180) day period all the
provisions of this Lease shall remain in full force and effect, except that all rent shall be abated or reduced during such period of taking based on the extent to which the taking interferes with Lessee’s use of the Premises, and Lessor shall
be entitled to whatever Award may be paid for the use and occupation of the Premises for the period involved. 
 19. Assignment and
Subletting. 
 A. Definitions. The occurrence of any of the following, whether voluntarily or involuntarily, because of death,
divorce or disability, or by operation of law or otherwise, shall constitute a “Transfer” of this Lease: (i) any direct or indirect sale, assignment, conveyance, alienation, sublease, hypothecation, encumbrance, mortgaging or other
transfer of Lessee’s interest in this Lease or in the Premises, or any part thereof or interest therein, (ii) if Lessee is a Legal Entity (as defined below), the direct or indirect sale, assignment, conveyance, alienation, encumbrance,
mortgaging or other transfer of any of the Ownership Interests (as defined below) in such Legal Entity, (iii) if Lessee is a Legal Entity, some or all of whose Ownership Interests are owned by another Legal Entity, the occurrence of any of the
events described in the preceding phrase (ii) with respect to such 

  
 -36- 

 
constituent Legal Entity, or (iv) if any other person or entity (except Lessee’s authorized representatives, agents, contractors, employees, invitees or guests) occupies or uses all or
any part of the Premises. As used herein, the term “Legal Entity” means any corporation, partnership, limited liability company, trust, association or other legal entity, and the term “Ownership Interest” means any share of
stock, general or limited partnership interest, membership interest, beneficial interest or other ownership interest therein, as the case may be. A “Transfer” includes a transfer of any interest in this Lease held by an subtenant,
assignee, transferee or other person claiming an interest in the Lessee’s interest in this Lease. The provisions of this paragraph 19 apply fully to any Transfer by any subtenant, assignee or other holder of any interest in the Lessee’s
interest in this Lease. Notwithstanding the foregoing, a Transfer shall not include (i) if and for so long as Lessee, or its direct or indirect parent Legal Entity, is a Legal Entity whose Ownership Interests are traded on any public securities
exchange, the Transfer of any of the Ownership Interests of such Legal Entity, or (ii) if Lessee is a corporation or limited partnership, the cumulative transfer of up to twenty percent (20%) of the stock or limited partnership interests
therein, or (iii) the Transfer of this Lease to a Legal Entity wholly owned or controlled by Lessee, or under common control with Lessee, or (iv) the Transfer of this Lease to a Legal Entity that acquires all of the issued and outstanding
stock of Lessee or all the assets of Lessee, provided that at the time of such acquisition the acquiring Legal Entity possess a not worth equal to or greater than that of Lessee as of the date of execution

  
 -37- 

 
of this Lease, has been in business for not less than five (5) years and possesses the requisite business experience to operate successfully the business of Lessee, or (v) any other
event that results in an immaterial change in the ownership and control of the Lessee or the Lessee’s interest in this Lease. 
 B.
Lessee shall not engage in or permit any Transfer of this Lease absent full compliance with all of the terms and provisions of this paragraph 19. Any Transfer of this Lease occurring without compliance with all of the terms and conditions of this
paragraph 19 shall be voidable at the option of the Lessor, and shall constitute a material and incurable default on the part of Lessee hereunder. 

C. Prior to engaging in or permitting any Transfer, Lessee shall give notice of any intended Transfer to Lessor and shall provide Lessor with
the following information in writing: (i) the name, address and ownership of the proposed transferee, (ii) the current balance sheet, statement of cash flows, report of any litigation in which the proposed Transferee is a party or is a
judgment debtor, aged schedule of accounts receivable and payable, profit and loss statements, statement that all taxes payable by the proposed transferee are current, and all notes if any to all financial statements for the proposed transferee or
any other person to be liable for the Lessee’s obligations under this Lease covering the prior three years (or for such shorter period as the proposed transferee or other person may have been in existence), all certified as true and correct by
the proposed transferee, other person or an authorized officer thereof, (iii) a full description of the terms and conditions of the proposed Transfer, including 

  
 -38- 

 
copies of any and all documents and instruments, any purchase and sale agreements, sublease agreements, assignment agreements and all other writings concerning the proposed Transfer, (iv) a
description of the proposed use of the Premises by the proposed transferee, including any required or desired alterations or improvements to the Premises that may be undertaken by such transferee in order to facilitate its proposed use, (v) a
business plan for the proposed transferee’s operations at the Premises, including a statement of projected income, expense, and cash flow for such operation for the two years following the proposed effective date of the Transfer,
(vi) similar information for any guarantor or other person who will be liable in any manner for the payment of any amounts under this Lease, and (viii) any other information, documentation or evidence that may be reasonably requested by
Lessor. In connection with any proposed or requested consent to Transfer this Lease, Lessee shall pay to Lessor a transfer fee of $1,000 (payment on which shall accompany Lessee’s request for Transfer), plus all of Lessor’s reasonable
attorneys’ fees expended in connection with the proposed Transfer. Within ten (10) business days after the submission of all required information described in the preceding sentence, Lessor shall give notice to Lessee of its election under
subparagraph D below. If Lessor fails to give such notice, Lessor shall be presumed to have denied Lessee’s request for such Transfer. 

  
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 D. Upon receiving a request for Transfer of this Lease, and compliance with paragraph 19.C above,
Lessor shall have the right to do any of the following: 
 (a) Lessor way consent to the proposed Transfer, subject to any reasonable
conditions on such Transfer, which reasonable conditions may include without limitation, (i) that the proposed transferee assume in writing Lessee’s obligations under this Lease from and after the effective date of the Transfer (without,
however, releasing Lessee therefrom), (ii) in the case of a proposed sublease, that the subtenant agree that Lessor shall have the right to enforce any and all of the terms of the sublease directly against such subtenant and, if this Lease is
terminated prior to the expiration of the sublease, that at the election of Lessor, the sublease shall not terminate and the subtenant will attorn to the Lessor, (iii) that the terms of this Lease be modified to assure that Lessor will receive,
in Lessor’s reasonable judgment, at least substantially the same rent and other economic benefits as the Lessor would have received had the Lessee remained in business at the Premises under this Lease and the proposed Transfer not taken place
and (iv) that any existing monetary defaults under the Lease be cured prior to the effective date of the Transfer. 
 (b) Lessor may
deny its consent to the proposed Transfer on any reasonable ground. Such grounds may include, without limitation, any one or more of the following: 

(1) That the proposed transferee’s financial condition is insufficient to support all of the financial and other obligations of Lessee
under this Lease; 
 (2) That the use to which the Premises will be put by the proposed transferee is inconsistent with the terms of this
Lease or otherwise will materially and adversely affect any interest of Lessor in the Building or in any adjacent property; 

  
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 (3) That the nature of the proposed transferee’s proposed or likely use of the Premises
would involve any increased risk of the use, release or mishandling of hazardous materials; 
 (4) That the business reputation or
character of the proposed transferee is not reasonably acceptable to Lessor; 
 (5) That Lessor has not received assurances acceptable to
Lessor in its sole discretion that all past due amounts owing from Lessee to Lessor (if any) will be paid and all other defaults on the part of Lessee (if any) will be cured prior to the effective date of the proposed Transfer; or 

(6) That Lessor is not satisfied that the proposed transferee’s assets, businesses or inventory would not be subject to seizure or
forfeiture under any laws related to criminal or illegal activities. 
 If Lessor denies his consent to the proposed Transfer pursuant to
this paragraph 19.D.(b), and if Lessee shall so request in writing, Lessor shall provide to Lessee a statement of the basis on which Lessor denied his consent within a reasonable time after the receipt of Lessee’s notice. Lessor and Lessee
agree that Lessee shall have the burden of proving, and that such burden shall be to prove the matter by clear and convincing evidence, that Lessor’s consent to the proposed Transfer was withheld unreasonably, and that such burden may be
satisfied if Lessor fails to provide a statement of a reasonable basis for withholding its consent within a reasonable time after Lessee’s request therefor. 

  
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 (c) Lessor shall have the right to consent to the proposed Transfer and, in addition to imposing
any other reasonable condition thereon, Lessor shall have the right to increase the rent payable under this Lease as of the effective date of such Transfer by an amount equal to one half of all sums paid or payable to Lessee by the transferee in
excess of the then-existing rent payable by Lessee hereunder, including, without limitation, any Base Monthly Rent, transfer or sales prices, and all other sums or other consideration received by Lessee as a result of the Transfer, however
denominated. Such excess rent shall be paid to Lessor upon demand as additional rent hereunder. In the event of any approved Transfer of this Lease in connection with the sale of all or substantially all of the assets of Lessee used in connection
with the business operated at the Property by Lessee, the amount of the consideration attributable to the assignment of this Lease shall be as reasonably determined by Lessor. 

E. Lessee acknowledges and agrees that each of the rights of Lessor set forth in subparagraph D above in the event of a proposed Transfer is a
reasonable restriction on Transfer for purposes of California Civil Code Section 1951.4. 
 F. Any consent to any proposed Transfer,
whether conditional or unconditional, shall not be deemed to be a consent to any other or further Transfer of this Lease, or any other Transfer of this Lease on the same or other conditions (if any). No Transfer of this Lease shall in any way
diminish, impair or release any of the liabilities and obligations of Lessee, any guarantor or any other person liable for all or any portion of the Lessee’s obligations under this Lease. 

  
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 20. Lessee’s Default. The occurrence of any one of the following events (each an
“Event of Default”) shall constitute a material breach of this Lease by Lessee: 
 A. Lessee’s failure to pay Base Monthly
Rent within five (5) calendar days of the date when due. 
 B. If Lessee shall fail to pay any other sum (all of which sums shall be
deemed to be additional rent hereunder) to Lessor within five (5) calendar days of the date when due. 
 C. Lessee’s failure to
perform any other provisions of this Lease if the failure to perform is not cured within fifteen (15) days after notice has been given to Lessee. If the default cannot reasonably be cured within fifteen (15) days, Lessee shall not be in
default of this Lease if Lessee commences to cure the default within the fifteen (15) day period and diligently and in good faith continues to cure the default thereafter. 

D. If this Lease or any estate of Lessee hereunder shall be levied upon under any attachment or execution and such attachment or execution is
not vacated within sixty (60) days. 
 E. If within sixty (60) days after the commencement of any proceeding against Lessee
seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, such proceeding shall not have been dismissed, or if, within sixty (60) days
after the appointment of a receiver or liquidator of Lessee and such appointment shall not have been vacated. 

  
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 21. Lessor’s Remedies. If an Event of Default shall occur, Lessor shall have the
following remedies. These remedies are not exclusive; they are cumulative in addition to any remedies now or later allowed by law. 
 A.
Lessor may continue this Lease in full force and effect, and this Lease will continue in effect as long as Lessor does not terminate Lessee’s right to possession, and Lessor shall have the right to collect rent when due. During the period
Lessee is in default, Lessor may enter the Premises and relet them, or any part of them, to third parties for Lessee’s account. Lessee shall be liable immediately to Lessor for all costs Lessor incurs in reletting the Premises, including,
without limitation, brokers’ commissions, expenses of remodeling the Premises required by the reletting, and like costs. Reletting can be for a period shorter or longer than the remaining term of this Lease or any extension thereof. Lessee
shall pay to Lessor the rent due under this Lease on the dates the rent is due, less the rent Lessor receives from any reletting. No act by Lessor allowed by this subparagraph A shall terminate this Lease unless Lessor notifies Lessee that Lessor
elects to terminate this Lease. 
 B. Lessor may terminate Lessee’s right to possession of the Premises at any time by giving a written
termination notice to Lessee, and on the date specified in such notice (which shall be not less than three days after the giving of such notice) Lessee’s right to possession shall terminate and this Lease shall terminate, unless on or before
such date all arrears of rent and all other sums payable by Lessee under this Lease and all costs and expenses incurred by or on behalf of Lessor and chargeable to Lessee hereunder shall have been paid by Lessee and all other breaches of this Lease
by Lessee at the time existing shall have 

  
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been fully remedied to the reasonable satisfaction of Lessor. No act by Lessor other than giving notice to Lessee shall terminate this Lease. Acts of maintenance, efforts to relet the Premises,
or the appointment of a receiver on Lessor’s initiative to protect Lessor’s interest under this Lease shall not constitute a termination of Lessee’s right to possession. On termination, Lessor has the right to recover from Lessee:

 i. The worth, at the time of the award, of the unpaid rent that had been earned at the time of termination of this Lease; 

ii. The worth, at the time of the award, of the amount by which the unpaid rent that would have been earned after the date of termination of
this Lease until the time of award exceeds the amount of the loss of rent that Lessee proves could have been reasonably avoided; 
 iii.
The worth, at the time of the award, of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of the loss of rent that Lessee proves could have been reasonably avoided; and 

iv. Any other amount, and court costs, necessary to compensate Lessor for all detriment proximately caused by Lessee’s default. 

“The worth, at the time of the award” as used in (i) and (ii) of this subparagraph B is to be computed by allowing
interest at the rate of ten percent (10%) per annum. “The worth, at the time of award,” as referred to in (iii) of this subparagraph is to be computed by discounting the amount at the discount rate of the Federal Reserve Bank of
San Francisco at the time of the award, plus one percent (1%). 

  
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 C. Lessor, at any time after an Event of Default, may cure said default at Lessee’s cost. If
Lessor at any time, by reason of Lessee’s default, pays any sum or does any act that requires the payment of any sum, the sum paid by Lessor shall be due on demand from Lessee to Lessor at the time the sum is paid, and if paid at a later date
shall bear interest at the rate of ten percent (10%) per annum from the date the sum is paid by Lessor until Lessor is reimbursed by Lessee. The sum, together with interest on it, shall be deemed to be additional rent. 

D. Lessor shall have the following additional remedies: 

(1) In the event that a late charge is payable hereunder, whether or not collected, for the late payment of three (3) installments
of Base Monthly Rent or if Lessee fails to pay any other monetary obligation of Lessee under this Lease (except the payment of Lessee’s Percentage Share of Common Area Maintenance and Expense Costs), Lessee shall pay to Lessor, if Lessor shall
so request, in addition to any other payments required under this Lease, a monthly advance installment, payable at the same time as the Base Monthly Rent, as estimated by Lessor, for real property tax and insurance premium expenses on the Premises
which are payable by Lessee under the terms of this Lease. Such fund shall be established to insure payment when due, before delinquency, of Lessee’s Percentage Share of the real property taxes and insurance premiums. All moneys paid to Lessor
under this paragraph may be intermingled with other moneys of Lessor and shall not bear interest. If Events of Default occur which remain uncured, any 

  
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balance remaining from funds paid to Lessor under the provisions of this paragraph way, at the option of Lessor, be applied to the payment of any monetary default of Lessee in lieu of being
applied to the payment of real property taxes and insurance premiums. 
 (2) In the event that a late charge is payable hereunder, whether
or not collected, for three (3) installments of Base Monthly Rent in any one calendar year, Lessor may demand and Lessee shall pay to Lessor an amount equal to the amount of Base Monthly Rent due in the month in which the third late payment of
Base Monthly Rent occurred as an addition to the Security Deposit to be held pursuant to the terms of paragraph 6 of this Lease. 
 (3)
Upon the eleventh Event of Default as defined in paragraph 20.A and 20.B (with the exception of the payment of Lessee’s Percentage Share of Common Area Maintenance and Repair Costs), Lessee shall pay to Lessor Base Monthly Rent in advance on a
quarterly basis (i.e., for three months) on or before the first day of each Quarter as defined in this paragraph. The term “Quarter” shall mean each three calendar month period commencing with the first day of the calendar month following
the month in which the eleventh Event of Default occurred. Except as modified by this paragraph, all such payments of Base Monthly Rent shall be subject to the provisions of paragraph 3 hereof. 

E. Lessee hereby waives its rights to demand a trial by jury in any action between the parties, including but not limited to any proceeding
for unlawful detainer filed by Lessor. 
 22. Lessor’s Default. Lessor shall be in default of this Lease if he fails or refuses
to perform any provision of this Lease that he is obligated to perform if the failure to perform is not 

  
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cured within thirty (30) days after notice of the default has been given by Lessee to Lessor. If the default cannot reasonably be cured within thirty (30) days, Lessor shall not be in
default of this Lease if Lessor commences to cure the default within the thirty (30) day period and diligently and in good faith continues to cure the default. 

23. Limitation of Lessor’s Liability. If Lessor is in default of this Lease, and as a consequence Lessee recovers a money judgment
against Lessor, the judgment shall be satisfied only out of the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Lessor in the Building or out of rent or other income from the Building
receivable by Lessor or out of the consideration received by Lessor from the sale or other disposition of all or any part of Lessor’s right, title and interest in the Building. Lessor shall not be personally liable for any deficiency. 

24. Lessor’s Entry on Premises. Except in the case of an emergency, Lessor and his authorized representatives shall have the right
to enter the Premises following at least two (2) business days prior notice to Lessee, between the hours of 8:30 a.m. and 5:00 p.m. Monday through Friday, and 9:00 a.m. and noon on Saturday, for any of the following purposes: 

A. To determine whether the Premises are in good condition and whether Lessee is complying with its obligations under this Lease. 

B. To do any necessary maintenance, repair, replacement or alteration to the Premises. 

  
 -48- 

 C. To serve, post, or keep posted any notices required or allowed under the provisions of this
Lease. 
 D. To post “for sale” signs and “for rent” or “for lease” signs on the exterior of the Building at
any time during the term. 
 E. To place signs on the exterior of the Building identifying the owner or manager or managing agent of the
Building or complex. 
 F. To show the Premises to prospective brokers, agents, buyers, tenants or persons interested in an exchange, at any
time during the term. 
 Lessor shall not be liable in any manner for any inconvenience, disturbance, loss of business, nuisance, or other
damage arising out of Lessor’s entry on the Premises as provided in this paragraph 23, except damage resulting from the gross negligence or willful misconduct of Lessor or its authorized representatives. Lessee shall not be entitled to an
abatement or reduction of rent if Lessor exercises any rights reserved in this paragraph. Lessor shall conduct its activities on the Premises as allowed in this paragraph in a manner that will cause the least possible inconvenience or disturbance to
Lessee. 
 25. Subordination. On or before the Lease Commencement Date, Lessor shall use his best efforts to deliver to Lessee a
non-disturbance and attornment agreement, executed and acknowledged by Lessor and its lender(s), in a recordable form reasonably acceptable to Lessee, providing in substance that this Lease shall not be terminated by Lessor’s lender(s) so long
as Lessee is not in default hereunder and that, if any lender instructs Lessee to 

  
 -49- 

 
pay any rent to said lender, said payment will be deemed to be the payment of such rental obligation under this Lease. Provided that such agreement is so delivered to Lessee, this Lease is and
shall be subordinate to any encumbrance now of record or recorded after the date of this Lease affecting the Building and such subordination shall thereafter be effective without any further act of Lessee. Lessee shall from time to time on request
from Lessor execute and deliver any documents or instruments that may be required by a lender to effectuate any subordination; provided, however, Lessee shall not be obligated to subordinate this Lease to any encumbrance unless Lessee receives a
non-disturbance agreement as described above. 
 26. Right to Estoppel Certificates. Within ten (10) days after notice, either
party shall execute and deliver to the other party a certificate (which if requested by a lender is acceptable to that lender) stating that this Lease is unmodified and in full force and effect, or in full force and effect as modified, and state the
modifications. The certificate also shall state the amount of Base Monthly Rent, the date to which Base Monthly Rent has been paid in advance, and the amount of any prepaid rent. Failure to deliver the certificate within the ten (10) days shall
be conclusive on the party who failed to deliver such certificate that this Lease is in full force and effect and has not been modified except as may be represented by the other party. 

27. Notice. Any notice demand, request, consent, approval, or communication that either party desires or is required to give to the
other party or any other person shall be in writing and either served personally or sent by prepaid, first class mail. Any 

  
 -50- 

 
notice demand, request, consent, approval, or communication that either party desires or is required to give to the other party shall be addressed to the other party at the address set forth in
this paragraph 27. Either party may change its address by notifying the other party of the change of address in the manner provided for in this paragraph. Notice shall be deemed communicated within forty-eight (48) hours from the time of
mailing if mailed as provided in this section. Lessee shall notify Lessor of the name and address of its agent for service of process and notify Lessor of any changes in the identity of or address of its agent for service of process. Notices to
Lessee shall be addressed to Lessee to the attention of its General Counsel at
                                        . Notices
to Lessor shall be given to Lessor c/o John C. Nickel Properties,
                                        . 

28. Waiver. The waiver by either party of any breach of any term, covenant, or condition herein contained shall not be deemed to be a
waiver of such term, covenant or condition or any subsequent breach of the same or any other term, covenant, or condition herein contained, nor shall any custom or practice which may grow up between the parties in the administration of the terms
hereof be construed to waive or to lessen the right of either party to insist upon performance by Lessee in strict accordance with said terms. The subsequent acceptance of rent hereunder by Lessor shall not be deemed to be a waiver of any preceding
breach by Lessee of any term, covenant or condition of this Lease, regardless of Lessor’s knowledge of such preceding breach the time of acceptance of such rent. 

  
 -51- 

 29. Right to Purchase Building. 

A. If Lessor determines to sell the Building, Lessor shall so notify Lessee. For a period of ten (10) days following such notice, the
parties shall attempt to agree on the terms and conditions pursuant to which Lessee shall purchase, and Lessor shall sell, the Building. Said terms may include a provision that Lessor will not pay any real estate commission if the Building is sold
to Lessee. If the parties are unable to agree within such ten (10) day period, subject to subparagraph B. below, Lessee’s right to purchase the Building shall terminate and Lessor shall have the right to sell the Building to a third party.

 B. If Lessor receives a bona fide offer to buy, transfer or otherwise dispose of the Building, which offer Lessor intends to accept, or
if Lessor and said thirty party agree as to the terms of a sale of the Building to such third party, Lessee shall have the first right to purchase the Building in the manner specified in this paragraph B. Lessor shall give a notice conforming to
this paragraph to Lessee. Such notice shall contain a disclosure of the proposed transaction and the identity of the purchaser, together with copies of all documents revealing the material terms and conditions under which Lessor would sell or
otherwise transfer the Building to said third party. Upon receipt of such notice, Lessee shall have the right to purchase the Building on the following terms and conditions: 

(1) The purchase price shall be the same as that set forth in the offer or other documents for the purchase. 

(2) Lessee shall make a deposit into an escrow opened at title company located in northern San Mateo County, CA 

  
 -52- 

 
equal to ten percent (10%) of the purchase price calculated in accordance with subparagraph (1) within 24 hours of Lessee giving notice to Lessor of its exercise of its right to
purchase. 
 (3) The purchase price shall be payable in lawful money of the United Stated to Lessor by Lessee at close of escrow for the
purchase and sale. 
 (4) The purchase and sale shall not be subject to any contingencies whatsoever, regardless of whether there were
contingencies set forth in the offer or other agreement which Lessor intended to accept. 
 (5) Escrow for the purchase and sale of the
Building shall close within thirty (30) days of the date on which Lessee exercises its right to purchase. 
 Lessee shall have ten
(10) days after the giving of the notice to it by Lessor to notify Lessor whether Lessee wishes to exercise its right to purchase as described in this paragraph 29. If Lessee fails to exercise its right to purchase, Lessor shall be free for a
period of one (1) year after the date on which Lessee’s first right to purchase expired to sell the Building to the disclosed offeror or any other purchaser provided that the terms are substantially the same as those contained in
Lessor’s notice to Lessee, which terms may be altered to account for information revealed in inspections of the Building or to accommodate financing needs, or to provide terms more advantageous to Lessor. If requested by Lessor, Lessee shall
execute a Quitclaim Deed relinquishing its first right to purchase if such a deed is reasonably required to accomplish the sale of the Building to a purchaser during said one (1) year period. If Lessor does not sell 

  
 -53- 

 
the Building within said one (1) year period, any further transactions shall be deemed a new determination by Lessor to sell the Building, and the provisions of this paragraph 12 shall be
applicable. 
 C. Lessee shall have no first right to purchase or any other option to purchase the Building and all rights provided in this
paragraph 29 shall be null and void and of no effect (i) if Lessor is deceased, (ii) if the any proposed purchaser is a relative of Lessor, a general or limited partnership of which Lessor is a managing partner or a limited liability
company of which Lessor is a manager, or (iii) if the purchaser intends to acquire in addition to the Building at approximately the same time other properties belonging to Lessor, partnerships of which Lessor is a managing partner or limited
liability companies of which Lessor is the manager having values of at least 30% of the then fair market value of the Building. 
 D. Lessee
shall have no right to purchase the Building, notwithstanding any provision in this paragraph 29 to the contrary, if prior to or during the time within which Lessee has to exercise its first right to purchase the Building ten (10) Events of
Default as defined in paragraphs 20.A and 20.B (with the exception of any payment due from Lessee for Lessee’s Percentage Share of Common Area Maintenance and Repair Costs) have occurred during the term of this Lease or any extension thereof.

 30. Sale of Building. If Lessor sells or transfers its interest in the Premises, upon the consummation of the sale or transfer,
Lessor shall be released from any liability thereafter accruing under this Lease if Lessor’s successor has assumed in 

  
 -54- 

 
writing, for the benefit of Lessee, Lessor’s obligations under this Lease. Lessor shall transfer the Security Deposit to Lessor’s successor and on such transfer Lessor shall be
discharged from any further liability in reference to the Security Deposit. 
 If Lessee purchases the Building, this Lease shall terminate
on the date title vests in Lessee, and Lessor shall remit to Lessee the Security Deposit and all prepaid and unearned rent. 
 31.
Attorneys’ Fees. If either party becomes a party to any litigation concerning this Lease, the Premises, the Building, or other improvements in the Building in which the Premises are located, by reason of any act or omission of the other
party or its authorized representatives, (and not by any act or omission of the party that becomes a party to that litigation or any act or omission of its authorized representatives) the party that causes the other party to become involved in the
litigation shall be liable to that party for reasonable attorneys’ fees and court costs incurred by it in the litigation. 
 If either
party commences an action against the other party arising out of or in connection with this Lease, the prevailing party shall be entitled to have and recover from the losing party reasonable attorneys’ fees and costs of suit. 

32. Surrender of Premises. On expiration of the term, Lessee shall surrender to Lessor the Premises, and all alterations and additions
pursuant to paragraph 12, in good condition and repair, ordinary wear and tear, damage by fire, earthquake, or act of God excepted. Such surrender will only be deemed to have occurred when Lessee delivers the keys to the Premises to Lessor. Lessee
shall remove all of its personal property and trade fixtures prior to the 

  
 -55- 

 
expiration of the term. Lessee shall perform at its expense all restorations made necessary by the removal of any alterations made by Lessee to the Premises. 

After Leasee’s surrender of the Premises to Lessor, Lessor may elect to retain or dispose of in any manner Lessee’s personal
property that Lessee does not remove from the Premises on expiration or termination of the term as allowed or required by this Lease by giving at least ten (10) days notice to Lessee. Title to any such personal property that Lessor elects to
retain or dispose of, on expiration of the ten (10) day period, shall vest in Lessor. Lessee waives all claims, against Lessor for any damage to Lessee resulting from Lessor’s retention or disposition of any such personal property. Lessee
shall be liable to Lessor for Lessor’s costs for storing, removing, and disposing of any personal property. 
 33. Holding Over.
If Lessee, with Lessor’s consent, remains in possession of the Premises after expiration or, termination of the term, or after the date in any notice given by Lessor to Lessee terminating this Lease, such possession by Lessee shall be deemed to
be a month-to-month tenancy terminable on thirty (30) days notice given at any time by either party. All provisions of this Lease except that pertaining to term shall apply to the month-to-month tenancy, and except that Base Monthly Rent shall
be equal to one hundred and twenty-five percent (125%) of Base Monthly Rent payable immediately prior to the expiration or termination of this Lease. If Lessee holds over without Lessor’s consent, Lessor’s damages shall also include
the per diem rental value of the Premises measured either by (a) one hundred and twenty-five 

  
 -56- 

 
percent (125%) of the Base Monthly Rent due in the last month of term divided by 30 plus the daily cost of Common Area Maintenance and Repair Costs, real estate taxes and insurance or
(b) the fair market value of the Premises as reasonably determined by Lessor, whichever is higher. 
 34. Consent of Parties.
Whenever consent or approval of either party is required, that party shall not unreasonably withhold or delay such consent or approval. 

35. Time of Essence. Time is of the essence of each provision of this Lease. 

36. Successors and Assigns. This Lease shall be binding on and inure to the benefit of the parties and their successors and assigns
except as provided in paragraph 19. 
 37. Covenants and Conditions. All provisions, whether covenants or conditions, on the part of
the Lessee shall be deemed to be both covenants and conditions. 
 38. California Law. This Lease shall be construed and interpreted
in accordance with the laws of the state of California. 
 39. Captions. The captions of this Lease shall have no effect on its
interpretation. 
 40. Number. When required by the context of this Lease, the singular shall include the plural, and vice versa.

 41. Joint and Several Obligations. If more than one person or entity is Lessor or Lessee, the obligations imposed on that party
shall be joint and several. 
 42. Corporate Authority. If Lessee signs as a corporation, each of the persons executing this Lease on
behalf of Lessee does hereby covenant and warrant that Lessee is a duly authorized and 

  
 -57- 

 
existing corporation of the State of Delaware, that the corporation has full right and authority to enter into this Lease, that the Board of Directors has authorized the signing of this Lease and
that every person signing on behalf of the corporation was and is authorized to do so. 
 43. Complete Agreement. There are no oral
agreements between Lessor and Lessee affecting this Lease, and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between Lessor and Lessee or displayed by one party
to the other, with the exception of the insurance policy furnished by Lessee to Lessor prior to the execution of this Lease, with respect to the subject matter of this Lease. There are no representations between Lessor and Lessee other than those
contained in this Lease, and all reliance with respect to any representations is solely upon the representations contained in this Lease. 

44. Real Estate Brokers. Each party represents that it has not had dealings with any real estate broker, finder or other person with
respect to this Lease in any manner, except John C. Nickel and Belvedere Associates, Inc. Lessor shall be solely responsible for payment of all commissions earned on account of the rental of the Premises by Lessor to Lessee. Each party shall
indemnify, defend and hold the other party harmless from all damages and costs resulting from any claims that may be asserted against the other party by any broker, finder or other person with which the party has or purportedly has dealt. 

45. Recording. Concurrently with the execution of this Lease, Lessor and Lessee shall execute and acknowledge a memorandum of this
Lease, in the form attached hereto as Exhibit B and incorporated herein by this reference. Lessee, at its expense, may record such memorandum in the Official Records of the San Mateo County Recorder’s office. 

  
 -58- 

 46. Counterparts. This Lease may be signed in multiple counterparts which, when signed by
all parties, shall constitute a binding agreement. 
 IN WITNESS WHEREOF, the parties have executed this agreement as of the date first set
forth above. 
  

													
		 		 		 		 	Lessor:
					
		 	Dated:	 	 6/2/97
	 		 	 /s/ JOHN C. NICKEL

		 		 		 		 	JOHN C. NICKEL
					
		 		 		 		 	Lessee:
					
		 	Dated:	 	 5/23/97
	 		 	ATHENA NEUROSCIENCES, INC., a
		 		 		 		 	Delaware corporation
						
		 		 		 		 	BY:	 	/s/ Illegible
		 		 		 		 		 	  

							
		 		 		 		 		 	Its:	 	 PRESIDENT & CHIEF OPERATING OFFICER

 NICJ3\Z-ATHENA.LSE 
 5/21/97 

  
 59 

 

 

 EXHIBIT B 

RECORDING REQUESTED BY AND 
 WHEN RECORDED RETURN TO: 

Pillsbury Madison & Sutro LLP 
 P.O. Box 7880 

San Francisco, CA 94120-7880 
 Attn: Mark A. Beskind, Esq. 

 
  

(Space Above Line for Recorder’s Use) 

MEMORANDUM OF LEASE 
 THIS
MEMORANDUM OF LEASE (the “Memorandum”), is made as of May 22, 1997, by and between JOHN C. NICKEL, an individual (“Landlord”), and ATHENA NEUROSCIENCES, INC., a Delaware corporation (“Tenant”), with
reference to the following facts: 
 A. Landlord and Tenant are concurrently entering into that certain unrecorded Net Commercial Lease (the
“Lease”) with respect to certain Premises (as defined in the Lease) commonly known as 528 Eccles Avenue, South San Francisco, California, located on certain real property more particularly described on Exhibit A attached hereto and
incorporated herein by reference (the “Property”). 
 B. Pursuant to the Lease, Landlord agrees to grant to Tenant certain rights
to lease additional space in the buildings located on the Property and certain rights to purchase the Property (collectively, the “Preferential Rights”), all on the terms and conditions set forth in the Lease. 

C. Landlord and Tenant desire to give public notice of the terms and conditions of the Lease. 

NOW, THEREFORE, the parties agree as follows: 

1. Lease. Pursuant to the Lease, Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises on all of the
terms and conditions of the Lease, which are incorporated herein by reference, for an initial term of ten (10) years commencing on the Lease Commencement Date (as defined in the Lease). Tenant has the right to extend the initial term for two
(2) consecutive additional periods of five (5) years each. 
 2. Preferential Rights. Pursuant to the Lease, Landlord
hereby grants to Tenant the Preferential Rights on all of the terms and conditions set forth in the Lease, which are incorporated herein by reference. 

  

					
	12515205	 	-1-	 	
		 		 	

 3. Purpose of Memorandum. The purpose of this Memorandum is to give public notice of the
Lease and the terms and conditions related thereto set forth in the Lease, and for no other purpose. The provisions of this Memorandum shall not in any way change or affect the provisions of the Lease, express reference to which is hereby made and
the terms and conditions of which remain in full force and effect. 
  

									
	Landlord:	 		 	 /s/ JOHN C. NICKEL

		 		 	JOHN C. NICKEL
			
	Tenant:	 		 	 ATHENA NEUROSCIENCES, INC., a

Delaware corporation

				
		 		 	By	 	/s/ Illegible
		 		 		 	  

					
		 		 		 	Its	 	 Vice President & General Counsel

  

					
	12515205	 	-2-	 	

 EXHIBIT A 

Legal Description of the Property 
 CITY
OF SOUTH SAN FRANCISCO 
 PARCEL I: 
 LOT 1 IN BLOCK 1,
AS SAID LOT AND BLOCK ARE SHOWN ON THAT CERTAIN MAP ENTITLED, “CABOT, CABOT & FORBES INDUSTRIAL PARK, UNIT NO. 2, SOUTH SAN FRANCISCO, SAN MATEO COUNTY, CALIFORNIA”, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN MATEO COUNTY,
STATE OF CALIFORNIA, ON OCTOBER 10, 1969, IN BOOK 70 OF MAPS, AT PAGES 12 TO 15, INCLUSIVE. 
 PARCEL II: 

AN EASEMENT, 30 FEET IN WIDTH, BEING EASEMENT AREA 4 AS RESERVED IN THE DEED FRON CABOT, CABOT & FORBES CALIFORNIA PROPERTIES, INC., TO I. SCHUMAN,
RECORDED MARCH 30, 1984, IN BOOK 4677 OF OFFICIAL RECORDS, AT PAGE 467, RECORDS OF SAN MATEO COUNTY, CALIFORNIA, FOR THE PURPOSES STATED THEREIN, AND AS MODIFIED BY AGREEMENT BETWEEN CABOT, CABOT & FORBES CALIFORNIA PROPERTIES, INC., A
DELAWARE CORPORATION, I. SCHUMAN AND XEROX CORPORATION, A NEW YORK CORPORATION, DATED SEPTEMBER 10, 1969 AND RECORDED FEBRUARY 17, 1970, IN BOOK 5749 OF OFFICIAL RECORDS, AT PAGE 259, UNDER FILE NO. 99566-AC, RECORDS OF SAN MATEO COUNTY, CALIFORNIA,
SAID EASEMENT LYING IMMEDIATELY ADJACENT TO AND NORTHEASTERLY OF THE SOUTHWESTERLY LINE OF LOT 14 IN BLOCK 16, AS SHOWN ON THAT CERTAIN MAP ENTITLED, “SOUTH SAN FRANCISCO INDUSTRIAL PARK UNIT NO. 3-A, BEING A RESUBDIVISION OF PORTION OF LOT 13
AND LOTS 14 THROUGH 20, PORTION OF LOT 29, PORTION OF LOT 30 AND LOTS 31 THROUGH 41, BLOCK 16 OF SOUTH SAN FRANCISCO INDUSTRIAL PARK UNIT NO. 3 AND PORTION OF LANDS OF CABOT, CABOT & FORBES, SOUTH SAN FRANCISCO, SAN MATEO COUNTY,
CALIFORNIA”, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN MATEO COUNTY, STATE OF CALIFORNIA, ON JUNE 30, 1964, IN BOOK 60 OF MAPS, AT PAGES 27 AND 28. 

THE SOUTHEASTERLY TERMINUS OF SAID EASEMENT BEING THE SOUTHEASTERLY LINE OF SAID LOT 14, AND THE NORTHWESTERLY TERMINUS OF SAID EASEMENT BEING THE
NORTHWESTERLY LINE OF SAID LOT 14. 
 JOINT PLANT NO. 015-000-082-16A 

  

					
	12515205	 		 	

					
	STATE OF CALIFORNIA	 	)	  	
		 	)	  	ss.
	County of ALAMEDA	 	)	  	

 On JUNE 2, 1997, before me, Lawrence E. Moll, a Notary Public in and for the State of California,
personally appeared JOHN C. NICKEL, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the within
instrument in his authorized capacity and that, by his signature on the within instrument, the person or entity upon behalf of which he acted executed the within instrument. 

WITNESS my hand and official seal. 
  

							
	Signature	 	 /s/ Lawrence E. Moll
	  		  	

  

					
	STATE OF CALIFORNIA	 	)	  	
		 	)	  	ss.
	County of San Mateo	 	)	  	

 On June 12, 1997, before me, Sandra N. Hirose, a Notary Public in and for the State of California,
personally appeared Donald R. Joseph, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the within instrument in
his authorized capacity and that, by his signature on the within instrument, the person or entity upon behalf of which he acted executed the within instrument. 

WITNESS my hand and official seal. 
  

							
	Signature	 	 /s/ Sandra N. Hirose
	  		  	(Seal)        
				
		 		  		  	

            

  

					
	12515205	 		 	

 ADDENDUM ONE TO NET COMMERCIAL LEASE 

This Addendum One to Net Commercial Lease, dated as of June 5, 1997 (“this Addendum”), is by and between John C. Nickel,
(“Lessor”) and Athena Neurosciences, Inc., a Delaware (“Lessee”). Capitalized terms used in this Addendum and not otherwise defined have the meaning specified in the Lease (as hereinafter defined). 

Whereas, Lessor and Lessee have entered into that certain Net Commercial Lease, dated May 22, 1997 (“the Lease”); and 

Whereas, Lessor deliver possession of the Premises, and Lessee accepted such delivery, on June 2, 1997; and 

Whereas, there has been a change in the street address of the Premises; and 

Whereas, Lessor and Lessee now wish to amend the Lease as a result of the foregoing, 

NOW, THEREFORE, Lessor and Lessee agree: 

1. Lessor and Lessee agree that the Lease Commencement Date is June 2, 1997, and the initial term of the Lease shall expire on
May 31, 2007. 
 2. Paragraph 1.B. of the Lease is hereby amended by deleting the address “528 Eccles Avenue” and
substituting therefor the address “528B Eccles Avenue”. 
 3. Except as provided herein, the terms and conditions of the Lease
remain unmodified and are affirmed. 
 IN WITNESS WHEREOF, the parties have executed this Addendum as of the date first set forth above.

  

													
		 		 		 		 	LESSOR:
					
		 	Dated:	 	 6/19/97
	 		 	 /s/ JOHN C. NICKEL

		 		 		 		 	JOHN C. NICKEL
					
		 		 		 		 	LESSEE:
					
		 	Dated:	 	 6/12/97
	 		 	ATHENA NEUROSCIENCES, INC., a
		 		 		 		 	Delaware corporation
						
		 		 		 		 	BY:	 	/s/ Illegible
		 		 		 		 		 	  

							
		 		 		 		 		 	Its:	 	 Vice President & General Counsel

 NICJ3\ADD-ATH.6E7 

 ADDENDUM TWO TO NET COMMERCIAL LEASE 

This Addendum Two to Net Commercial Lease, dated as of June 12, 1997 (“this Addendum”), is by and between John C. Nickel,
(“Lessor”) and Athena Neurosciences, Inc., a Delaware (“Lessee”). Capitalized terms used in this Addendum and not otherwise defined have the meaning specified in the Lease (as hereinafter defined). 

Whereas, Lessor and Lessee have entered into that certain Net Commercial Lease, dated May 22, 1997, as modified by that certain Addendum
One to Net Commercial Lease, dated as of June 5, 1997 (collectively, “the Lease”); and 
 Whereas, Lessor and Lessee now wish
to amend the Lease in certain regards, 
 NOW, THEREFORE, Lessor and Lessee agree: 

1. Paragraph 7.B(3) of the Lease is hereby amended by deleting the parenthetical phrase “(determined by reference to the market for
comparable buildings in the northern San Mateo County area)” in the third line of such Paragraph, and substituting therefor the following: 

“(determined by reference to the market for comparable buildings equipped with at least three (3) dock doors and one (1) drive-in
door, situated in South San Francisco, San Mateo County)”. 
 2. Except as provided herein, the terms and conditions of the Lease
remain unmodified and are affirmed. 
 IN WITNESS WHEREOF, the parties have executed this Addendum as of the date first set forth above.

  

													
		 		 		 		 	LESSOR:
					
		 	Dated:	 	 June 16, ‘97
	 		 	 /s/ John C. Nickel

		 		 		 		 	JOHN C. NICKEL
					
		 		 		 		 	LESSEE:
					
		 	Dated:	 	 July 2, 1997
	 		 	ATHENA NEUROSCIENCES, INC., a Delaware corporation
						
		 		 		 		 	BY:	 	/s/ Illegible
		 		 		 		 		 	  

							
		 		 		 		 		 	Its:	 	 VP & General Counsel

 NICJ3\ADD2-ATH.6T7 

 ADDENDUM THREE TO NET COMMERCIAL LEASE 

This Addendum Three to Net Commercial Lease, dated as of July 10, 1997 (“this Addendum”), is by and between John C. Nickel,
(“Lessor”) and Athena Neurosciences, Inc., a Delaware corporation (“Lessee”). Capitalized terms used in this Addendum and not otherwise defined have the meaning specified in the Lease (as hereinafter defined). 

Whereas, Lessor and Lessee have entered into that certain Net Commercial Lease, dated May 22, 1997, as modified by that certain Addendum
One to Net Commercial Lease, dated as of June 5, 1997 and that certain Addendum Two to Net Commercial Lease, dated as of June 12, 1997 (collectively, “the Lease”); and 

Whereas, Lessor and Lessee now wish to amend the Lease in certain regards, 

NOW, THEREFORE, Lessor and Lessee agree: 

1. The third sentence of Paragraph 10.C of the Lease is hereby deleted in its entirety, and the following is substituted therefor: 

“If Lessee is given at least thirty (30) days notice prior to the date on which said taxes must be paid without incurring a penalty
and Lessee fails to pay the sums required within twenty (20) days of the date of the notice, Lessee shall pay to Lessor, as additional rent, all interest and penalties assessed by the taxing authority if Lessor has failed to make the timely
payment of said taxes, in addition to the late charge provided for in paragraph 3.” 
 2. Except as provided herein, the terms and
conditions of the Lease remain unmodified and are affirmed. 
 IN WITNESS WHEREOF, the parties have executed this Addendum as of the date
first set forth above. 
  

													
		 		 		 		 	LESSOR:
					
		 	Dated:	 	 9/1/97
	 		 	 /s/ John C. Nickel

		 		 		 		 	JOHN C. NICKEL
					
		 		 		 		 	LESSEE:
					
		 	Dated:	 	 8/29/97
	 		 	ATHENA NEUROSCIENCES, INC., a Delaware corporation
						
		 		 		 		 	BY:	 	/s/ Illegible
		 		 		 		 		 	  

							
		 		 		 		 		 	Its:	 	 VP & General Counsel

 NICJ3\ADD3-ATH.7J7 

 ADDENDUM FOUR TO NET COMMERCIAL LEASE 

This Addendum Four to Net Commercial Lease, dated as of May 27, 1999 (“this Addendum”), is by and between JCN PARTNERS, A CALIFORNIA
LIMITED PARTNERSHIP (“Lessor”), successor in interest to John C. Nickel (“Nickel”), as lessor under that certain Net Commercial Lease, dated May 22, 1997, as modified by that certain Addendum One to Net Commercial Lease,
dated as of June 5, 1997, that certain Addendum Two to Net Commercial Lease, dated as of June 12, 1997 and that certain Addendum Three to Net Commercial Lease, dated as of July 10, 1997 (collectively, “the Lease”), and ELAN
PHARMACEUTICALS, INC., a Delaware corporation (“Lessee”), successor in interest to Athena Neurosciences, Inc., a Delaware (“Athena”), as lessee under the Lease, and is intended to amend and modify the Lease. Capitalized terms
used in this Addendum and not otherwise defined have the meaning specified in the Lease. 
 Whereas, Nickel and Athena have entered into the
Lease, and Lessor has succeeded to the interest of Nickel as lessor under the Lease, and Lessee has succeeded to the interest of Athena as lessee under the Lease; and 

Whereas, pursuant to the Lease, Lessee currently leases from Lessor the Premises, consisting of 21,960 square feet (“the “Original
Premises”); and 
 Whereas, Lessee wishes to lease from Lessor, and Lessor is willing to Lease to Lessee, an additional portion of the
Building, consisting of 17,599 square feet (the “Additional Premises”); and 
 Whereas, Lessor and Lessee now wish to amend the
Lease as set forth above and in certain other regards. 
 NOW, THEREFORE, Lessor and Lessee agree that the Lease is amended as follows: 

1. Condition Precedent. If on or before June 30, 1999, Lessor and Fritz Companies, Inc., a Delaware corporation
(“Fritz”), have not entered into an addendum to that certain Net commercial Lease, dated December 27, 1996 (the “Fritz Lease”), between Nickel, as Lessor’s predecessor in interest, as lessor, and Fritz, as lessee,
whereby all of Fritz’ right, title and interest to the Additional Premises are terminated on terms and conditions acceptable to Lessor. Lessor at any time thereafter, but prior to June 30, 1999, may terminate this Addendum by notice to
Lessee, and Lessor and Lessee shall thereupon be released from all obligations under this Addendum and Lessor shall return to Lessee all amounts previously paid to Lessor by Lessee hereunder. In addition, in the event Lessor does not terminate this
Addendum pursuant to the immediately preceding sentence, and if such addendum is not entered 

  
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into by Lessor and Fritz on or before June 30, 1999, this Addendum shall automatically terminate and Lessor and Lessee shall thereupon be released from all obligations under this Addendum,
Lessor shall return to Lessee all amounts previously paid to Lessor by Lessee hereunder and the Lease shall continue in full force and effect and unmodified. 

2. Definitions. 
 a. The
term “Premises” as used in the Lease shall mean the Original Premises, as defined in Section 1.B of the Lease, and shown on Exhibit A attached to the Lease, together with the Additional Premises. The Additional Premises contain
17,599 square feet, consisting of that portion of the Building shown as the red cross-hatched area designated “ELAN Additional Premises” on Attachment A attached to this Addendum, previously referred to as a portion of premises
commonly 534 Eccles Avenue. The Premises shall consist of a total of 39,559 square feet, and shall include the two exterior concrete blocks as shown on Attachment A hereto. The Premises specifically include the walkway located adjacent to the
east and north exterior walls of the Premises. 
 b. Section 1.C. of the Lease is deleted, and the following substituted therefor: 

“C. Lessee’s Percentage Share. The term “Lessee’s Percentage Share”, except when said term refers to the cost of
maintaining the easement roadway, shall mean thirty-six and 27/100 percent (36.27%). Lessor and Lessee acknowledge that Lessee’s Percentage Share, except when said term refers to the cost of maintaining the easement roadway, has been obtained
by dividing the net rental area of the Premises, which Lessor and Lessee agree is 39,559 square feet, by the total net rental area of the Building, which Lessor and Lessee agree is 109,056 square feet, and multiplying such quotient by 100.”

 c. Section 1.D. of the Lease is deleted, and the following substituted therefor: 

“D. Lessee’s Percentage Share of Easement Roadway. The term “Lessee’s Percentage Share”, when said term refers to the
cost of maintaining the easement roadway, shall mean twenty-one and 07/100 percent (21.07%). Lessor and Lessee acknowledge that Lessee’s Percentage Share, when said term refers to the cost of maintaining the easement roadway, has been obtained
by dividing the net rental area of the Premises, which Lessor and Lessee agree is 39,559 square feet, by the total square footage of the two buildings which use the easement roadway (the Building and 546 Eccles Avenue, South San Francisco, CA),
which Lessor and Lessee agree is 187,788, and multiplying such quotient by 100.” 

  
 ELAN 

  
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 d. Lessee’s obligation to pay Lessee’s Percentage Share shall commence on July 8,
1999. 
 e. Upon notification by Lessor to Lessee of the death or incapacity of the general partner of Lessor, the term “Common Area
Maintenance and Repair Costs” shall include all reasonable fees, charges and other costs for incurred by Lessor for a property manager engaged by Lessor in connection with the Building and the Premises. 

3. Term; Delivery of Possession. 

a. Except as otherwise provided in the Lease and subject to paragraph 1 above, the term of the Lease for the rental of the Additional Premises
shall commence on July 8, 1999, or on such later date as possession of the Premises is delivered to Lessee (“Additional Premises Commencement Date”), and, unless sooner terminated, as hereinafter provided, shall end on May 31,
2007. 
 b. Lessor shall deliver possession of the Additional Premises to Lessee on the Additional Premises Commencement Date. If Lessor,
for any reason whatsoever, cannot deliver possession of the Additional Premises on the Additional Premises Commencement Date, this Addendum shall not be void or voidable, nor shall Lessor be liable to Lessee for any loss or damage resulting
therefrom. Notwithstanding the foregoing, if possession of the Additional Premises has not been delivered to Lessee on or before July 31, 1999. Lessee at any time thereafter, but prior to the delivery of possession, may terminate this Lease by
notice to Lessor, and Lessor and Lessee shall thereupon be released from all obligations under this Lease and Lessor shall return to Lessee all amounts previously paid to Lessor by Lessee hereunder. 

c. The words “delivery of possession” or “deliver possession,” or similar combination of words, for purposes of this
Addendum shall mean the day on which Lessor notifies Lessee that the Additional Premises are ready for Lessee’s occupancy. The failure, however, of Lessor to so notify Lessee shall not constitute a default hereunder by Lessor. 

4. Entry Upon the Additional Premises. Commencing on July 8, 1999, Lessee and its authorized representatives shall have the right
during normal business hours to enter upon the premises leased to Fritz pursuant to the Fritz Lease for the purpose of making improvements in connection with its leasing of the Additional Premises from Lessor, including, without limitation, the
construction of a demising wall for the Additional Premises and the installation of a separate electrical meter and system for the 

  
 ELAN 

  
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Additional Premises. Lessee shall not be liable in any manner for any inconvenience, disturbance, loss of business, nuisance, or other damage arising out of Lessee’s entry on the Premises as
provided in this paragraph, except damage resulting from the negligence or willful misconduct of Lessee or its authorized representatives. Lessee shall conduct its activities on the Additional Premises as allowed in this paragraph in a manner that
will cause the least possible inconvenience or disturbance to Fritz. 
 5. Rent. The provisions of Section 3.A. relating to Base
Monthly Rent payable by Lessee to Lessor are amended as follows: 
 Lessee shall pay to Lessor the following sums of money as Base Monthly
Rent commencing on July 8, 1999: 
 (1) Commencing July 8, 1999 to and including November 30, 1999: $20,145.40 per month.

 (2) Commencing December 1, 1999 to and including December 31, 1999: $21,243.40 per month. 

(3) Commencing January 1, 2000 to and including June 30, 2000: $25,937.40 per month. 

(4) Commencing July 1, 2000 to and including June 30, 2001: $26,641.40 per month. 

(5) Commencing July 1, 2001 to and including May 31, 2002: $27,345.40 per month. 

(6) Commencing June 1, 2002 to and including June 30, 2002: $28,663.00 per month. 

(7) Commencing July 1, 2002 to and including June 30, 2003: $29,367.00 per month. 

(8) Commencing July 1, 2003 to and including June 30, 2004: $30,247.00 per month. 

(9) Commencing July 1, 2004 to and including November 30, 2004: $31,127.00 per month. 

(10) Commencing December 1, 2004 to and including June 30, 2005: $32,444.60 per month. 

(11) Commencing July 1, 2005 to and including May 31, 2007: $33,324.60 per month. 

6. Security Deposit. On or before the date when Lessee signs this Addendum, Lessee shall increase the Security Deposit made pursuant to
paragraph 6 of the Lease by $15,000.00 so that the 

  
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total Security Deposit held by Lessor shall be $26,000.00. The Security Deposit, increased as set forth herein, shall be held by Lessor as security for the faithful performance by Lessee of all
of the provisions of the Lease and this Addendum to be performed or observed by Lessee, in accordance with the terms of said Section 6, with no distinction between the Lease and this Addendum or the Original Premises and the Additional Premises.

 7. Parking. In addition to the twenty (20) parking spaces specified in Section 5 of the Lease, Lessee shall have the
exclusive use of thirty-six (36) additional parking spaces to be designated by Lessor, the majority of which shall be located in the area marked “common area parking” on Attachment A, for a total of fifty-six (56) parking spaces,
so long as Lessee abides by all reasonable rules and regulations promulgated by Lessor regarding such use. Upon designation by Lessor of Lessee’s fifty-six (56) parking spaces in connection with the preparation of a Master Parking Plan for
the Building, Lessor and Lessee shall initial and attach to the Lease such Master Parking Plan, setting forth the specific parking spaces designated for Lessee’s use. 

8. Option to Extend Term. The Options to extend the term of the Lease for two five (5) year terms provided in Section 7 of the
Lease shall apply to the Additional Premises as well as the Original Premises. All of the terms and conditions of Section 7 shall apply to both the Original Premises and the Additional Premises, except as follows: 

a. The Options shall be exercised only with respect to both the Original Premises and the Additional Premises, and may not be exercised with
respect to either without the other. 
 b. Section 7.B(3) of the Lease is hereby deleted and the following substituted therefor: 

“(3)-1 As used in this Lease, the term “fair market rent” for the Original Premises with respect to each Extension Period shall
mean the monthly amount (determined by reference to the market for comparable buildings in the northern San Mateo County area) that a willing landlord would offer and a willing tenant would accept, as of the first day of such Extension Period, in an
arm’s-length transaction for a lease of the Original Premises (i) for use as warehouse space and without regard to Lessee’s permitted use of the Original Premises, (ii) commencing on first day of such Extension Period,
(iii) with or without right of renewal (as the case may be), (iv) without considering the value of tenant improvements constructed by Lessee (including, without limitation, seismic improvements to the Building, the heating, ventilation and
air conditioning systems and equipment installed by Lessee and the increased 

  
 ELAN 

  
 -5- 

 
electrical systems, equipment and capacity installed by Lessee), and (v) otherwise on all of the terms and conditions of this Lease. In determining fair market rent, there shall be taken
into consideration the rental rate for leases of warehouse space in comparable buildings in the northern San Mateo county market area and the location of the Original Premises. 

(3)-2 As used in this Lease, the term “fair market rent” for the Additional Premises with respect to each Extension Period shall mean
the monthly amount (determined by reference to the markets for comparable buildings in the South San Francisco, Brisbane, San Carlos or Burlingame area) that a willing landlord would offer and a willing tenant would accept, as of the first day of
such Extension Period, in an arm’s-length transaction for a lease of the Additional Premises (i) for use as improved office space and without regard to Lessee’s permitted use of the Additional Premises, (ii) commencing on first
day of such Extension Period, (iii) with or without right of renewal (as the case may be), (iv) without considering the value of tenant improvements constructed by Lessee (including, without limitation, seismic improvements to the
Building, the heating, ventilation and air conditioning systems and equipment installed by Lessee and the increased electrical systems, equipment and capacity installed by Lessee), and (v) otherwise on all of the terms and conditions of this
Lease. In determining fair market rent, there shall be taken into consideration the rental rate for leases of improved office space in comparable buildings in the South San Francisco, Brisbane, San Carlos or Burlingame market areas, and the location
of the Additional Premises. 
 9. Condition; No Representations or Warranties. On the Additional Premises Commencement Date, Lessor
shall deliver the Additional Premises to Lessee broom swept and free of debris. Notwithstanding anything contained in the Lease to the contrary, Lessor has made no representations or warranties whatsoever, express or impled, with respect to the
Additional Premises, and Lessee shall accept the Additional Premises in their “as is” condition as of the Additional Premises Commencement Date. 

10. Effective Date. Subject to paragraph 1 above, this Addendum shall be effective on the Additional Premises Commencement Date. 

11. Affirmation of Lease. Except as provided herein, the terms and conditions of the Lease remain unmodified and are affirmed. 

  
 ELAN 

  
 -6- 

 IN WITNESS WHEREOF, the parties have executed this Addendum as of the date first set forth above.

  

											
		 		 		 	LESSOR:
				
	Dated:	 	 6-29-99
	 		 	JCN Partners, A California Limited Partnership
					
		 		 		 	By:	 	 /s/ John C. Nickel

		 		 		 		 	John C. Nickel
		 		 		 		 	General Partner
				
		 		 		 	LESSEE:
				
	Dated:	 	 7-6-99
	 		 	ELAN PHARMACEUTICALS, INC., a Delaware corporation
					
		 		 		 	BY:	 	/s/ Illegible
		 		 		 		 	  

						
		 		 		 		 	Its:	 	 SR VP of Fin & Admin

					
		 		 		 	BY:	 	/s/ Illegible
		 		 		 		 	  

						
		 		 		 		 	Its:	 	 VP, COMMERCIAL & LEGAL AFFAIRS

 NICJ3\ADD4-ATH.5X9 

  
 ELAN 

  
 -7- 

 ADDENDUM FIVE TO NET COMMERCIAL LEASE 

This Addendum Five to Net Commercial Lease, dated as of June     , 2004 (this “Addendum”), is entered into by
and between JCN PARTNERS, a California limited partnership (“Lessor”), successor in interest to John C. Nickel (“Nickel”), as lessor under that certain Net Commercial Lease, dated May 22, 1997, as modified by that certain
Addendum One to Net Commercial Lease, dated as of June 5, 1997, that certain Addendum Two to Net Commercial Lease, dated as of June 12, 1997, that certain Addendum Three to Net Commercial Lease dated as of July 10, 1997, and that
certain Addendum Four to Net Commercial Lease dated as of May 27, 1999 (collectively, “the Lease”), and SOLSTICE NEUROSCIENCES, INC., a Delaware corporation (“Solstice”), successor in interest to Elan Pharmaceuticals, Inc.,
a Delaware corporation (“Elan”), successor in interest to Athena Neurosciences, Inc., a Delaware corporation (“Athena”) as lessee under the Lease, and is intended to amend and modify the Lease. Capitalized terms used in this
Addendum and not otherwise defined have the meaning specified in the Lease. 
 WHEREAS, pursuant to that certain Asset Purchase Agreement
(the “Asset Purchase Agreement”) dated May 12, 2004 by and between Solstice (formerly known as Solstice NeuroSciences, LLC, a Delaware limited liability company), on the one hand, and Elan and Elan Pharma International Limited, a
private limited company organized under the laws of Ireland (collectively with Elan, the “Elan Parties”), on the other hand, Solstice will acquire all of the Elan Parties’ rights to the pharmaceutical product Myobloc (also know as
Neurobloc in certain countries) (the “Transaction”). The Transaction is anticipated to close in June of 2004 (the “Closing”); 

WHEREAS, in connection with the Transaction and pursuant to that certain Assignment of Lease (the “Assignment”) dated on even date
herewith by and between Solstice, Elan and Lessor, Elan is assigning all of its right, title and interest in the Lease to Solstice contingent upon, and effective as of, the Closing. The Assignment will be executed and delivered concurrently with the
parties’ execution of this Addendum; 
 WHEREAS, as a condition to Lessor consenting to the Assignment, Lessor is requiring Solstice to
cause to be issued, and Solstice has agreed to cause to be issued, as security for the payment of rent and other sums due under the Lease by Solstice, a letter of credit from a reputable bank reasonably satisfactory to Landlord in the amount of
$850,000; and 
 WHEREAS, Lessor and Solstice now wish to amend the Lease to provide for the issuance of the letter of credit and the
conditions upon which the Lessor will be permitted to draw upon the same. 
 NOW THEREFORE, Lessor and Solstice agree that the Lease is
amended as follows: 
 1. Security Deposit. Section 6 of the Lease (Security Deposits) shall be amended to add the following
provisions: 
 “6.1 Amount of Additional Security Deposit; Application. Concurrently with Lessor’s consent to the
assignment of the Lease from Elan Pharmaceuticals, Inc. to Solstice 

 
Neurosciences, Inc. (“Solstice”), Solstice shall cause to be issued by Silicon Valley Bank (“Issuer”) an unconditional, irrevocable letter of credit (the “LOC”) in
the amount of $850,000 (the “Initial Amount”) with Lessor listed as beneficiary thereof. The LOC Shall be used solely as security for Solstice’s faithful performance of its respective obligations under the Lease and any Addendum
thereto. At any time that Solstice is in default of its obligation to pay rent or any other sums due under the Lease or any Addendum thereto, Lessor shall have the right to draw upon the LOC the amount of money in default. Lessor’s request to
Issuer shall be accompanied by a certificate from the Lessor that certifies that the amount of the drawing represents an amount Lessor is entitled to receive from Solstice under the Lease. If Lessor draws upon all or any portion of the LOC, Lessee
shall immediately restore the LOC to the Initial Amount. Solstice shall pay all costs, points, or fees incurred in connection with the issuance and maintenance of the LOC. If the term of the LOC shall expire prior to the expiration of the Lease
term, Solstice shall deliver to Lessor, at least thirty (30) days prior to the expiration date of the LOC, a renewal of the LOC or a replacement LOC which satisfies the conditions set forth above. If Solstice fails to renew or replace the LOC
at least thirty (30) days prior to its expiration, Lessor may draw down the entire amount of the LOC in which event the amount so received by the Lessor shall be held by the Lessor as an additional Security Deposit pursuant to Section 6 of
the Lease. The Lessor may, from time to time, consider reducing the amount required under the LOC, provided any such reduction shall be at the sole discretion of the Lessor.” 

2. Effective Date. This Addendum and the Assignment shall be contingent upon, and effective as of, the Closing. 

3. Affirmation of Lease. Except as provided herein, the terms and conditions of the Lease remain unmodified and are affirmed, including
without limitation, the provisions of Paragraph 12.A regarding removal of alterations and additions to the Premises. Notwithstanding anything to the contrary herein or in the Lease, Solstice agrees to accept the Premises in its current
“as-is” condition; provided, however that such acceptance shall not in any way effect, modify or decrease the Lessor’s duties and responsibilities under the Lease (as amended). 

4. Financial Statements. Upon reasonable request by Lessor, and in any event not more frequently than quarterly, Solstice shall provide
Lessor with its most recent updated financial statements. 
 5. Notice. The address to which notices shall be sent to Solstice under
Section 27 (Notice) to the Lease shall be 3830 Valley Center Drive, Suite 705-553, San Diego, California 92130-3307. 
 6.
Miscellaneous. This Addendum shall be binding upon and inure to the benefit of the parties and their successors and assigns. This Addendum may be executed in one or more counterparts. Facsimile copies of this Addendum shall be treated the
same as “wet ink” originals to the maximum extent permitted by law. This Addendum shall be governed by the laws of the State of California. 

[Remainder of Page Intentionally Left Blank] 

  
 2 

 IN WITNESS WHEREOF, the parties have executed this Addendum as of the date first Set 

forth above. 
  

							
		 		 	 LESSOR:

			
	Dated: June     , 2004	 		 	JCN PARTNERS,
		 		 	a California limited partnership
				
		 		 	By:	 	 /s/ John C. Nickel

		 		 	Print Name:	 	 John C. Nickel

		 		 	Title: 	 	 General Partner

				
		 		 	SOLSTICE:	 	
			
	Dated: June     , 2004	 		 	SOLSTICE NEUROSCIENCES, INC.,
		 		 	 a Delaware corporation

				
		 		 	By:	 	 /s/ John Bruens

		 		 	Print Name:	 	 John Bruens 

		 		 	Title:	 	 President

 [Signature Page to Addendum Five to Net Commercial Lease] 

  
 4 

 RESTATED ADDENDUM FIVE TO NET COMMERCIAL LEASE 

This Restated Addendum Five to Net Commercial Lease, dated for reference purposes only, June 15, 2005 (“this Restated Addendum
Five”), is entered into by and between JCN PARTNERS, a California limited partnership (“Lessor”), successor in interest to John C. Nickel (“Nickel”), as lessor under that certain Net Commercial Lease, dated
May 22, 1997, as modified by that certain Addendum One to Net Commercial Lease, dated as of June 5, 1997, that certain Addendum Two to Net Commercial Lease, dated as of June 12, 1997, that certain Addendum Three to Net Commercial
Lease dated as of July 10, 1997, and that certain Addendum Four to Net Commercial Lease dated as of May 27, 1999 (collectively, “the Lease”), and SOLSTICE NEUROSCIENCES, INC., a
Delaware corporation (“Solstice”), successor in interest to Elan Pharmaceuticals, Inc., a Delaware corporation (“Elan”), successor in interest to Athena Neurosciences, Inc., a Delaware corporation (“Athena”) as lessee
under the Lease, and is intended to amend and modify the Lease. Capitalized terms used in this Addendum and not otherwise defined have the meaning specified in the Lease. 

WHEREAS, pursuant to that certain Asset Purchase Agreement (the “Asset Purchase Agreement”) dated May 12, 2004 by and between
Solstice (formerly known as Solstice NeuroSciences, LLC, a Delaware limited liability company), on the one hand, and Elan and Elan Pharma International Limited, a private limited company organized under the laws of Ireland (collectively with Elan,
the “Elan Parties”), on the other hand, Solstice acquired all of the Elan Parties’ rights to the pharmaceutical product Myobloc (also know as Neurobloc in certain countries) (the “Transaction”). The Transaction closed in
July 6, 2004; 
 WHEREAS, in connection with the Transaction and pursuant to that certain Assignment of Lease (the
“Assignment”) between Solstice, Elan and Lessor, Elan assigned all of its right, title and interest in the Lease to Solstice, which Assignment was to be delivered as part of the closing of the Transaction and contingent upon the parties
signing the original Addendum Five to Net Commercial Lease; 
 WHEREAS, as a condition to Lessor consenting to the Assignment, Lessor
required Solstice to cause to be issued and delivered to Lessor, and Solstice agreed to cause to be issued and delivered to Lessor, as security for the payment of rent due under the Lease by Solstice, (including, but not limited to, costs incurred
to restore the Premises pursuant to Paragraphs 12.A and 32 of the Lease) an irrevocable, unconditional letter of credit from a reputable bank reasonably satisfactory to Lessor in the amount of $850,000; 

WHEREAS, in negotiating the original Addendum Five to Net Commercial Lease, Lessor requested, and believed Solstice had agreed to provide,
certain financial information and to develop a standard under which Lessor could draw down the letter of credit prior to an actual default on the part of Solstice. Solstice believes that although it did agree to provide certain financial information
to Lessor, it did not agree to develop a standard in an anticipated Addendum Six pursuant to which Lessor could draw down the letter of credit prior to an actual default; 

WHEREAS, as a result of the foregoing miscommunication, neither party signed the same original Addendum Five to Net Commercial Lease although
Solstice obtained and had issued in favor of Lessor an irrevocable standby letter of credit in the amount of $850,000; 

 WHEREAS, pursuant to further negotiations, each party now wishes to enter into this Restated
Addendum Five to resolve their differences and to amend the Lease. 
 NOW THEREFORE, Lessor and Solstice agree that the Lease is amended as
follows: 
 1. Security Deposit. Paragraph 6 of the Lease (Security Deposits) shall be amended to add the following provisions: 

“6.1 Amount of Additional Security Deposit; Application. Upon execution of this Restated Addendum Five, Solstice shall deposit
with Lessor an additional cash deposit in the amount of $94,000.00 so that the total cash Security Deposit shall be $120,000.00 and concurrently Lessor shall release and return to Silicon Valley Bank the original Letter of Credit in the amount of
$850,000.00 and Solstice shall promptly thereafter cause to be issued by Silicon Valley Bank (“Issuer”) an unconditional, irrevocable letter of credit (the “Replacement LOC”) in the amount of $350,000 (“Initial Amount”)
with Lessor listed as beneficiary thereof. The Replacement LOC shall have a term equal to the term of the Lease or any extension thereof plus 30 days. The LOC shall be used solely as security for Solstice’s faithful performance of its
respective obligations under the Lease, this Restated Addendum Five and any other and further amendments thereto during the term of the Lease and any extension thereof. At any time that Solstice is in default of its obligation to pay rent or any
other monetary obligation under the Lease. Lessor shall have the right to draw upon the Replacement LOC the amount of money in default or as authorized by this Restated Addendum Five. Lessor’s request to Issuer shall be accompanied by a
certificate from the Lessor that certifies that the amount of the drawing represents an amount Lessor is entitled to receive from Solstice under the Lease or this Restated Addendum Five. If Lessor draws upon all or any portion of the Replacement
LOC, Solstice shall immediately restore the Replacement LOC to the Initial Amount. Solstice shall pay all costs, points, or fees incurred in connection with the issuance and maintenance of the Replacement LOC. If the term of the Replacement LOC
shall expire prior to 30 days following the expiration of the Lease term or 30 days after any extension thereof, Solstice shall deliver to Lessor, at least thirty (30) days prior to the expiration date of the Replacement LOC, a renewal of the
Replacement LOC or a further replacement LOC which satisfies the conditions set forth above. If Solstice fails to renew or replace the Replacement LOC at least thirty (30) days prior to its expiration, Lessor may draw down the entire amount of
the LOC in which event the amount so received by the Lessor shall be held by the Lessor as an additional Security Deposit pursuant to Section 6 of the Lease. 

2. Affirmation of Lease. Except as provided herein, the terms and conditions of the Lease remain unmodified and are affirmed, including
without limitation, the provisions of Paragraphs 12.A and 32 regarding removal of alterations and additions to the Premises. Notwithstanding anything to the contrary herein or in the Lease, Solstice agrees to accept the Premises in its current
“as-is” condition; provided, however that such acceptance shall not in any way effect, modify or decrease Lessor’s duties and responsibilities under the Lease. 

3. Financial Statements. Upon reasonable request by Lessor, and in any event not more frequently than quarterly, Solstice shall
promptly provide Lessor with its most recent updated financial statements and supplement said delivered statements with audited copies if such statements are audited. 

 4. Acknowledgement of Effectiveness of Assignment of Lease. Lessor hereby acknowledges and agrees
that the Lease was duly assigned to Solstice pursuant to the terms and conditions of the Assignment, which is in full force and effect and valid and binding on Lessor and Lessee in accordance with the terms thereof. 

5. Notice. The address to which notices shall be sent to Solstice under Paragraph 27 of the Lease shall be
                    . 
 6.
Miscellaneous. This Addendum shall be binding upon and inure to the benefit of the parties and their successors and assigns. This Addendum may be executed in one or more counterparts. Facsimile copies of this Addendum shall be treated the
same as “wet ink” originals to the maximum extent permitted by law. This Addendum shall be governed by the laws of the State of California. 

[THE REMAINDER OF THIS PAGE LEFT INTENTIONALLY BLANK] 

 IN WITNESS WHEREOF, the parties have executed this Addendum as of the date first set forth above.

  

							
		 		 	LESSOR:
			
	Dated: July     , 2005	 		 	JCN PARTNERS, 
		 		 	a California limited partnership
				
		 		 	By:	 	  

		 		 	Print Name:	 	  

		 		 	Title:	 	  

			
		 		 	SOLSTICE:

							
			
	Dated: July     , 2005	 		 	SOLSTICE NEUROSCIENCES, INC.,
		 		 	a Delaware corporation
				
		 		 	By:	 	 /s/ Shawn Patrick O’Brien

		 		 	Shawn Patrick O’Brien,
		 		 	President & Chief Executive Officer
				
		 		 	By:	 	 /s/ Mike Pagnotta

		 		 	Mike Pagnotta, Chief Financial Officer

 [Signature Page to Restated Addendum Five to Net Commercial Lease] 

 ADDENDUM SIX TO NET COMMERCIAL LEASE 

This Addendum Six to Net Commercial Lease, dated for reference purposes only, March 6, 2007, (“this Addendum Six”), is entered
into by and between JCN Partners, a California limited partnership (“Lessor”), successor in interest to John C. Nickel (“Nickel”), as lessor under that certain Net Commercial Lease, dated May 22, 1997, as modified by that
certain Addendum One to Net Commercial Lease, dated as of June 5, 1997, that certain Addendum Two to Net Commercial Lease, dated as of June 12, 1997, that certain Addendum Three to Net Commercial Lease dated as of July 10, 1997, that
certain Addendum Four to Net Commercial Lease dated as of May 27, 1999, and that certain Restated Addendum Five dated June 15, 2005 (collectively, “the Lease”), and Solstice Neurosciences, Inc., a Delaware corporation
(“Solstice”), successor in interest to Elan Pharmaceuticals, Inc., a Delaware corporation (“Elan”), successor in interest to Athena Neurosciences, Inc., a Delaware corporation (“Athena”) as Lessee under the Lease, and
is intended to amend and modify the Lease. Capitalized terms used in this Addendum and not otherwise defined herein have the meaning specified in the Lease. 

WHEREAS, Solstice has duly exercised the Option to extend the term of the Lease pursuant to Section 7 of the Lease by way of the notice
letter dated December 12, 2006; and 
 WHEREAS, the parties have reached agreement regarding the Base Monthly Rent to be charged during
the First Extension Period, 
 NOW THEREFORE, Lessor and Solstice agree as follows: 

1. The Base Monthly Rent shall be $37,581.05 per month from June 1, 2007, through and including May 1, 2008; $38,708.48 per month
from June 1, 2008 through and including May 1, 2009; $39,869.73 per month from June 1, 2009 through and including May 1, 2010; $41,065.82 per month from June 1, 2010 to and including May 1, 2011; and $42,297.79 per
month from June 1, 2011 to and including May 1, 2012. 
 2. Solstice shall commencing June 1, 2007, relinquish to Lessor
those 10 parking spaces shown on Exhibit 1 attached hereto and incorporated herein by this reference. There shall be no reduction in Base Monthly Rent or any other rent on account of the surrender of the 10 parking spaces. The 10 parking spaces
shall be returned to Solstice only if Solstice begins construction of additional office space within the Premises. Solstice shall notify Lessor that it has received all required permits for the construction of any such additional offices and specify
the date on which the construction of the offices will begin. Lessor will surrender and return to Solstice those parking spaces on the date specified in Solstice’s notice. If for any reason the offices are not completed or if the office space
construction is abandoned by Solstice, the parking spaces shall revert to Lessor. The failure to provide Lessor with evidence within a reasonable period of time after the commencement of construction that the construction has been completed and
approved by the City of South San Francisco will constitute notice that the construction of the offices has not been completed or has been abandoned. 

  
 Page 1 of 2 

 3. Except as provided herein, the terms and conditions of the Lease remain unmodified and are
affirmed. 
 Signature Page Follows 

IN WITNESS WHEREOF, the parties have executed this Addendum as of the date first set forth above. 

 

							
		 		 	LESSOR:
			
	Dated: April 20, 2007	 		 	 JCN Partners,
 a California limited
partnership

				
		 		 	By:	 	 /s/ John C. Nickel

		 		 	Print Name:	 	 John C. Nickel

		 		 	Title:	 	 General Partner

			
		 		 	SOLSTICE:
			
	Dated: April 18, 2007	 		 	 Solstice Neurosciences, Inc.,
 a
Delaware corporation

				
		 		 	By:	 	 /s/ Shawn Patrick O’Brien

		 		 	Print Name:	 	 Shawn Patrick O’Brien

		 		 	Title: 	 	 President and CEO

	 		 	  
 By:
	 	  
 /s/ Michael A. Pagnotta

	 		 	Print Name:	 	 Michael A. Pagnotta

	 		 	Title: 	 	 CFO

  
 Page 2 of 2 

 ADDENDUM SEVEN TO NET COMMERCIAL LEASE 

This Addendum Seven to Net Commercial Lease, dated March 29, 2012, for reference purposes only (this “Addendum Seven”), is
entered into by and between JCN Partners, a California limited partnership (“Lessor”) successor in interest to John C. Nickel (“Nickel”) as Lessor under that certain Net Commercial Lease, dated May 22, 1997, as modified by
that certain Addendum One to New Commercial Lease, dated as of June 5, 1997, that certain Addendum Two to Net Commercial Lease, dated as of June 12, 1997, that certain Addendum Three to Net Commercial Lease dated as of July 10, 1997,
that certain Addendum Four to Net Commercial Lease dated as of May 27, 1999, that certain Restated Addendum Five dated June 15, 2005, and that certain Addendum Six to Net Commercial Lease dated as of March 6, 2007 (collectively
referred to as the “Lease”) and Solstice Neurosciences, LLC, a Delaware limited liability company (“Solstice”), successor in interest to Solstice Neurosciences, Inc., a Delaware corporation, successor in interest to Elan
Pharmaceuticals, Inc., a Delaware corporation, who was successor in interest to Athena Neurosciences, Inc., a Delaware corporation as Lessee under the Lease, and is intended to amend and modify the Lease. Capitalized terms used in this Addendum
Seven and not otherwise defined shall have the meaning specified in the Lease. 
 WHEREAS, the parties have agreed that Solstice has duly
exercised the Option to extend the term of the Lease; and 
 WHEREAS, Lessor and Solstice, through their real estate brokers (Mike Davis of
Grubb & Ellis Company representing Solstice and Marshall Hydorn of Cassidy Turley representing Lessor) have reached an agreement regarding the Base Monthly Rent to be paid by Solstice to Lessor during the Option Term and have elected not to
pursue the arbitration provisions set forth in the Lease; 
 NOW, THEREFORE, the parties agree as follows: 

1. The Base Monthly Rent shall be as follows: 

From June 1, 2012 to and including May 1, 2013 - $30,064.84 

From June 1, 2013 to and including May 1, 2014 - $30,966.79 

From June 1, 2014 to and including May 1, 2015 - $31,895.79 

From June 1, 2015 to and including May 1, 2016 - $32,852.66 

From June 1, 2016 to and including May 1, 2017 - $33,838.24 

2. The parties acknowledge and agree that Solstice has no further right to extend the Lease Term beyond May 31, 2017. 

  
 Page 1 of 2 

 3. Except as provided herein, the terms and conditions of the Lease remain unmodified and are
affirmed. 
  

											
	Dated:	 	 June 29, ‘12
	 		 	LESSOR:
				
		 		 		 	 JCN Partners,
 A California limited
partnership

						
		 		 		 		 	By:	 	 /s/ John C. Nickel

		 		 		 		 		 	John C. Nickel, General Partner
				
	Dated:	 	June 19, 2012	 		 	LESSEE:
				
		 		 		 	 Solstice Neurosciences, LLC,
 A
Delaware limited liability company

						
		 		 		 		 	By:	 	 /s/ P. Breckinridge Jones

		 		 		 		 		 	P. Breckinridge Jones, Chief Executive Officer
						
		 		 		 		 	By:	 	 /s/ H. Lee Warren

		 		 		 		 		 	H. Lee Warren, Chief Operating Officer

  
 Page 2 of 2 

 EXECUTION COPY 

EXHIBIT C 
 [See Attached
Summary of Operating Expenses] 

  
 - 28 - 

 Solstice Proposed Pass-Through % of Eccles Operating Expenses to Audentes 

 

					
	 Total Building Sq ft
	  	 	39,559	  
	 Total Lease to Audentes
	  	 	21,960	  
	 Total Audentes % for CAM
	  	 	55.5	% 

  

											
	 Description
	  	 Type
	  	% Allocation to
Audentes	 	 	2014 Total for
Reference Only	 
	 Property Taxes
	  	CAM Invoiced to Solstice by JCN	  	 	55.5	% 	 	$	60,974	  
	 Property Insur Alloc
	  	CAM Invoiced to Solstice by JCN	  	 	55.5	% 	 	$	4,437	  
	 CAM Expenses *
	  	CAM Invoiced to Solstice by JCN	  	 	55.5	% 	 	$	21,245	  
	 Earthquake Insurance
	  	Paid Directly by Solstice	  	 	100	% 	 	$	60,000	  
	 ADT Security **
	  	Paid Directly by Solstice	  	 	100	% 	 	$	13,596	  
	 Terminix **
	  	Paid Directly by Solstice	  	 	100	% 	 	$	1,353	  
	 PG&E
	  	Paid Directly by Solstice	  	 	100	% 	 	$	239,905	  
		  		  				 	  
	  
	 
	 Totals
	  		  				 	$	401,510	  
		  		  				 	  
	  
	 

  

	*	Refer to Section 1E of master lease for description of Common Area Maintenance and Repair Costs. 

	**	If Solstice can cancel contract, we would prefer Audentes enter into their own contract. Will confirm Tuesday. 

 EXECUTION COPY 

EXHIBIT D 
 [See Attached
form of Bill of Sale] 

  
 - 29 - 

 Execution Copy 

BILL OF SALE 
 This Bill
of Sale (this “Bill of Sale”) dated as of July 30, 2015, from Solstice Neurosciences, LLC, a Delaware limited liability company (“Solstice”), to Audentes Therapeutics, Inc., a Delaware corporation
(“Audentes”), is being delivered pursuant to that certain Sublease dated July 30, 2015, between Solstice and Audentes (the “Sublease Agreement”). Capitalized terms used in this Bill of Sale but not defined
herein shall have the meanings assigned to them in the Sublease Agreement. 
 1. In consideration of the covenants, agreements, terms and
provisions contained in the Sublease Agreement and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Solstice does hereby grant, sell, assign, convey, transfer and deliver to Audentes and its
successors and assigns, free and clear of all claims, charges, liens, contracts, rights, options, security interests, mortgages, encumbrances and restrictions whatsoever, except for those existing under the Sublease Agreement and the Prime Lease,
all of Solstice’s right, title, and interest in and to all of the manufacturing equipment owned by Solstice and located at the Subleased Premises, which approximately consists of the assets set forth on Exhibit A attached hereto (the
“Transferred Assets”). 
 2. Solstice warrants to Audentes that Solstice has good and marketable title to the Transferred
Assets and the unqualified right to sell, assign, transfer, convey, and deliver the Transferred Assets to Audentes. 
 3. The
representations, warranties, and covenants of Audentes and Solstice contained in the Sublease Agreement are incorporated into this document by reference. Any conflict between the terms of this Bill of Sale and the Sublease Agreement are to be
resolved in favor of the terms of the Sublease Agreement. 
 4. Solstice will execute and deliver any further instruments of sale,
conveyance, transfer, and assignment and take any other actions reasonably requested by Audentes in order to more effectively sell, assign, transfer, and convey to and vest in Audentes all of Solstice’s right, title, and interest in and to the
Transferred Assets as specified in the Sublease Agreement. 
 [Signature page follows] 

 IN WITNESS WHEREOF, Solstice has caused this Bill of Sale to be executed and delivered by its
duly authorized agent on the date first set forth above. 
  

			
	SOLSTICE NEUROSCIENCES, LLC
		
	By:	 	/s/ P.B. Jones
		 	  

		
	Name:	 	 P.B. Jones

		
	Title: 	 	 CEO

 Acknowledged and Agreed: 
  

			
	 AUDENTES THERAPEUTICS, INC.

		
	By:	 	/s/ Matthew Patterson
		 	  

		
	Name:	 	 Matthew Patterson

		
	Title: 	 	 President and CEO

 EXHIBIT A 

(See Attached Asset Listing) 

 Equipment List 

 

															
	 Smart Name
	  	 Equipment
	  	 Equipment
Description
	  	 Location(Room#)
	  	 Manufacturer
	  	 Model Number
	  	 Serial Number

	AUT	  	1002	  	Autoclave	  	Finn Aqua GMP Sterilizer	  	Room 145	  	Finn-Aqua Oy	  	669-C-GMP-ABS5	  	38414
	AUT	  	1301	  	Autoclave	  	BioWaste Decontamination Unit	  	Waste Decontamination/Waste Collection	  	Getinge	  	6912	  	82542-01-02
	AUT	  	1502	  	Autoclave	  	Autoclave, HiVac Sterilizer	  	Testing Facility	  	Getinge	  	6912	  	N/A
	AUT	  	1605	  	Autoclave	  	Hi-Vac Effluent Sterilizer	  	QC Lab, Room #134	  	Getinge	  	6912 AR1	  	30657
	AUT	  	1703	  	Autoclave	  	Hi-Vac Effluent Sterilizer	  	Development Lab, Room #161/ Mechanical Room Access, Rm#163	  	Getinge	  	6912	  	30660
	BAS	  	0000	  	BAS	  	Building Automation System	  	NBF	  	Yamas	  	N/A	  	N/A
	BZH	  	1601	  	Bio Safety Cabinet	  	Steril Guard II Bio Safety Cabinet	  	Room 134, QC Lab	  	Baker	  	SGII-600	  	60653
	BZH	  	1602	  	Bio Safety Cabinet	  	Steril Guard II Bio Safety Cabinet	  	Room 134, QC Lab	  	Baker	  	SGII-600	  	60662
	BZH	  	1701	  	Bio Safety Cabinet	  	Steril Guard II Bio Safety Cabinet	  	Room 161, Development Lab	  	Baker	  	SGII-600	  	60631
	BZH	  	204	  	Bio Safety Cabinet	  	Steril Guard II Bio Safety Cabinet, 115V, 60Hz, 15.9 Amps	  	Room 159, Fermentation Prep.	  	Baker	  	SGII-600	  	60656
	BZH	  	502	  	Bio Safety Cabinet	  	Steril Guard II Bio Safety Cabinet	  	Room 160, Fermentation Room	  	Baker	  	SGII-600	  	60646
	BZH	  	604	  	Bio Safety Cabinet	  	Steril Guard II Bio Safety Cabinet	  	Room 154, Recovery	  	Baker	  	SGII-600	  	60654
	BZH	  	701	  	Bio Safety Cabinet	  	Steril Guard II Bio Safety Cabinet	  	Room 148, Purification	  	Baker	  	SGII-600	  	60628
	BZH	  	801	  	Bio Safety Cabinet	  	Steril Guard II Bio Safety Cabinet	  	Room 150, Bulk Dilution	  	Baker	  	SGII-600	  	60641
	BZH	  	902	  	Bio Safety Cabinet	  	Steril Guard II Bio Safety Cabinet	  	139	  	Baker	  	SGll-400	  	60645
	CGW	  	1501	  	Cage Washer	  	Steam Heated with acid detergent system.	  	103	  	Basil	  	3500	  	N/A 
	CWTS	  	CHTS	  	Cooling Water Chemical Treatment	  	Chemical Treatment Subsystem	  	163	  	N/A	  	N/A	  	N/A
	CWTS	  	CTRS	  		  	(See Manual for Components)	  	163	  	Baltimore Air Coil	  	VT0	  	N/A
	CWTS	  	CWRS	  	Chilled Water System	  	Piping and Components for Return of Water for heat removal.	  	Rms 145 & 160, Mezzanine Level, Mech Rm 163	  	N/A	  	N/A	  	N/A
	CWTS	  	CWSS	  	Chilled Water System	  	Chilled Water Supply Piping and Components	  	Delivery to Rm 160 Fermenter Room, Rm 145 Mechanincal Access Rm (AUT-1002)	  	N/A	  	N/A	  	N/A
	CWTS	  	0000	  	Chilled Water System	  	Cooling Tower, Chiller, Chemical Treatment, Supply & Return Piping	  	Rm 163 Mechanical Rm, Rm 169 Chiller Room, Mezzanine Level, Delivery to Rms. 160 & 145	  	Trane	  	***	  	***
	DIW	  	1401	  	Puridied Water System	  	DIW System incorporating RO system and UV filter.	  	Mechanical Room #163	  	Therma	  	N/A	  	N/A
	EME	  	16	  	Emergency Generator	  	Emergency Generator, Transfer Switch, Panels HE-1, LE-1, & MCC-2; Load Bank	  	Outside facility, Electrical Room, and MCC Room	  	Petersen Electric Inc.	  	Gen Set CD 150	  	n/a
	FRX	  	401	  	Fermentor	  	30L Fermentor	  	Room 160	  	B. Braun Biotech, Inc.	  	D-30	  	B45-D30
	FZ	  	102	  	Freezer	  	Refrigerant Charge R-502,120 psi, Range 0 to -40C, 115V, 60Hz, Single Phase, 6.75 amps full load	  	Waste Egress Room #112	  	Environmental Equipment	  	C40-7	  	9596551
	FZ	  	202	  	Freezer	  	Undercounter, 5.4 cu ft, 8.0 amps	  	Room 159	  	Revco	  	ULT430A19	  	R17S-128571-RS

  
 Page 1 of 4 

 Equipment List 

 

															
	 Smart Name
	  	 Equipment
	  	 Equipment
Description
	  	 Location(Room#)
	  	 Manufacturer
	  	 Model Number
	  	 Serial Number

	FZ	  	262	  	Freezer	  	-80 deg C, 115V, 16 amp, 1phase 60Hz, -50 deg Cto -86 deg C	  	Room 159	  	Revco	  	ULT 1386-9-A34	  	N17L-513435-NL
	FZ	  	690	  	Freezer	  	115v, 11.2amps, 1phase 60Hz, single stage system, -40C	  	Rm. 162 Development Lab Airlock	  	Revco	  	ULT2540-7-A14	  	R27H-379588-SH
	FZ	  	7092	  	Freezer	  	115V, 12 amp, 1 phase 60Hz, 0 deg Cto -40 deg C	  	Room 165	  	Revco	  	ULT2540-9-A37	  	N11P-275603-NP
	FZ	  	910	  	Freezer	  	Dual Cascade System 115V, 15amp, 1phase 60Hz, -60 to-86 C	  	Corridor #118	  	Revco	  	ULT 2586-7-A14	  	V11H-395703VH
	FZ	  	950	  	Freezer	  	Undercounter, 5.4 cu ft, 8.0 amps	  	Corridor #118	  	Revco	  	UFP530A12	  	U31H-394060-VH
	FZ	  	964	  	Freezer	  	115V, 12 amp, 1phase 60Hz, 0 deg Cto -40 deg C	  	Room 161	  	Revco	  	ULT 750-9-A31	  	X10L-551027-X7
	FZ	  	965	  	Freezer	  	-80 deg C, 115V, 16 amp, 1phase 60Hz, -50 deg Cto -86 deg C	  	Room 161	  	Revco	  	ULT 1386-9-A35	  	X12L-551392-XL
	HHW	  	HBLR	  	Heating Hot Water Boiler	  	115V, 60Hz, 1phase, <12amps, Max 160 psi, 240F	  	Boiler Room #168	  	Teledyne Laars	  	PH 1825 I N 09 A C LW	  	C97106756
	HHW	  		  	Heating Hot Water Boiler	  	Hot water supply for AHU heating coils	  	Boiler Room #168, Mechanical Room #163, Mezzanine Catwalk	  	N/A	  	n/a	  	n/a
	HPSS	  	FWS	  	Plant Steam Feedwater System	  	316L, 70 Gallon, Modified for Chemical Treatments	  	Feedwater Skid	  	Quick Tanks	  	N/A	  	N/A
	HPSS	  	WS	  	Feedwater Chemical Treatment	  	Feedwater Pretreatment	  	Water softener Feedwater Pretreatment	  	Heat Transfer Equipment	  	N/A	  	N/A
	HPSS	  	0000	  	Steam Boilers (6ea)	  	High Pressure Steam System	  	Mechanical Room #163, Mezzanine Level	  	Heat Transfer Equipment	  	N/A	  	N/A
	HVAC	  	AHU1	  	HVAC Unit	  	Air Handling System	  	Mechanical Room	  	Air Enterprises	  	Size #10	  	n/a
	HVAC	  	AHU2	  	HVAC Unit	  	Air Handling System	  	Mechanical Room	  	Air Enterprises	  	N/A	  	N/A
	HVAC	  	AHU3	  	HVAC Unit	  	Air Handling System	  	Mechanical Room# 163	  	York	  	AP170	  	CKFM021147
	HVAC	  	AHU4	  	HVAC Unit	  	Air Handling System	  	Mechanical Room #163	  	Therma	  	N/A	  	N/A
	ICA	  	0000	  	Air Compressor	  	Instrument and Process compressed air	  	Mechanical Room #163	  	Therma	  	N/A	  	N/A
	INC	  	1003	  	Incubator	  	Mechanical Convection, 5.5 cubic feet, microprocessor controlled	  	Media/ Buffer Prep Room #144	  	Precision Scientific	  	6DM	  	697091382
	INC	  	1605	  	Incubator	  	Microprocessor Controlled, 10 cubic ft, 120V	  	QC Lab Room #134	  	Precision Scientific	  	6LM	  	697090602
	INC	  	1606	  	Incubator	  	Low Temperature Incubator	  	QC Lab, Room #134	  	Precision Scientific	  	815	  	2077090421522
	INC	  	1607	  	Incubator	  	Mechanical Convection, 5.5 cubic feet, microprocessor controlled	  	QC Lab, Room #134	  	Precision Scientific	  	6DM	  	Not Locatable
	INC	  	1608	  	Incubator	  	Automatic CO2 Incubator, 5.4 cu ft, 115V	  	QC Lab, Room #134	  	Precision Scientific	  	5425-0	  	N/A
	INC	  	1650	  	Incubator	  	Napco Water Jacketed CO2 Incubator, 5.4 cu.ft, 115V, 50/60Hz, 4.5 Amp	  	Sample Lab, Room #139	  	Precision Scientific	  	6101F-0	  	398010080
	INC	  	203	  	Incubator	  	Sanyo Incubator	  	Fermentation Prep Room #159	  	Sanyo	  	MIR-262	  	61220369

  
 Page 2 of 4 

 Equipment List 

 

															
	 Smart Name
	  	 Equipment
	  	 Equipment
Description
	  	 Location(Room#)
	  	 Manufacturer
	  	 Model Number
	  	 Serial Number

	INC	  	7093	  	Incubator	  	Range: -10 to 70 degC. 10 to 96% RH	  	Room 165	  	Environmental Specialties	  	ES2000CDM	  	0412212363
	INC	  	7094	  	Incubator	  	Range: -10 to 70 degC. 10 to 96% RH	  	Room 165	  	Environmental Specialties	  	ES2000CDM	  	0412212362
	INC	  	960	  	Incubator	  	115 V, 4.5 Amp, 1.95 cu ft	  	Rm. 161	  	VWR Scientific	  	1525	  	0801598
	IWC	  	ICWP	  	Industrial Water	  	Industrial Cold Water Piping Subsystem	  	Mezzanine Level & Mechanical Room.	  	N/A	  	n/a	  	n/a
	IWC	  	OPSS	  	Industrial Water	  	Pressurization of city water utility feed	  	Outside of facility inside back-up generator fencing	  	N/A	  	n/a	  	n/a
	IWC	  		  	Industrial Water	  	Water supply to industrial systems.	  	Outside pumping, Mezzanine & Mechanical Room supply piping.	  	N/A	  	n/a	  	n/a
	NITR	  	0000	  	Nitrogen System	  	316 L-welded 1/2” distribution line	  	RM 163, Catwalk to RM 160	  	 Therma
 (Contractor/Fabricator)
	  	N/A	  	N/A
	POW	  	CPOW	  	Potable Water	  	Cold Potable Water Subsystem	  	Neurobloc Facility	  	n/a	  	n/a	  	n/a
	POW	  	EWSS	  	Potable Water	  	Emergency Eyewash and Shower Stations	  	5 Stations, Mechanical Room #163, Corridors #155, #152, #136, and Testing Facility	  	Haws	  	N/A	  	N/A
	POW	  		  	Potable Water	  	Potable Water System	  	Neurobloc Facility	  	n/a	  	n/a	  	n/a
	PRSS	  	SDP	  	Sewer System	  	Sewer Drainage Piping	  	Neurobloc Facility	  	n/a	  	n/a	  	n/a
	PRSS	  	SPS	  	Sewer System	  	Sump Pump Subsystem	  	Mechanical Room #163	  	n/a	  	n/a	  	n/a
	PRSS	  		  	Sewer System	  	Process Sewer System	  	Eccles Facility	  	n/a	  	n/a	  	n/a
	RF	  	101	  	Refrigerator	  	Undercounter, Bloodbank Refrigerator, 5.4 cu ft, 5.0 amps. 115 V. 60 Hz. Single phase. Single stage.	  	Room #161	  	Revco	  	REB404A19	  	R26R-122968-SR
	RF	  	1103	  	Refrigerator	  	115V 19 Amp 1phase 60 Hz 4 Deg. Cel. Reach in Ref. 51 cubic feet	  	Rm 132	  	VWR Scientific	  	VCR449A20	  	X23K-502119-YK
	RF	  	1104	  	Refrigerator	  	115V 13.4 Amp 1phase 60 Hz 4 Deg. Cel. Reach in Ref. 23.3 cubic feet	  	Rm 132	  	VWR Scientific	  	REC2304A20	  	X09L-550S46-XL
	RF	  	1105	  	Refrigerator	  	Laboratory Refrigerator 2-8 C	  	Eccles Rm 107	  	Revco	  	REC 3004A20	  	S06M-580884-SM
	RF	  	1609A	  	Refrigerator	  	115V 14.5amp 1phase 60 Hz 4C reach in Ref.	  	QC Lab Rm. #134	  	Revco	  	VCR449 A14	  	T24H-388370-UH
	RF	  	302	  	Refrigerator	  	Undercounter, Bloodbank Refrigerator, 5.4 cu ft, 5.0 amps. 115 V. 60 Hz. Single phase. Single stage.	  	Room #160	  	Revco	  	REB404A20	  	0114983501100824
	RF	  	602	  	Refrigerator	  	Undercounter, Bloodbank Refrigerator, 5.4 cu ft, 5.0 amps. 115 V. 60 Hz. Single phase. Single stage.	  	Room #154	  	Revco	  	REB404A19	  	R18R-122855-RR

  
 Page 3 of 4 

 Equipment List 

 

															
	 Smart Name
	  	 Equipment
	  	 Equipment
Description
	  	 Location(Room#)
	  	 Manufacturer
	  	 Model Number
	  	 Serial Number

	RF	  	704	  	Refrigerator	  	Undercounter, Bloodbank Refrigerator, 5.4 cu ft, 5.0 amps. 115 V. 60 Hz. Single phase. Single stage.	  	Room #148	  	Revco	  	REB404A19	  	R26R-122967-SR
	RF	  	7100	  	Refrigerator	  	208V 3 phase. Cold Storage Room (2 to 8 degC)	  	Room 165	  	Climate Controls	  	435	  	n/A
	RF	  	802	  	Refrigerator	  	20 cubic ft, 115V, 60Hz, Refrigerant: R134A - amt:7oz	  	NBF RM 148	  	Continental	  	SIR-SSGDHD	  	A97J7517
	RF	  	802A	  	Refrigerator	  	115V 14.5amp 1phase 60 Hz 4C reach in Ref., 49 cubic ft.	  	Bulk Fill Rm. #150	  	Revco	  	REB-5004A14	  	P04H-371652PH
	RF	  	901	  	Refrigerator	  	Revco Refrigerator	  	NBF RM 139	  	Revco	  	MR25SS-SAEE-TS	  	0121571401130517
	RF	  	920	  	Refrigerator	  	115V 14.5 Amp 1 phase 60 Hz 4 Deg. Cel. Reach in Ref.	  	Corridor 118	  	VWR Scientific	  	VCR449A14	  	X22H-406409-YH
	RF	  	990	  	Refrigerator	  	Laboratory Refrigerator 2-8 C	  	NBF Corridor 118	  	Revco	  	REC 2304A18	  	P16J-426811-PJ
	SCHS	  	CSG	  	Clean Steam Generator	  	P2000 Series	  	Room 145	  	Mueller	  	MES-630-5	  	198560
	N/A	  		  	Lab Clean Water System	  	Milli-Q Water System	  	134	  	Millipore	  	Elix 3 and Gradient A-10	  	F8CM75917D
	N/A	  		  	Lab Clean Water System	  	Milli Q Water System	  	107	  	Millipore	  	ELIX-5	  	N/A
	OV	  	6923	  	Oven	  	Gravity Convection Oven	  	107	  	Thermo	  	G01350-A-1	  	R26R-507329-SR

  
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