Document:

EX-10.21

 Exhibit 10.21 

LEASE 
 by and between 

BMR-500 FAIRVIEW AVENUE LLC, 

a Delaware limited liability company, 

as Landlord, 
 and 

LYELL IMMUNOPHARMA, INC., 
 a
Delaware corporation, 
 as Tenant 

 Table of Contents 

 

							
	 1.
	 	Lease of Premises	  	 	1	 
			
	 2.
	 	Basic Lease Provisions	  	 	2	 
			
	 3.
	 	Term	  	 	5	 
			
	 4.
	 	Possession and Commencement Date	  	 	5	 
			
	 5.
	 	Condition of Premises	  	 	9	 
			
	 6.
	 	Rentable Area	  	 	10	 
			
	 7.
	 	Rent	  	 	10	 
			
	 8.
	 	Abatement	  	 	11	 
			
	 9.
	 	Operating Expenses	  	 	11	 
			
	 10.
	 	Taxes on Tenant’s Property	  	 	17	 
			
	 11.
	 	Security Deposit	  	 	17	 
			
	 12.
	 	Use	  	 	22	 
			
	 13.
	 	Rules and Regulations, CC&Rs, Parking Facilities and Common Area	  	 	24	 
			
	 14.
	 	Project Control by Landlord	  	 	25	 
			
	 15.
	 	Quiet Enjoyment	  	 	26	 
			
	 16.
	 	Utilities and Services	  	 	26	 
			
	 17.
	 	Alterations	  	 	30	 
			
	 18.
	 	Repairs and Maintenance	  	 	33	 
			
	 19.
	 	Liens	  	 	34	 
			
	 20.
	 	Estoppel Certificate	  	 	35	 
			
	 21.
	 	Hazardous Materials	  	 	35	 
			
	 22.
	 	Odors and Exhaust	  	 	39	 
			
	 23.
	 	Insurance	  	 	40	 
			
	 24.
	 	Damage or Destruction	  	 	44	 
			
	 25.
	 	Eminent Domain	  	 	47	 
			
	 26.
	 	Surrender	  	 	48	 
			
	 27.
	 	Holding Over	  	 	49	 
			
	 28.
	 	Indemnification and Exculpation	  	 	49	 
			
	 29.
	 	Assignment or Subletting	  	 	51	 
			
	 30.
	 	Subordination and Attornment	  	 	55	 
			
	 31.
	 	Defaults and Remedies	  	 	56	 

  
 i 

							
	 32.
	 	 Bankruptcy
	  	 	62	 
			
	 33.
	 	 Brokers
	  	 	62	 
			
	 34.
	 	 Definition of Landlord
	  	 	63	 
			
	 35.
	 	 Limitation of Landlord’s Liability
	  	 	63	 
			
	 36.
	 	 Intentionally Omitted
	  	 	64	 
			
	 37.
	 	 Representations
	  	 	64	 
			
	 38.
	 	 Confidentiality
	  	 	65	 
			
	 39.
	 	 Notices
	  	 	65	 
			
	 40.
	 	 Miscellaneous
	  	 	66	 
			
	 41.
	 	 Options to Extend Term
	  	 	70	 

  

  
 ii 

 LEASE 

THIS LEASE (this “Lease”) is entered into as of this 27th day of November, 2018 (the “Execution Date”), by
and between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company, as landlord (“Landlord”), and LYELL IMMUNOPHARMA, INC., a Delaware corporation, as tenant
(“Tenant”). 
 RECITALS 

A.    WHEREAS, Landlord leases certain real property described on Exhibit
A-1 attached hereto (together with adjacent real property owned or leased by Landlord, the “Property”) located at 500 Fairview Avenue North, Seattle, Washington 98109, including the
building located thereon (the “Building”); and 
 B.    WHEREAS, Landlord wishes to lease to Tenant,
and Tenant desires to lease from Landlord, (i) approximately 13,976 rentable square feet of space located on the second (2nd) floor of the Building (the “Second Floor Premises”); and (ii) approximately 19,856 rentable
square feet of space located on the fifth (5th) floor of the Building (the “Fifth Floor Premises”, and together with the Second Floor Premises, collectively, the “Premises”), pursuant to the terms and conditions of
this Lease, as detailed below. 
 AGREEMENT 

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 
 1.    Lease of
Premises. 
 1.1.    Effective on the Term Commencement Date (as defined below), Landlord hereby leases to Tenant, and
Tenant hereby leases from Landlord, the Premises, as shown on Exhibit A attached hereto, for use by Tenant in accordance with the Permitted Use (as defined below) and no other uses. The Property and all landscaping, parking facilities,
private drives and other improvements and appurtenances related thereto, including the Building and that certain adjacent building owned or leased by Landlord located at 530 Fairview Avenue North, Seattle, Washington, are hereinafter collectively
referred to as the “Project.” All portions of the Building that are for the non-exclusive use of the tenants of the Building only, and not the tenants of the Project generally, such as service
corridors, stairways, elevators, public restrooms and public lobbies (all to the extent located in the Building), are hereinafter referred to as “Building Common Area.” All portions of the Project that are for the non-exclusive use of tenants of the Project generally, including driveways, sidewalks, parking areas, landscaped areas, and service corridors, stairways, elevators, public restrooms and public lobbies, are
hereinafter referred to as “Project Common Area.” The Building Common Area and Project Common Area are collectively referred to herein as “Common Area.” 

 

 2.    Basic Lease Provisions. For convenience of the parties, certain basic
provisions of this Lease are set forth herein. The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in light of such remaining terms and conditions. 

2.1.    This Lease shall take effect upon the Execution Date and, except as specifically otherwise provided within this
Lease, each of the provisions hereof shall be binding upon and inure to the benefit of Landlord and Tenant from the date of execution and delivery hereof by all parties hereto. 

2.2.    In the definitions below, each current Rentable Area (as defined below) is expressed in square feet. Rentable Area
and “Tenant’s Pro Rata Share” are both subject to adjustment as provided in this Lease. 
  

			
	 Definition or Provision
	  	
Means the Following (As of the Term
Commencement)

	 Approximate Rentable Area of the Premises
	  	33,832 rentable square feet
	 Approximate Rentable Area of the Building
	  	123,838 rentable square feet
	 Approximate Rentable Area of the Project
	  	223,293 rentable square feet
	 Tenant’s Pro Rata Share of the Building
	  	27.32%
	 Tenant’s Pro Rata Share of the Project
	  	15.15%

  
 2 

 2.3.    Monthly and annual installments of Base Rent for the Premises
(“Base Rent”) as of the Rent Commencement Date (as defined below) for the Initial Term (as defined below) shall be as follows: 
  

																	
	 Dates
	  	Square Feet
of Rentable
Area	 	  	Base Rent per Square
Foot of Rentable Area	 	  	Monthly
Base Rent	 	  	Annual Base
Rent	 
	 Term Commencement Date - Month 121
	  	 	33,832	 	  	$	58.00 annually	 	  	$	163,521.33	 	  	$	1,962,256.00	 
	 Months 13 - 24
	  	 	33,832	 	  	$	59.74 annually	 	  	$	168,426.97	 	  	$	2,021,123.68	 
	 Months 25 - 36
	  	 	33,832	 	  	$	61.53 annually	 	  	$	173,473.58	 	  	$	2,081,682.96	 
	 Months 37 - 48
	  	 	33,832	 	  	$	63.38 annually	 	  	$	178,689.35	 	  	$	2,144,272.16	 
	 Months 49 - 60
	  	 	33,832	 	  	$	65.28 annually	 	  	$	184,046.08	 	  	$	2,208,552.96	 
	 Months 61 - 72
	  	 	33,832	 	  	$	67.24 annually	 	  	$	189,571.97	 	  	$	2,274,863.68	 
	 Months 73 - 84
	  	 	33,832	 	  	$	69.26 annually	 	  	$	195,267.03	 	  	$	2,343,204.32	 
	 Months 85 - 96
	  	 	33,832	 	  	$	71.34 annually	 	  	$	201,131.24	 	  	$	2,413,574.88	 
	 Months 97 - 108
	  	 	33,832	 	  	$	73.48 annually	 	  	$	207,164.61	 	  	$	2,485,975.36	 
	 Months 109 - 120
	  	 	33,832	 	  	$	75.68 annually	 	  	$	213,367.15	 	  	$	2,560,405.76	 

  

	1 	 Subject to the Abatement Amount credited to Tenant during the Abatement Period as set forth in, and subject to,
Section 8 hereof. 

 2.4.    Initial Term: 10 years 

2.5.    Term Commencement Date: January 1, 2019 

2.6.    Term Expiration Date: December 31, 2028 

2.7.    Security Deposit: $490,563.99, subject to increase in accordance with the terms hereof 

2.8.    Permitted Use: Office, research and development, and laboratory use (including designing, generating, producing
and analyzing immunopharma tests and results, and conducting engineering/manufacturing of patient cells, but specifically excluding any tests or trials that require patients to be on-site at the Premises) in
conformity with all federal, state, municipal and local laws, codes, ordinances, rules and regulations of Governmental Authorities (as defined below), or other regulatory committees, agencies or governing bodies having jurisdiction over the
Premises, the Building, the Property, the Project, Landlord or Tenant, including both statutory and common law and hazardous waste rules and regulations (“Applicable Laws”) 

 

					
	2.9.	 	Address for Rent Payment:	 	
			
		 		 	 BMR- 500 FAIRVIEW AVENUE LLC

Attention Entity 251
 P.O. Box 511387

Los Angeles, California 90051-7942

  
 3 

					
			
	2.10.	 	Address for Notices to Landlord:	 	
			
		 		 	 BMR-500 FAIRVIEW AVENUE LLC

17190 Bernardo Center Drive
 San Diego, California 92128

Attn: Legal Department

			
	2.11.	 	Address for Notices to Tenant:	 	
			
		 		 	 LYELL IMMUNOPHARMA, INC.
 883 Robb
Road
 Palo Alto, CA 94306
 Attn: Akira Matsuno, CFO &
Head of Corporate Development
  
 With required copy to:

 
 LYELL IMMUNOPHARMA, INC.

500 Fairview Avenue North, Suite 5000
 Seattle, WA 98109

Attn: Akira Matsuno, CFO & Head of Corporate Development
  

With required copy to:
  

Cairncross & Hempelmann
 524 Second Ave, Suite 500

Seattle, WA 98104
 Attn: Ryan McFarland

			
	2.12.	 	Address for Invoices to Tenant:	 	
			
		 		 	 LYELL IMMUNOPHARMA, INC.
 883 Robb
Road
 Palo Alto, CA 94306
 Attn: Akira Matsuno, CFO &
Head of Corporate Development
  
 With required copy to:

 
 LYELL IMMUNOPHARMA, INC.

500 Fairview Avenue North, Suite 5000
 Seattle, WA 98109

Attn: Akira Matsuno, CFO & Head of Corporate Development

  
 4 

 2.13.    The following Exhibits are attached hereto and incorporated
herein by reference: 
  

			
	Exhibit A	 	 Premises

	Exhibit A-1	 	 Property

	Exhibit B	 	 Work Letter

	Exhibit B-l	 	 Tenant Work Insurance Schedule

	Exhibit C	 	 Form of Additional TI Allowance Acceptance Letter

	Exhibit D	 	 Form of Letter of Credit

	Exhibit E	 	 Rules and Regulations

	Exhibit F	 	 Tenant’s Personal Property

	Exhibit G	 	 Form of Estoppel Certificate

	Exhibit H	 	 Tenant Standby Generator Location

	Exhibit I	 	 Tenant Air Handler Location

 3.    Term. The actual term of this Lease (as the same may be extended pursuant to Article
42 hereof, and as the same may be earlier terminated in accordance with this Lease, the “Term”) shall commence on the Term Commencement Date and end on the Term Expiration Date that is One Hundred Twenty Months (120) months
after the Term Commencement Date, subject to extension or earlier termination of this Lease as provided herein. 
 4.    Possession
and Commencement Date. 
 4.1.    Landlord shall use diligent, commercially reasonable, efforts to tender possession
of the Premises to Tenant on the Term Commencement Date, with the work in the Fifth Floor Premises (the “Fifth Floor Tenant Improvements”) to be performed by Landlord as described in Section 2 of the Work
Letter attached hereto as Exhibit B (the “Work Letter”) Substantially Complete (as defined in the Work Letter). Tenant agrees that in the event such work is not Substantially Complete on or before the Term Commencement Date
for any reason other than a default by Landlord beyond applicable notice and cure periods under this Lease, then (a) this Lease shall not be void or voidable, (b) Landlord shall not be liable to Tenant for any loss or damage resulting
therefrom, (c) neither the Term Commencement Date nor the Term Expiration Date shall be extended, and (d) Tenant shall be responsible for the payment of Base Rent, subject to the monthly Base Rent abatement during the Abatement Period set
forth in Section 8, and payment of Additional Rent (as defined below), in each case notwithstanding such delay, in accordance with the terms hereof. Tenant’s Authorized Representative shall be allowed to attend construction meetings
and to monitor the progress of Landlord’s work prior to delivery of the Premises and Landlord shall reasonably update and cooperate with Tenant (at no material cost to Landlord) so Tenant can plan for any likely delivery delay. Landlord shall
cause the Fifth Floor Tenant Improvements to be constructed in the Premises pursuant to the Work Letter at a total maximum cost to Tenant of Two Million Four Hundred Thousand and 00/100 Dollars ($2,400,000.00) (such amount, the “Fifth Floor
Tenant Contribution”), provided that Tenant shall also be liable and responsible for any increased cost over and above the aggregate budgeted cost to construct the Fifth Floor Tenant Improvements of Five Million Nine Hundred Three Thousand
Eight Hundred Sixty-Two and 00/100 Dollars ($5,903,862.00) (the “Fifth Floor Budgeted TI Cost”) (which Fifth Floor Budgeted TI Cost includes, and is not in addition to, the Fifth Floor Tenant
Contribution), to the extent that any such increased cost arises from either (i) a Fifth 

  
 5 

 
Floor TI Change (as defined in the Work Letter) requested by Tenant and approved by Landlord in accordance with Section 2.2 of the Work Letter, or (ii) an act or
omission of Tenant or any of Tenant’s construction manager, contractors, subcontractors or agents that constitutes negligence or willful misconduct or a breach of the Lease (such increased cost, a “Fifth Floor Tenant Increase
Amount”). Tenant shall pay, by wire transfer of immediately available funds to Landlord, the Fifth Floor Tenant Contribution within five (5) business days after the Execution Date (the “Tenant Contribution Deadline”);
provided, however, if Tenant requests that Landlord disburse all or a portion of the Additional TI Allowance (as defined below) to be applied to the cost of construction of the Fifth Floor Tenant Improvements, by delivering to Landlord a letter in
the form attached as Exhibit C hereto executed by an authorized officer of Tenant pursuant to Section 4.3, which request must be made by Tenant, if at all, no later than two (2) business days after the Execution Date, then
such Additional TI Allowance requested by Tenant for the Fifth Floor Improvements will be credited against and deducted from the Fifth Floor Tenant Contribution, in which case Tenant shall wire to Landlord in immediately available funds, no later
than five (5) business days after the Executive Date, the amount calculated by subtracting the amount of the Additional TI Allowance requested by Tenant for the Fifth Floor Tenant Improvements from the Fifth Floor Tenant Contribution. Tenant
may elect to deliver the signed Exhibit C letter to Landlord along with Tenant’s signed counterparts of this Lease, and if Tenant so elects, Tenant shall not be required to also deliver said letter pursuant to the Lease notice
provisions. Tenant shall pay any Fifth Floor Tenant Increase Amount no later than thirty (30) days after receipt of an invoice from Landlord therefor, with any reasonable supporting documentation. If Tenant fails to request all or a portion of
the Additional TI Allowance to be applied to the cost of construction of the Fifth Floor Tenant Improvements by the date that is two (2) business days after the Execution Date in accordance with this paragraph, then Tenant shall have no further
right to request any disbursement of the Additional TI Allowance for the Fifth Floor Tenant Improvements, except that if Landlord delivers to Tenant an invoice for a Fifth Floor Tenant Increase Amount, and if there is any Additional TI Allowance
that remains available and undisbursed at such time, then Tenant may request that all or a portion of such available and undisbursed Additional TI Allowance be applied to pay the Fifth Floor Tenant Increase Amount, which request must be made, if at
all, by delivering to Landlord a letter in the form attached as Exhibit C hereto executed by an authorized officer of Tenant pursuant to Section 4.3 no later than thirty (30) days after Landlord’s delivery
of the invoice for such Fifth Floor Tenant Increase Amount. For clarification purposes, Tenant will not be obligated to submit a separate Fund Request (as defined in the Work Letter) for any of the Additional TI Allowance that Tenant requests to be
applied to the cost of the Fifth Floor Tenant Improvements in accordance with this paragraph. The Fifth Floor Tenant Contribution and any Fifth Floor Tenant Increase Amount shall be deemed Rent for all purposes under this Lease, and if Tenant fails
to timely deposit the Fifth Floor Tenant Contribution with Landlord by the Tenant Contribution Deadline or fails to timely pay any Fifth Floor Tenant Increase Amount (or fails to timely request that any remaining and available Additional TI
Allowance be applied to such Fifth Floor Tenant Increase Amount) within thirty (30) days after delivery of an invoice therefor, as required by this paragraph, then it shall constitute a default in the payment of Rent pursuant to
Section 31.4(b) below (in each case, a “Fifth Floor Tenant Contribution Rent Default”), and in addition to (and not in limitation of) all of the rights and remedies set forth in this Lease for nonpayment of
Rent, which will be available to Landlord for a Fifth Floor Tenant Contribution 

  
 6 

 
Rent Default under Article 31 of this Lease, at law or in equity (including, but not limited to, the right to assess interest at the Default Rate and the right to assess a late charge),
Landlord may elect, in its sole and absolute discretion, to immediately stop all work on the Fifth Floor Tenant Improvements and shall have no obligation to construct the Fifth Floor Tenant Improvements unless and until Tenant cures such Fifth Floor
Tenant Contribution Rent Default. For clarification purposes, any increase over and above the Fifth Floor Budgeted TI Cost arising from any Fifth Floor Tenant Contribution Rent Default shall be a Fifth Floor Tenant Increase Amount, for which Tenant
shall be solely liable and responsible pursuant to this paragraph. Tenant’s total obligation for the cost of the Fifth Floor Tenant Improvements shall equal the Fifth Floor Tenant Contribution plus any Fifth Floor Tenant Increase Amounts. Time
shall be of the essence with respect to each and every time period and deadline set forth in this paragraph, and in no event shall any of such time periods or deadlines be extended for any reason whatsoever, including any event of Force Majeure. No
sums are owed to Landlord for Landlord’s oversight or review of the Fifth Floor Tenant Improvements. 

4.2.    Tenant shall cause the work required of Tenant (the “Second Floor Tenant Improvements”, and
together with the Fifth Floor Tenant Improvements, collectively, the “Tenant Improvements”) described in the Work Letter to be constructed in the Second Floor Premises pursuant to the Work Letter at Tenant’s sole cost and
expense; provided Landlord shall provide a tenant improvement allowance to Tenant in connection with the Second Floor Tenant Improvements not to exceed (a) One Million One Hundred Seventy-Four Thousand Nine Hundred Sixty-Two and 32/100 Dollars ($1,174,962.32) (based upon $84.07 per square foot of Rentable Area (as defined below) of the Second Floor Premises) (the “Second Floor TI Allowance”). The Second Floor
TI Allowance shall be provided to Tenant in connection with the Second Floor Tenant Improvements in the manner set forth in Section 7.1 of the Work Letter. No sums are owed to Landlord for Landlord’s oversight or
review of the Second Floor Tenant Improvements other than the project review fee referenced in Section 4.3 below. 

4.3.    Tenant, may request from Landlord, and, if properly requested by Tenant pursuant to Section 4.1,
Landlord shall make available to Tenant, an additional tenant improvement allowance not to exceed an aggregate amount of One Million Three Hundred Fifty-Three Thousand Two Hundred and Eighty and 00/100 Dollars ($1,353,280.00) (based upon $40.00 per
square foot of Rentable Area of the Premises) (the “Additional TI Allowance”) to be applied to the cost of construction of the Fifth Floor Tenant Improvements pursuant to the terms and conditions of
Section 4.1. Landlord shall not be obligated to expend any portion of the Additional TI Allowance until Landlord shall have received from Tenant a letter in the form attached as Exhibit C hereto executed by an
authorized officer of Tenant as set forth in Section 4.1. The Second Floor TI Allowance and the Additional TI Allowance may be applied to the costs of (m) construction, (n) project review by Landlord (which fee shall equal Eighty-Five
Thousand Dollars ($85,000.00)), (o) commissioning of mechanical, electrical and plumbing systems by a licensed, qualified commissioning agent hired by Tenant, and review of such party’s commissioning report by a licensed, qualified
commissioning agent hired by Landlord, (p) space planning, architect, engineering and other related services performed by third parties unaffiliated with Tenant, (q) building permits and other taxes, fees, charges and levies by
Governmental Authorities (as defined below) for permits or for inspections of the Tenant 

  
 7 

 
Improvements, and (r) costs and expenses for labor, material, equipment and fixtures. In no event shall the Second Floor TI Allowance or the Additional TI Allowance be used for (i) the
cost of work that is not authorized by the Second Floor Approved TI Plans or the Fifth Floor Approved TI Plans (each term as defined in the Work Letter) or otherwise approved in writing by Landlord, (ii) payments to Tenant or any affiliates of
Tenant, (iii) the purchase of any furniture, personal property or other non-building system equipment, (iv) costs arising from any default by Tenant of its obligations under this Lease or
(v) costs that are recoverable by Tenant from a third party (e.g., insurers, warrantors, or tortfeasors). 

4.4.    The Second Floor TI Allowance and the Additional TI Allowance, if requested by Tenant, are referred to
collectively herein as the “TI Allowance”. Landlord, separate from the TI Allowance, shall provide Tenant with a space planning allowance of up to Five Thousand Seventy-Four and 80/100 Dollars ($5,074.80) (based upon $0.15 per
square foot of Rentable Area of the Premises) for Tenant’s architect to prepare test fit plans (the “Space Fit Allowance”), which Landlord shall pay directly to Saba Architects. Tenant acknowledges and agrees that all other
design work shall be funded by Tenant at its sole cost and expense, or, as applicable, from the TI Allowance. 

4.5    Tenant will contract for, and shall be solely liable and responsible for, the cost of the Second Floor Tenant
Improvements, except that Landlord shall make the Second Floor TI Allowance available as required under this Lease and pursuant to the procedures described in the Work Letter. To the extent that the total projected cost of the Second Floor Tenant
Improvements (as projected by Landlord) exceeds the Second Floor TI Allowance (such excess, the “Second Floor Excess TI Costs”), Tenant shall pay the costs of the Second Floor Tenant Improvements on a pari passu basis with Landlord
as such costs are paid, in the proportion of such Second Floor Excess TI Costs payable by Tenant to the Second Floor TI Allowance payable by Landlord. 

4.6    Tenant shall have until July 31, 2020 (the “TI Deadline”), to submit Fund Requests (as
defined in the Work Letter) to Landlord for disbursement of the unused portion of the Second Floor TI Allowance, after which date Landlord’s obligation to fund any of the TI Allowance shall expire (except with respect to any amounts of the
Second Floor TI Allowance for which Tenant has properly submitted a Fund Request by the TI Deadline). In no event shall any unused TI Allowance entitle Tenant to a credit against Rent payable under this Lease. Base Rent shall be increased to include
the amount of the Additional TI Allowance disbursed by Landlord in accordance with this Lease amortized over the initial Term at a rate of eight and five hundredths percent (8.5%) annually. The amount by which Base Rent shall be increased shall be
determined (and Base Rent shall be increased accordingly) as of the Term Commencement Date and, if such determination does not reflect use by Tenant of all of the Additional TI Allowance, shall be determined again as of the TI Deadline, with Tenant
paying (on the next succeeding day that Base Rent is due under this Lease (the “TI True-Up Date”)), Any underpayment of the further adjusted Base Rent for the period beginning on the Term
Commencement Date and ending on the TI True-Up Date shall be paid to Landlord by Tenant within thirty (30) days of invoice from Landlord. 

  
 8 

 4.7.    Prior to entering upon the Premises, Tenant shall furnish to
Landlord evidence satisfactory to Landlord that insurance coverages required of Tenant under the provisions of Article 23 are in effect, and such entry shall be subject to all the terms and conditions of this Lease. 

4.8.    Tenant shall pay all utility charges, together with any fees, surcharges and taxes thereon for (i) with
respect to the Fifth Floor Premises, the period beginning on the Term Commencement Date, and (ii) with respect to the Second Floor Premises, the date that Tenant first accesses the Second Floor Premises for the purpose of performing the Second
Floor Tenant Improvements after the Execution Date. 
 4.9.    Tenant shall pay or reimburse Landlord, at Tenant’s
sole cost and expense, for all development related fees and assessments imposed on the Project by any governmental authority in connection with Tenant’s construction and performance of the Second Floor Tenant Improvements. 

5.    Condition of Premises. Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or
warranty with respect to the condition of the Premises, the Building or the Project, or with respect to the suitability of the Premises, the Building or the Project for the conduct of Tenant’s business. Tenant acknowledges that (a) it is
fully familiar with the condition of the Premises and agrees to take the same in its condition “as is” as of the Term Commencement Date, and (b) Landlord shall have no obligation to alter or repair the Premises for Tenant’s
occupancy or construct any improvements or otherwise prepare the Premises for Tenant’s occupancy, except that Landlord will perform the Fifth Floor Tenant Improvements to the extent required by this Lease, and will pay for the Fifth Floor
Tenant Improvements subject to the terms of Section 4.1 (and subject to Tenant’s obligation to timely pay the Fifth Floor Tenant Contribution and any Fifth Floor Tenant Increase Costs), and except that Landlord will
make available to Tenant the Second Floor TI Allowance, the Space Fit Allowance, and, if properly requested by Tenant pursuant to the terms of the Lease, the Additional TI Allowance, to the extent required by this Lease. Tenant’s taking of
possession of the Premises shall, except as otherwise agreed to in writing by Landlord and Tenant, conclusively establish that the Premises, the Building and the Project were at such time in good, sanitary and satisfactory condition and repair;
provided that Landlord shall be obligated to perform the Fifth Floor Tenant Improvements to the extent required by this Lease. If, for any reason, either the Second Floor Tenant Improvements or the Fifth Floor Tenant Improvements are not
complete or Substantially Completed on the Term Commencement Date, the parties acknowledge and agree that (w) this Lease shall not be void or voidable, (x) such failure shall not be a condition precedent to or otherwise delay the Term
Commencement Date or the commencement of Tenant’s obligation to pay Base Rent, Tenant’s Adjusted Share of Operating Expenses and the Property Management Fee for the Premises, (y) Tenant shall not be entitled to any additional
abatement of Rent for the Premises or otherwise, and (z) Landlord shall not be liable to Tenant for any loss or damage resulting therefrom. Notwithstanding the foregoing, if, after Landlord determines that the Fifth Floor Tenant Improvements
are Substantially Complete (as defined in the Work Letter) and delivers possession of the Fifth Floor Premises to Tenant (the date upon which both shall have occurred, the “Fifth Floor Delivery Date”). Tenant delivers to Landlord,
no later than the date that is sixty (60) days after the Fifth Floor Delivery Date (the 

  
 9 

 
“Deficiency Notice Deadline”), time being of the essence, written notice describing in reasonable detail a failure of the Fifth Floor Tenant Improvements to be Substantially
Complete (such notice, a “Deficiency Notice”), then Landlord shall perform the work necessary to cure such failure at Landlord’s sole cost, which cost shall not be included in, or pass-through to Tenant as, Operating Expenses.

 6.    Rentable Area. 

6.1.    The term “Rentable Area” shall reflect such areas as reasonably calculated by Landlord’s
architect, as the same may be reasonably adjusted from time to time by Landlord in consultation with Landlord’s architect to reflect changes to the Premises (or a portion thereof), the Building or the Project, as applicable. 

6.2.    The Rentable Area of the Building is generally determined by making separate calculations of Rentable Area
applicable to each floor within the Building and totaling the Rentable Area of all floors within the Building. The Rentable Area of a floor is computed by measuring to the outside finished surface of the permanent outer Building walls. The full area
calculated as previously set forth is included as Rentable Area, without deduction for columns and projections or vertical penetrations, including stairs, elevator shafts, flues, pipe shafts, vertical ducts and the like, as well as such items’
enclosing walls. 
 6.3.    The term “Rentable Area,” when applied to the Premises, is that area equal
to the usable area of the Premises, plus an equitable allocation of Rentable Area within the Building that is not then utilized or expected to be utilized as usable area, including that portion of the Building devoted to corridors, equipment rooms,
restrooms, elevator lobby, atrium and mailroom. 
 6.4.    The Rentable Area of the Project is the total Rentable Area
of all buildings within the Project. 
 7.    Rent. 

7.1.    Tenant shall pay to Landlord as Base Rent for the Premises, commencing on the Term Commencement Date, the sums set
forth in Section 2.3, subject to the abatement of Base Rent to the extent set forth in Section 8 below. Base Rent shall be paid in equal monthly installments as set forth in
Section 2.3, each in advance on the first day of each and every calendar month during the Term. 

7.2.    In addition to Base Rent, Tenant shall pay to Landlord as additional rent (“Additional Rent”),
commencing on the Term Commencement Date and at times hereinafter specified in this Lease, notwithstanding any abatement of Base Rent, (a) Tenant’s Adjusted Share (as defined below) of Operating Expenses (as defined below), (b) the
Property Management Fee (as defined below), and (c) any other amounts that Tenant assumes or agrees to pay under the provisions of this Lease that are owed to Landlord, including any and all other sums that may become due by reason of any
default of Tenant or failure on Tenant’s part to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after notice and the lapse of any applicable cure periods. 

  
 10 

 7.3.    Base Rent and Additional Rent shall together be denominated
“Rent.” Rent shall be paid to Landlord, without abatement, deduction or offset, in lawful money of the United States of America to the address set forth in Section 2.8 or, if Tenant elects to make payments
of Rent by ACH, utilizing the wiring instructions to be provided by Landlord to Tenant from time to time, or to such other person or at such other place as Landlord may from time designate in writing. In the event the Term commences or ends on a day
other than the first day of a calendar month, then the Rent for such fraction of a month shall be prorated for such period on the basis of the number of days in the month and shall be paid at the then-current rate for such fractional month. 

7.4.    Tenant’s obligation to pay Rent shall not be discharged or otherwise affected by (a) any Applicable Laws now
or hereafter applicable to the Premises, (b) any other restriction on Tenant’s use, (c) except as expressly provided herein, any casualty or taking or (d) any other occurrence; and Tenant waives all rights now or hereafter
existing to terminate or cancel this Lease or quit or surrender the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover rent. Tenant’s obligation to pay Rent with
respect to any period or obligations arising, existing or pertaining to the period prior to the date of the expiration or earlier termination of the Term or this Lease shall survive any such expiration or earlier termination; provided,
however, that nothing in this sentence shall in any way affect Tenant’s obligations with respect to any other period. 

8.    Abatement. Notwithstanding anything to the contrary contained herein and provided that no default by Tenant occurs hereunder
beyond any applicable notice and cure period, Landlord hereby agrees that Tenant shall not be required to pay the monthly Base Rent for the first seven (7) months of the initial Term (provided that the monthly Base Rent to be abated does not
include any increase in Base Rent attributable to Landlord’s disbursement of any Additional TI Allowance in accordance with this Lease) (the “Abatement Period”). The total amount of monthly Base Rent abated during the Abatement
Period shall equal One Million, One Hundred Forty-Four Thousand, Six Hundred Forty-Nine and 31/100 Dollars ($1,144,649.31) (the “Abatement Amount”). During the Abatement Period, Tenant shall still be responsible for the payment of
all of its other monetary obligations under this Lease, including, without limitation, all Additional Rent. In the event of a default by Tenant under the terms of this Lease that results in the termination of this Lease, then as a part of the
recovery set forth in this Lease and in addition to any other remedies to which Landlord is entitled pursuant to Section 31 hereof, Landlord shall be entitled to the immediate recovery, as of the day prior to such
termination, of the Abatement Amount that was abated under the provisions of this Section 8. 

9.    Operating Expenses. 

9.1     As used herein, the term “Operating Expenses” shall include the following to the extent paid or
incurred by Landlord in connection with ownership and operation of the Project: 
 (a)    Government impositions,
including property tax costs consisting of real and personal property taxes (including amounts due under any improvement bond upon the Building or the Project (including the parcel or parcels of real property upon which the Building, the other
buildings in the Project and areas serving the Building and the Project are located)) or 

  
 11 

 
assessments in lieu thereof imposed by any federal, state, regional, local or municipal governmental authority, agency or subdivision (each, a “Governmental Authority”); taxes on
or measured by gross rentals received from the rental of space in the Project; taxes based on the square footage of the Premises, the Building or the Project, as well as any parking charges, utilities surcharges or any other costs levied, assessed
or imposed by, or at the direction of, or arising from Applicable Laws or interpretations thereof, promulgated by any Governmental Authority in connection with the use or occupancy of the Project or the parking facilities serving the Project; taxes
on this transaction or any document to which Tenant is a party creating or transferring an interest in the Premises; any fee for a business license to operate an office building; and any expenses, including the reasonable cost of attorneys or
experts, reasonably incurred by Landlord in seeking reduction by the taxing authority of the applicable taxes, less tax refunds obtained as a result of an application for review thereof; and 

(b)    All other costs of any kind paid or incurred by Landlord in connection with the operation or maintenance of the
Building and the Project, which shall include Project office rent at fair market rental for a commercially reasonable amount of space for Project management personnel, to the extent an office used for Project operations is maintained at the Project,
plus customary expenses for such office, and costs of repairs and replacements to improvements within the Project as appropriate to maintain the Project as required hereunder, including costs of funding such reasonable reserves as Landlord,
consistent with good business practice, may establish to provide for future repairs and replacements, or as any Lender (as defined below) may require; costs of utilities furnished to the Common Area; sewer fees; cable television; trash collection;
cleaning, including windows; heating, ventilation and air- conditioning (“HVAC”); maintenance of landscaping and grounds; snow removal; maintenance of drives and parking areas; maintenance of
the roof; security services and devices; building supplies; maintenance or replacement of equipment utilized for operation and maintenance of the Project; license, permit and inspection fees; sales, use and excise taxes on goods and services
purchased by Landlord in connection with the operation, maintenance or repair of the Building or Project systems and equipment; telephone, postage, stationery supplies and other expenses incurred in connection with the operation, maintenance or
repair of the Project; accounting, legal and other professional fees and expenses incurred in connection with the Project; costs of furniture, draperies, carpeting, landscaping supplies, snow removal and other customary and ordinary items of
personal property provided by Landlord for use in Common Area or in the Project office; capital expenditures for maintenance, repairs and replacements, but amortized over the useful life of such capital expenditure as reasonably determined by
Landlord in accordance with generally accepted accounting principles; costs of complying with Applicable Laws (except to the extent such costs are incurred to remedy non-compliance as of the Execution Date
with Applicable Laws); costs to keep the Project in compliance with, or costs or fees otherwise required under or incurred pursuant to any CC&Rs (as defined below), including condominium fees; insurance premiums, including premiums for
commercial general liability, property casualty, earthquake, terrorism and environmental coverages; portions of insured losses paid by Landlord as part of the deductible portion of a loss pursuant to the terms of insurance policies; service
contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of compensation (including employment taxes and fringe benefits) of all persons who perform regular and recurring duties connected
with the day-to-day 

  
 12 

 
operation and maintenance of the Project, its equipment, the adjacent walks, landscaped areas, drives and parking areas, including janitors, floor waxers, window washers, watchmen, gardeners,
sweepers, plow truck drivers, handymen, and engineering/maintenance/facilities personnel. 
 (c)    Notwithstanding the
foregoing, Operating Expenses shall not include any net income, franchise, capital stock, estate or inheritance taxes, taxes that are the personal obligation of Tenant or of another tenant of the Project, or fees and assessments imposed on the
Project by any governmental authority as a condition of performing new construction within the Project after the Execution Date of this Lease (provided, however, that, development related fees and assessments imposed on the Project by any
governmental authority in connection with Tenant’s construction and performance of the Second Floor Tenant Improvements shall be paid or reimbursed to Landlord by Tenant at Tenant’s sole cost and expense); any leasing commissions; expenses
that relate to preparation of rental space for a tenant; expenses of initial development and construction, including grading, paving, landscaping and decorating (as distinguished from maintenance, repair and replacement of the foregoing); legal
expenses relating to other tenants; costs of repairs to the extent reimbursed by payment of insurance proceeds received by Landlord; interest upon loans to Landlord or secured by a loan agreement, mortgage, deed of trust, security instrument or
other loan document covering the Project or a portion thereof (collectively, “Loan Documents”) (provided that interest upon a government assessment or improvement bond payable in installments shall constitute an Operating
Expense under Subsection 9.1(a)); salaries of executive officers of Landlord; salaries of employees of Landlord above those performing property management and facilities management duties at the Project; depreciation claimed by Landlord for
tax purposes (provided that this exclusion of depreciation is not intended to delete from Operating Expenses actual costs of repairs and replacements that are provided for in Subsection 9.1(b)); taxes that are excluded from Operating
Expenses by the express terms of the Lease; costs or expenses incurred in connection with the financing or sale of the Project or any portion thereof; costs expressly excluded from Operating Expenses elsewhere in this Lease or that are charged to or
paid by Tenant under other provisions of this Lease; professional fees and disbursements and other costs and expenses related to the ownership (as opposed to the use, occupancy, operation, maintenance or repair) of the Project; reserved, political
contributions, fine art expenses, capital expenditures except to the extent expressly permitted under Section 9.1(b); and any item that, if included in Operating Expenses, would involve a double collection for such item by
Landlord. To the extent that Tenant uses more than Tenant’s Pro Rata Share of any item of Operating Expenses, Tenant shall, within thirty days after notice or invoice, pay Landlord for such excess in addition to Tenant’s obligation to pay
Tenant’s Pro Rata Share of Operating Expenses (such excess, together with Tenant’s Pro Rata Share, “Tenant’s Adjusted Share”). If Landlord allocates excess Operating Expenses to Tenant, Landlord shall use good faith,
commercially reasonable, efforts to treat similarly situated tenants of the Project in a similar manner. 
 9.2
    Tenant shall pay to Landlord on the first day of each calendar month of the Term, as Additional Rent, (a) the Property Management Fee (as defined below), and (b) Landlord’s estimate of Tenant’s Adjusted
Share of Operating Expenses with respect to the Building and the Project, as applicable, for such month. 

  
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 (a)    The “Property Management Fee” shall equal three
percent (3%) of Base Rent due from Tenant. Tenant shall pay the Property Management Fee in accordance with Section 9.2 with respect to the entire Term, including any extensions thereof or any holdover periods, regardless of
whether Tenant is obligated to pay Base Rent, Operating Expenses or any other Rent with respect to any such period or portion thereof. During the Abatement Period (and any period of occupancy prior to the Term as further described in
Section 9.5), the Property Management Fee shall be calculated as if Tenant were paying One Hundred Sixty-Three Thousand Five Hundred Twenty-One and 33/100 Dollars ($163,521.33) per month for Base
Rent. 
 (b)    Within ninety (90) days after the conclusion of each calendar year (or such longer period as may be
reasonably required by Landlord), Landlord shall furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses, Tenant’s Adjusted Share of Operating Expenses, and the cost of providing utilities to the Premises for
the previous calendar year (“Landlord’s Statement”). Any additional sum due from Tenant to Landlord shall be due and payable within thirty (30) days after receipt of an invoice therefor. If the amounts paid by Tenant
pursuant to this Section exceed Tenant’s Adjusted Share of Operating Expenses for the previous calendar year, then Landlord shall credit the difference against the Rent next due and owing from Tenant; provided that, if the Lease term has
expired, Landlord shall accompany Landlord’s Statement with payment for the amount of such difference. 

(c)    Any amount due under this Section for any period that is less than a full month shall be prorated for such
fractional month on the basis of the number of days in the month. 
 9.3.    Landlord may, from time to time, modify
Landlord’s calculation and allocation procedures for Operating Expenses, so long as such modifications produce Dollar results substantially consistent with Landlord’s then-current practice at the Project. Landlord or an affiliate(s) of
Landlord currently own or lease other property(ies) adjacent to the Project or its neighboring properties (collectively, “Neighboring Properties”). In connection with Landlord performing services for the Project pursuant to this
Lease, similar services may be performed by the same vendor(s) for Neighboring Properties. In such a case, Landlord shall reasonably allocate to each Building and the Project the costs for such services based upon the ratio that the square footage
of the Building or the Project (as applicable) bears to the total square footage of all of the Neighboring Properties or buildings within the Neighboring Properties for which the services are performed, unless the scope of the services performed for
any building or property (including the Building and the Project) is disproportionately more or less than for others, in which case Landlord shall equitably allocate the costs based on the scope of the services being performed for each building or
property (including the Building and the Project). Since the Project consists of multiple buildings, certain Operating Expenses may pertain to a particular building(s) and other Operating Expenses to the Project as a whole. Landlord reserves the
right in its sole discretion to allocate any such costs applicable to any particular building within the Project to such building, and other such costs applicable to the Project to each building in the Project (including the Building), with the
tenants in each building being responsible for paying their respective proportionate shares of their buildings to the extent required under their leases. Landlord shall allocate such costs to the buildings (including the Building) in a reasonable,
good faith, non-discriminatory manner, and such allocation shall be binding on Tenant. 

  
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 9.4     Landlord’s annual statement shall be final and binding upon
Tenant unless Tenant, within ninety (90) days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reasons therefor; provided that Tenant shall
in all events pay the amount specified in Landlord’s annual statement, pending the results of the Independent Review and determination of the Accountant(s), as applicable and as each such term is defined below. If, during such ninety (90)-day period, Tenant reasonably and in good faith questions or contests the correctness of Landlord’s statement of Tenant’s Adjusted Share of Operating Expenses, Landlord shall provide Tenant with
reasonable access to Landlord’s books and records to the extent relevant to determination of Operating Expenses, and such information as Landlord reasonably determines to be responsive to Tenant’s written inquiries. In the event that,
after Tenant’s review of such information, Landlord and Tenant cannot agree upon the amount of Tenant’s Adjusted Share of Operating Expenses, then Tenant shall have the right to have an independent public accounting firm hired by Tenant on
an hourly basis and not on a contingent-fee basis (at Tenant’s sole cost and expense) and approved by Landlord (which approval Landlord shall not unreasonably withhold or delay) audit and review such of
Landlord’s books and records for the year in question as directly relate to the determination of Operating Expenses for such year (the “Independent Review”), but not books and records of entities other than Landlord. Landlord
shall make such books and records available at the location where Landlord maintains them in the ordinary course of its business. Landlord need not provide copies of any books or records. Tenant shall commence the Independent Review within fifteen
(15) days after the date Landlord has given Tenant access to Landlord’s books and records for the Independent Review. Tenant shall complete the Independent Review and notify Landlord in writing of Tenant’s specific objections to
Landlord’s calculation of Operating Expenses (including Tenant’s accounting firm’s written statement of the basis, nature and amount of each proposed adjustment) no later than sixty (60) days after Landlord has first given Tenant
access to Landlord’s books and records for the Independent Review. Landlord shall review the results of any such Independent Review. The parties shall endeavor to agree promptly and reasonably upon Operating Expenses taking into account the
results of such Independent Review. If, as of the date that is seventy five (75) days after Tenant has submitted the Independent Review to Landlord, the parties have not agreed on the appropriate adjustments to Operating Expenses, then the
parties shall engage a mutually agreeable independent third party accountant with at least ten (10) years’ experience in commercial real estate accounting in the Seattle Central Business District area (the “Accountant”).
If the parties cannot agree on the Accountant, each shall within ten (10) days after such impasse appoint an Accountant (different from the accountant and accounting firm that conducted the Independent Review) and, within ten (10) days
after the appointment of both such Accountants, those two Accountants shall select a third (which cannot be the accountant and accounting firm that conducted the Independent Review). If either party fails to timely appoint an Accountant, then the
Accountant the other party appoints shall be the sole Accountant. Within ten (10) days after appointment of the Accountant(s), Landlord and Tenant shall each simultaneously give the Accountants (with a copy to the other party) its determination
of Operating Expenses, with such supporting data or information as each submitting party 

  
 15 

 
determines appropriate. Within ten (10) days after such submissions, the Accountants shall by majority vote select either Landlord’s or Tenant’s determination of Operating
Expenses. The Accountants may not select or designate any other determination of Operating Expenses. The determination of the Accountant(s) shall bind the parties. If the parties agree or the Accountant(s) determine that the Operating Expenses
actually paid by Tenant for the calendar year in question exceeded Tenant’s obligations for such calendar year, then Landlord shall, at Tenant’s option, either (a) credit the excess to the next succeeding installments of estimated
Additional Rent or (b) pay the excess to Tenant within thirty (30) days after delivery of such results. If the parties agree or the Accountant(s) determine that Tenant’s payments of Operating Expenses for such calendar year were less
than Tenant’s obligation for the calendar year, then Tenant shall pay the deficiency to Landlord within thirty (30) days after delivery of such results. If the Independent Review reveals or the Accountant(s) determine that the Operating
Expenses billed to Tenant by Landlord and paid by Tenant to Landlord for the applicable calendar year in question exceeded, by five percent (5%) or more, what Tenant should have been billed during such calendar year, then Landlord shall pay the
reasonable cost of the Independent Review and the reasonable cost of the Accountant(s). In all other cases Tenant shall pay the cost of the Independent Review and the Accountant(s). 

9.5     Tenant shall not be responsible for Operating Expenses with respect to any time period prior to the Term
Commencement Date; provided, however, that (a) Tenant shall pay all costs of utilities provided to the Second Floor Premises from the date that Tenant first accesses the Second Floor Premises for the purpose of performing the Second
Floor Tenant Improvements after the Execution Date and (b) if Landlord shall permit Tenant possession of the Premises prior to the Term Commencement Date for the purpose of conducting Tenant’s business in the Premises, Tenant shall be
responsible for Operating Expenses from such earlier date of possession (the Term Commencement Date or such earlier date, as applicable, the “Expense Trigger Date”); and provided, further, that Landlord may annualize certain
Operating Expenses incurred prior to the Expense Trigger Date over the course of the budgeted year during which the Expense Trigger Date occurs, and Tenant shall be responsible for the annualized portion of such Operating Expenses corresponding to
the number of days during such year, commencing with the Expense Trigger Date, for which Tenant is otherwise liable for Operating Expenses pursuant to this Lease. Tenant’s responsibility for Tenant’s Adjusted Share of Operating Expenses
shall continue to the latest of (a) the date of termination of the Lease, (b) the date Tenant has fully vacated the Premises and (c) if termination of the Lease is due to a default by Tenant, the date of rental commencement of a
replacement tenant. 
 9.6.    Operating Expenses for the calendar year in which Tenant’s obligation to share
therein commences and for the calendar year in which such obligation ceases shall be prorated on a basis reasonably determined by Landlord. Expenses such as taxes, assessments and insurance premiums that are incurred for an extended time period
shall be prorated based upon the time periods to which they apply so that the amounts attributed to the Premises relate in a reasonable manner to the time period wherein Tenant has an obligation to share in Operating Expenses. 

9.7.    In the event that the Building or Project is less than fully occupied during a calendar year, Tenant acknowledges
that Landlord may extrapolate Operating Expenses that vary 

  
 16 

 
depending on the occupancy of the Building or Project, as applicable, to equal Landlord’s reasonable estimate of what such Operating Expenses would have been had the Building or Project, as
applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of Operating Expenses. 

10.    Taxes on Tenant’s Property. 

10.1.    Tenant shall be solely responsible for the payment of any and all taxes levied upon (a) its personal property
and trade fixtures located at the Premises and (b) any gross or net receipts of or sales by Tenant, and shall pay the same at least twenty (20) days prior to delinquency. 

10.2.    If any such taxes on Tenant’s personal property or trade fixtures are levied against Landlord or
Landlord’s property or, if the assessed valuation of the Building, the Property or the Project is increased by inclusion therein of a value attributable to Tenant’s personal property or trade fixtures, and if Landlord, after written notice
to Tenant, pays the taxes based upon any such increase in the assessed value of the Building, the Property or the Project, then Tenant shall, upon demand, repay to Landlord the taxes so paid by Landlord. 

10.3.    If any improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not
affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which improvements conforming to Landlord’s building standards (the “Building
Standard”) in other spaces in the Building are assessed, then the real property taxes and assessments levied against Landlord or the Building, the Property or the Project by reason of such excess assessed valuation shall be deemed to be
taxes levied against personal property of Tenant and shall be governed by the provisions of Section 10.2. Any such excess assessed valuation due to improvements in or alterations to space in the Project leased by other
tenants at the Project shall not be included in Operating Expenses. If the records of the applicable governmental assessor’s office are available and sufficiently detailed to serve as a basis for determining whether such Tenant improvements or
alterations are assessed at a higher valuation than the Building Standard, then such records shall be binding on both Landlord and Tenant. 

11.    Security Deposit; Restoration Deposit. 

11.1.    Tenant shall deposit with Landlord on or before the Execution Date the sum set forth in
Section 2.7 (the “Security Deposit”), which sum shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and
performed by Tenant during the Term. If Tenant Defaults (as defined below) with respect to any provision of this Lease, including any provision relating to the payment of Rent, then Landlord may (but shall not be required to) use, apply or retain
all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security
Deposit is so used or applied, then Tenant shall, within ten (10) days following demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so
shall be a material breach of this Lease. 

  
 17 

 11.2.    In the event of bankruptcy or other debtor-creditor proceedings
against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for all periods prior to the filing of such proceedings. 

11.3.    Landlord may deliver to any purchaser of Landlord’s interest in the Premises the funds deposited hereunder
by Tenant, and thereupon Landlord shall be discharged from any further liability with respect to such deposit. This provision shall also apply to any subsequent transfers. 

11.4.    So long as Tenant has vacated the Premises in the manner and in the condition required by this Lease, has
performed its maintenance and repair obligations under the Lease and has paid all sums required to be paid under this Lease, then the Security Deposit, or any balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last
assignee of Tenant’s interest hereunder) within thirty (30) days after the expiration or earlier termination of this Lease not resulting from a Default. The provisions of this Article shall survive the expiration or earlier termination of
this Lease. 
 11.5.    If the Security Deposit shall be in cash, Landlord shall hold the Security Deposit in an account
at a banking organization selected by Landlord; provided, however, that Landlord shall not be required to maintain a separate account for the Security Deposit, but may intermingle it with other funds of Landlord. Landlord shall be entitled to
all interest and/or dividends, if any, accruing on the Security Deposit. Landlord shall not be required to credit Tenant with any interest for any period during which Landlord does not receive interest on the Security Deposit. 

11.6.    The Security Deposit may be in the form of cash, a letter of credit in accordance with requirements applicable to
the L/C Security as set forth in this Lease, or any other security instrument acceptable to Landlord in its sole discretion. Tenant may at any time, except when Tenant is in Default (as defined below), deliver a letter of credit (the “L/C
Security”) as the entire Security Deposit, as follows: 
 (a)    If Tenant elects to deliver L/C Security, then
Tenant shall provide Landlord, and maintain in full force and effect throughout the Term and until the date that is six (6) months after the then-current Term Expiration Date, a letter of credit in the form of Exhibit D issued by an
issuer reasonably satisfactory to Landlord, in the amount of the Security Deposit, with an initial term of at least one year. Landlord may require the L/C Security to be re-issued by a different issuer at any
time during the Term if Landlord reasonably believes that the issuing bank of the L/C Security is or may soon become insolvent; provided, however, Landlord shall return the existing L/C Security to the existing issuer immediately upon receipt of the
substitute L/C Security. If any issuer of the L/C Security shall become insolvent or placed into FDIC receivership, then Tenant shall immediately deliver to Landlord (without the requirement of notice from Landlord) substitute L/C Security issued by
an issuer reasonably satisfactory to Landlord, and otherwise conforming to the requirements set forth in this Article. As used herein with respect to the issuer of the L/C Security, “insolvent” shall mean the determination of

  
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insolvency as made by such issuer’s primary bank regulator (i.e., the state bank supervisor for state chartered banks; the OCC or OTS, respectively, for federally chartered banks or
thrifts; or the Federal Reserve for its member banks). If, at the Term Expiration Date, any Rent remains uncalculated or unpaid, then (i) Landlord shall with reasonable diligence complete any necessary calculations, (ii) Tenant shall
extend the expiry date of such L/C Security from time to time as Landlord reasonably requires and (iii) in such extended period, Landlord shall not unreasonably refuse to consent to an appropriate reduction of the L/C Security. Tenant shall
reimburse Landlord’s reasonable legal costs in handling Landlord’s acceptance of L/C Security or its replacement or extension. 

(b)    If Tenant delivers to Landlord satisfactory L/C Security in place of the entire Security Deposit, Landlord shall
remit to Tenant any cash Security Deposit Landlord previously held. 
 (c)    Landlord may draw upon the L/C Security,
and hold and apply the proceeds in the same manner and for the same purposes as the Security Deposit, if (i) an uncured Default (as defined below) exists, (ii) as of the date that is forty-five (45) days before any L/C Security
expires (even if such scheduled expiry date is after the Term Expiration Date) Tenant has not delivered to Landlord an amendment or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the earlier of
(1) six (6) months after the then-current Term Expiration Date or (2) the date that is one year after the then-current expiry date of the L/C Security, (iii) the L/C Security provides for automatic renewals. Landlord asks the issuer
to confirm the current L/C Security expiry date, and the issuer fails to do so within ten (10) business days, (iv) Tenant fails to pay (when and as Landlord reasonably requires) any bank charges for Landlord’s transfer of the L/C
Security or (v) the issuer of the L/C Security ceases, or announces that it will cease, to maintain an office in the city where Landlord may present drafts under the L/C Security (and fails to permit drawing upon the L/C Security by overnight
courier or facsimile). This Section does not limit any other provisions of this Lease allowing Landlord to draw the L/C Security under specified circumstances. 

(d)    Tenant shall not seek to enjoin, prevent, or otherwise interfere with Landlord’s draw under L/C Security, even
if it violates this Lease. Tenant acknowledges that the only effect of a wrongful draw would be to substitute a cash Security Deposit for L/C Security, causing Tenant no legally recognizable damage. Landlord shall hold the proceeds of any draw in
the same manner and for the same purposes as a cash Security Deposit. In the event of a wrongful draw, the parties shall cooperate to allow Tenant to post replacement L/C Security simultaneously with the return to Tenant of the wrongfully drawn
sums, and Landlord shall upon request confirm in writing to the issuer of the L/C Security that Landlord’s draw was erroneous. 

(e)    If Landlord transfers its interest in the Premises, then Tenant shall at Tenant’s expense, within five
(5) business days after receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s grantee as substitute beneficiary. If the required Security
Deposit changes while L/C Security is in force, then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security. 

  
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 11.7     Restoration Deposit. Tenant shall deposit with Landlord
on or before the Execution Date, in addition to the Security Deposit, a separate deposit, which may be cash or, at Tenant’s option, a letter of credit (if a letter of credit, a “Restoration Deposit Letter of Credit”), in the
amount of One Million Six Hundred Thousand and 00/100 Dollars ($1,600,000.00) (the “Restoration Deposit”), which shall be retained by Landlord upon the expiration, surrender or termination of this Lease (and if such Restoration
Deposit is in the form of a Restoration Deposit Letter of Credit, Landlord may draw the full amount of such Restoration Deposit Letter of Credit upon the expiration, surrender or termination of this Lease). Except as expressly provided in Sections
24.4 and 25.5 of the Lease, Tenant acknowledges and agrees that no part of the Restoration Deposit shall be refundable to Tenant. Notwithstanding the foregoing, in the event that no monetary default (without reference to notice and
cure periods) or material non-monetary default (beyond applicable notice and cure periods) of Tenant under this Lease then exists and Tenant timely and properly exercises the first Option to extend the Lease
for five (5) years pursuant to Section 41 of this Lease, then (a) the Restoration Deposit shall be reduced to Eight Hundred Thousand and 00/100 Dollars ($800,000.00) (provided that if the Restoration Deposit is in
the form of a Restoration Deposit Letter of Credit, such reduction shall be on the condition that Tenant delivers a replacement Restoration Deposit Letter of Credit in the amount of Eight Hundred Thousand and 00/100 Dollars to Landlord pursuant to
the provisions below). Furthermore, in the event that no monetary default (without reference to notice and cure periods) or material non-monetary default (beyond applicable notice and cure periods) of Tenant
under this Lease then exists and Tenant timely and properly exercises the second Option to extend the Lease for an additional five (5) years pursuant to Section 41 of this Lease, then the Restoration Deposit shall be
further reduced to zero ($0.00) (in which case, if the Restoration Deposit is in the form of a Restoration Deposit Letter of Credit, Landlord shall return to Tenant the Restoration Deposit Letter of Credit). Tenant acknowledges and agrees that
except as otherwise expressly provided herein, upon the expiration, surrender or termination of this Lease Landlord may draw upon the Restoration Deposit Letter of Credit and use the then balance of the Restoration Deposit without condition and at
Landlord’s sole and absolute discretion. Except for Tenant’s Surrender Obligations (as defined in Section 18.2 of this Lease), which Tenant will be obligated to perform notwithstanding the Restoration Deposit, the
Restoration Deposit is in lieu of any other Tenant restoration obligations with regard to the Premises. Regardless of whether Landlord draws upon and utilizes the Restoration Deposit, Tenant shall have no obligation to restore any or all of the
Premises upon Lease expiration or termination except for Tenant’s Surrender. If the Restoration Deposit is in the form of a Restoration Deposit Letter of Credit, then such Restoration Deposit Letter of Credit shall satisfy the following
conditions and requirements: 
 (a)    Tenant shall maintain the Restoration Deposit Letter of Credit, which shall be in
the form of Exhibit D and issued by an issuer reasonably satisfactory to Landlord, in full force and effect throughout the Term and until the date that is six (6) months after the then-current Term Expiration Date, with an initial term
of at least one year. Landlord may require the Restoration Deposit Letter of Credit to be re-issued by a different issuer at any time during the Term if Landlord reasonably believes that the issuing bank of
the Restoration Deposit Letter of Credit is or may soon become insolvent; provided, however, Landlord shall return the existing Restoration Deposit Letter of Credit to the existing issuer immediately upon receipt of the substitute Restoration
Deposit Letter of Credit. If any issuer of the Restoration Deposit Letter of 

  
 20 

 
Credit shall become insolvent or placed into FDIC receivership, then Tenant shall immediately deliver to Landlord (without the requirement of notice from Landlord) substitute Restoration Deposit
Letter of Credit issued by an issuer reasonably satisfactory to Landlord, and otherwise conforming to the requirements set forth in this Article. As used herein with respect to the issuer of the Restoration Deposit Letter of Credit,
“insolvent” shall mean the determination of insolvency as made by such issuer’s primary bank regulator (i.e., the state bank supervisor for state chartered banks; the OCC or OTS, respectively, for federally chartered banks or thrifts;
or the Federal Reserve for its member banks). Tenant shall reimburse Landlord’s reasonable legal costs in handling Landlord’s acceptance of Restoration Deposit Letter of Credit or its replacement or extension. 

(b)    Landlord may draw upon the Restoration Deposit Letter of Credit and use the then balance of the Restoration Deposit
without condition and at Landlord’s sole and absolute discretion (i) upon the expiration, surrender or termination of this Lease (except as otherwise expressly provided herein), (ii) as of the date that is forty-five (45) days before
any Restoration Deposit Letter of Credit expires (even if such scheduled expiry date is after the Term Expiration Date), if Tenant has not delivered to Landlord an amendment or replacement for such Restoration Deposit Letter of Credit, reasonably
satisfactory to Landlord, extending the expiry date to the earlier of (1) six (6) months after the then-current Term Expiration Date or (2) the date that is one year after the then-current expiry date of the Restoration Deposit Letter of
Credit, (iii) if the Restoration Deposit Letter of Credit provides for automatic renewals, and if Landlord asks the issuer to confirm the current Restoration Deposit Letter of Credit expiry date, and the issuer fails to do so within ten
(10) business days, (iv) if Tenant fails to pay (when and as Landlord reasonably requires) any bank charges for Landlord’s transfer of the Restoration Deposit Letter of Credit, or (v) if the issuer of the Restoration Deposit
Letter of Credit ceases, or announces that it will cease, to maintain an office in the city where Landlord may present drafts under the Restoration Deposit Letter of Credit (and fails to permit drawing upon the Restoration Deposit Letter of Credit
by overnight courier or facsimile). 
 (c)    Tenant shall not seek to enjoin, prevent, or otherwise interfere with
Landlord’s draw under the Restoration Deposit Letter of Credit, even in connection with a purported violation by Landlord of this Lease. In the event of a wrongful draw, the parties shall cooperate to allow Tenant to post replacement
Restoration Deposit Letter of Credit simultaneously with the return to Tenant of the wrongfully drawn sums, and Landlord shall upon request confirm in writing to the issuer of the Restoration Deposit Letter of Credit that Landlord’s draw was
erroneous. 
 (d)    If Landlord transfers its interest in the Premises, then Tenant shall at Tenant’s expense,
within five (5) business days after receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the Restoration Deposit Letter of Credit naming Landlord’s grantee as substitute
beneficiary. If the amount of the Restoration Deposit changes while the Restoration Deposit Letter of Credit is in force, then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the Restoration
Deposit Letter of Credit. 

  
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 12.    Use. 

12.1    Tenant shall use the Premises for the Permitted Use, and shall not use the Premises, or permit or suffer the
Premises to be used, for any other purpose without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion. 

12.2    Tenant shall not use or occupy the Premises in violation of Applicable Laws; zoning ordinances; or the certificate
of occupancy (or its substantial equivalent) issued for the Building or the Project, and shall, upon five (5) days’ written notice from Landlord, discontinue any use of the Premises that is declared or claimed by any Governmental Authority
having jurisdiction to be a violation of any of the above, or that in Landlord’s reasonable opinion violates any of the above. Tenant shall comply with any direction of any Governmental Authority having jurisdiction that shall, by reason of the
nature of Tenant’s use or occupancy of the Premises, impose any duty upon Tenant or Landlord with respect to the Premises or with respect to the use or occupation thereof, and shall indemnify, defend (at the option of and with counsel
reasonably acceptable to the indemnified party(ies)), save, reimburse and hold harmless (collectively, “Indemnify.” “Indemnity” or “Indemnification,” as the case may require) Landlord and its
affiliates, employees, agents and contractors; and any lender, mortgagee, ground lessor or beneficiary (each, a “Lender” and, collectively with Landlord and its affiliates, employees, agents and contractors, the “Landlord
Indemnitees”) harmless from and against any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages, suits or judgments, and all reasonable expenses (including reasonable attorneys’ fees,
charges and disbursements, regardless of whether the applicable demand, claim, action, cause of action or suit is voluntarily withdrawn or dismissed) incurred in investigating or resisting the same (collectively, “Claims”) of any
kind or nature that arise before, during or after the Term as a result of Tenant’s breach of this Section. 

12.3    Tenant shall not do or permit to be done anything that will invalidate or increase the cost of any fire,
environmental, extended coverage or any other insurance policy covering the Building or the Project, and shall comply with all rules, orders, regulations and requirements of the insurers of the Building and the Project, and Tenant shall promptly,
upon demand, reimburse Landlord for any additional premium charged for such policy by reason of Tenant’s failure to comply with the provisions of this Article. 

12.4    Tenant shall keep all doors opening onto public corridors closed, except when in use for ingress and egress. 

12.5    No additional locks or bolts of any kind shall be placed upon any of the doors or windows by Tenant, nor shall any
changes be made to existing locks or the mechanisms thereof without Landlord’s prior written consent, which shall not be unreasonably withheld. Tenant shall, upon termination of this Lease, return to Landlord all keys and access cards to
offices and restrooms either furnished to or otherwise procured by Tenant. In the event any key so furnished to Tenant is lost, Tenant shall pay to Landlord the cost of replacing the same or of changing the lock or locks opened by such lost key if
Landlord shall deem it necessary to make such change. 

  
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 12.6.    No awnings or other projections shall be attached to any
outside wall of the Building. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord’s standard window coverings. Neither the interior nor
exterior of any windows shall be coated or otherwise sunscreened without Landlord’s prior written consent, nor shall any bottles, parcels or other articles be placed on the windowsills or items attached to windows that are visible from outside
the Premises. No equipment, furniture or other items of personal property shall be placed on any exterior balcony without Landlord’s prior written consent. 

12.7.    No sign, advertisement or notice (“Signage”) shall be exhibited, painted or affixed by Tenant on
any part of the Premises or the Building without Landlord’s prior written consent. Signage shall conform to Landlord’s design criteria. For any Signage, Tenant shall, at Tenant’s own cost and expense, (a) acquire all permits for
such Signage in compliance with requirements of Applicable Laws and (b) design, fabricate, install and maintain such Signage in a first-class condition. Tenant shall be responsible for reimbursing Landlord for costs incurred by Landlord in
removing any of Tenant’s Signage upon the expiration or earlier termination of the Lease. Tenant shall be entitled to the following Building-standard signage (“Permitted Signage”) at Landlord’s sole cost and expense:
(i) a listing of Tenant’s name in the Building’s main lobby directory tablet and (ii) directory signage on the Building’s 2nd and 5th floor elevator landing areas, and same shall be of a size, color and type and be located
in a place acceptable to Landlord and in compliance with requirement of Applicable Law. The directory tablet shall be provided exclusively for the display of the name and location of tenants only. Tenant shall not place anything on the exterior of
the corridor walls or corridor doors other than Landlord’s standard lettering. At Landlord’s option, Landlord may install any Tenant Signage, and Tenant shall pay all costs associated with such installation within thirty (30) days
after demand therefor. 
 12.8.    Tenant may only place equipment within the Premises with floor loading consistent
with the Building’s structural design unless Tenant obtains Landlord’s prior written approval. Tenant may place such equipment only in a location designed to carry the weight of such equipment. 

12.9.    Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds
or vibrations therefrom from extending into the Common Area or other offices in the Project. 
 12.10.    Tenant shall
not (a) do or permit anything to be done in or about the Premises that shall in any way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure or annoy them, (b) use or allow the Premises to be used
for immoral or unlawful purposes, (c) cause, maintain or permit any nuisance or waste in, on or about the Project or (d) take any other action that would in Landlord’s reasonable determination in any manner adversely affect other
tenants’ quiet use and enjoyment of their space or adversely impact their ability to conduct business in a professional and suitable work environment. Notwithstanding anything in this Lease to the contrary, Tenant may not install any security
systems (including cameras) outside the Premises or that record sounds or images outside the Premises without Landlord’s prior written consent, which Landlord may withhold in its sole and absolute discretion. 

  
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 12.11.    Notwithstanding any other provision herein to the contrary,
Tenant shall be responsible for all liabilities, costs and expenses arising from or in connection with the compliance of the Premises with the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., and any state and local accessibility
laws, codes, ordinances and rules (collectively, and together with regulations promulgated pursuant thereto, the “ADA”), and Tenant shall Indemnify the Landlord Indemnitees from and against any Claims arising from any such failure
of the Premises to comply with the ADA. The provisions of this Section shall survive the expiration or earlier termination of this Lease. 

12.12.    Tenant may only use the Building shafts to the extent depicted in Exhibit A attached hereto. 

13.    Rules and Regulations, CC&Rs, Parking Facilities and Common Area. 

13.1.    Tenant shall have the non-exclusive right, in common with others, to use
the Common Area in conjunction with Tenant’s use of the Premises for the Permitted Use, and such use of the Common Area and Tenant’s use of the Premises shall be subject to the rules and regulations adopted by Landlord and attached hereto
as Exhibit E, together with such other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord in its sole and absolute discretion; provided, however, new rules and regulations promulgated after the
Execution Date shall not materially increase Tenant’s Lease obligations nor shall they materially reduce Tenant’s Lease rights (the “Rules and Regulations”). Tenant shall and shall ensure that its contractors,
subcontractors, employees, subtenants and invitees faithfully observe and comply with the Rules and Regulations, as applicable. Landlord shall not be responsible to Tenant for the violation or non-performance
by any other tenant or any agent, employee or invitee thereof of any of the Rules and Regulations but shall enforce the Rules and Regulations in a good faith and non-discriminatory manner. 

13.2.    This Lease is subject to any recorded covenants, conditions or restrictions on the Project or Property existing
as of the Execution Date, including, without limitation, the Transportation Management Plan Imposed on Master Use Permit 2002080, as the same may be amended, amended and restated, supplemented or otherwise modified from time to time (the
“CC&Rs”); provided, that any such amendments, restatements, supplements or modifications do not materially modify Tenant’s rights or obligations hereunder. Tenant shall, at its sole cost and expense, comply with the
CC&Rs. 
 13.3.    Tenant shall have a non-exclusive, irrevocable license to
use, and Landlord shall make available to Tenant, parking spaces in the parking facilities serving the Project based on a ratio of one (1) parking space per one thousand (1,000) square feet of Rentable Area of the Premises, which is thirty-four
(34) parking spaces as of the Term Commencement Date, on an unreserved basis with other tenants of the Project during the Term. Tenant shall be required to pay, simultaneously with payments of Base Rent as Additional Rent, for the parking
spaces made available to Tenant the established parking rates for the Building, as adjusted from time to time, such monthly rental rate being Two Hundred Seventy-Five Dollars ($275.00) per parking space per month as of the Execution Date. Landlord
shall not be liable to Tenant, nor shall this Lease be affected, if any parking is impaired by moratorium, initiative, referendum, law, ordinance, 

  
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regulation or order passed, issued or made by any governmental or quasi-governmental body. Landlord assumes no liability for damage or injuries, theft, collision, fire or damage of Tenant, its
employees, customers and invitees and/or their vehicles and Landlord shall not be responsible for articles left in vehicles or for damages for loss of use of any vehicle. 

13.4.    Tenant agrees not to unreasonably overburden the parking facilities and agrees to cooperate with Landlord and
other tenants in the use of the parking facilities. Landlord reserves the right to determine that parking facilities are becoming overcrowded and to limit Tenant’s use thereof. Upon such determination, Landlord may reasonably allocate parking
spaces among Tenant and other tenants of the Building or the Project. Nothing in this Section, however, is intended to create an affirmative duty on Landlord’s part to monitor parking. 

13.5.    Subject to the terms of this Lease including the Rules and Regulations and the rights of other tenants of the
Project, Tenant shall have the non-exclusive right to access the freight loading dock, at no additional cost. 

14.    Project Control by Landlord. 

14.1.    Landlord reserves full control over the Building and the Project to the extent not inconsistent with Tenant’s
enjoyment of the Premises as provided by this Lease. This reservation includes Landlord’s right to subdivide the Project; convert the Building and other buildings within the Project to condominium units; change the size of the Project by
selling all or a portion of the Project or adding real property and any improvements thereon to the Project; grant easements and licenses to third parties; maintain or establish ownership of the Building separate from fee title to the Property; make
additions to or reconstruct portions of the Building and the Project: install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building or the Project pipes, ducts, conduits, wires and appurtenant
fixtures, wherever located in the Premises, the Building or elsewhere at the Project: and alter or relocate any other Common Area or facility, including private drives, lobbies, entrances and landscaping; provided, however, that such rights
shall be exercised in a way that does not (i) materially adversely affect Tenant’s beneficial use and occupancy of the Premises, including the Permitted Use and Tenant’s access to the Premises, and (ii) materially increase
Tenant’s Lease obligations (including, without limitation, financial obligations). Tenant acknowledges that Landlord specifically reserves the right to allow the exclusive use of corridors and restroom facilities located on specific floors to
one or more tenants occupying such floors; provided, however, that Tenant shall not be deprived of the use of the corridors reasonably required to serve the Premises or of restroom facilities serving the floor upon which the Premises are
located. 
 14.2.    Possession of areas of the Premises necessary for utilities, services, safety and operation of the
Building is reserved to Landlord. 
 14.3.    Tenant shall, at Landlord’s request, promptly execute such further
documents as may be reasonably appropriate to assist Landlord in the performance of its obligations hereunder; provided that Tenant need not execute any document that creates additional liability for Tenant or that deprives Tenant of the
quiet enjoyment and use of the Premises as provided for in this Lease. 

  
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 14.4.    Landlord may, at any and all reasonable times during non-business hours (or during business hours, if (a) with respect to Subsections 14.4(u) through 14.4(y), Tenant so requests, and (b) with respect to Subsection 14.4(z), if Landlord so
requests), and upon twenty- four (24) hours’ prior notice (which may be oral or by email to the office manager or other Tenant-designated individual at the Premises; but provided that no time restrictions shall apply or advance
notice be required if an emergency necessitates immediate entry), enter the Premises to (u) inspect the same and to determine whether Tenant is in compliance with its obligations hereunder, (v) supply any service Landlord is required to
provide hereunder, (w) alter, improve or repair any portion of the Building other than the Premises for which access to the Premises is reasonably necessary, (x) post notices of nonresponsibility, (y) access the telephone equipment,
electrical substation and fire risers and (z) show the Premises to prospective tenants during the final year of the Term and current and prospective purchasers and lenders at any time. In connection with any such alteration, improvement or
repair as described in Subsection 14.4(w). Landlord may erect in the Premises or elsewhere in the Project scaffolding and other structures reasonably required for the alteration, improvement or repair work to be performed. In no event shall
Tenant’s Rent abate as a result of Landlord’s activities pursuant to this Section; provided, however, that all such activities shall be conducted in such a manner so as to cause as little interference to Tenant as is reasonably
possible. Landlord shall at all times retain a key with which to unlock all of the doors in the Premises. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is necessary to enter the Premises, and any such
entry to the Premises shall not constitute a forcible or unlawful entry to the Premises, a detainer of the Premises, or an eviction of Tenant from the Premises or any portion thereof. 

15.    Quiet Enjoyment. Landlord covenants that Tenant, upon paying the Rent and performing its obligations contained in this
Lease, may peacefully and quietly have, hold and enjoy the Premises, free from any claim by Landlord or persons claiming under Landlord, but subject to all of the terms and provisions hereof, provisions of Applicable Laws and rights of record to
which this Lease is or may become subordinate. This covenant is in lieu of any other quiet enjoyment covenant, either express or implied. 

16.    Utilities and Services. 

16.1.    Tenant shall pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated water), gas, heat, light, power, telephone, internet service, cable television, other telecommunications and other utilities supplied to the Premises, together with any fees, surcharges
and taxes thereon. If any such utility is not separately metered to Tenant, Tenant shall pay Tenant’s Adjusted Share of all charges of such utility jointly metered with other premises as Additional Rent or, in the alternative, Landlord may, at
its option, monitor the usage of such utilities by Tenant and charge Tenant with the cost of purchasing, installing and monitoring such metering equipment, which cost shall be paid by Tenant as Additional Rent. Landlord may base its bills for
utilities on reasonable estimates; provided that Landlord adjusts such billings as part of the next Landlord’s Statement (or more frequently, as determined by Landlord) to reflect the actual cost of providing utilities to the Premises.
To the extent that Tenant uses more than Tenant’s Pro Rata Share of any utilities, then Tenant shall pay Landlord for Tenant’s Adjusted Share of such utilities to reflect such excess. In the event that the Building or Project is less than
fully occupied during a calendar year, Tenant acknowledges that Landlord 

  
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may extrapolate utility usage that varies depending on the occupancy of the Building or Project (as applicable) to equal Landlord’s reasonable estimate of what such utility usage would have
been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of the cost of such utilities. Tenant
shall not be liable for the cost of utilities supplied to the Premises attributable to the time period prior to the Term Commencement Date; provided, however, that (a) Tenant shall be responsible for the cost of utilities for the Second
Floor Premises from the date that Tenant first accesses the Second Floor Premises for the purpose of performing the Second Floor Tenant Improvements after the Execution Date and (b) if Landlord shall permit Tenant possession of the Premises
prior to the Term Commencement Date for the purpose of conducting Tenant’s business operations in the Premises other than placement of personal property, then Tenant shall be responsible for the cost of utilities supplied to the Premises from
such earlier date of possession. 
 16.2.    Landlord shall not be liable for, nor shall any eviction of Tenant result
from, the failure to furnish any utility or service, whether or not such failure is caused by accidents; breakage; casualties (to the extent not caused by the party claiming Force Majeure); Severe Weather Conditions (as defined below); physical
natural disasters (but excluding weather conditions that are not Severe Weather Conditions); strikes, lockouts or other labor disturbances or labor disputes (other than labor disturbances and labor disputes resulting solely from the acts or
omissions of the party claiming Force Majeure); acts of terrorism; riots or civil disturbances; wars or insurrections; shortages of materials (which shortages are not unique to the party claiming Force Majeure); government regulations, moratoria or
other governmental actions, inactions or delays; failures to grant consent or delays in granting consent by any Lender whose consent is required under any applicable Loan Document; failures by third parties to deliver gas, oil or another suitable
fuel supply, or inability of the party claiming Force Majeure, by exercise of reasonable diligence, to obtain gas, oil or another suitable fuel; or other causes beyond the reasonable control of the party claiming that Force Majeure has occurred
(collectively, “Force Majeure”); or, to the extent permitted by Applicable Laws, Landlord’s negligence (including any liability for consequential damages, opportunity costs or lost profits incurred or suffered by Tenant as a
result thereof). In the event of such failure, Tenant shall not be entitled to termination of this Lease or any abatement or reduction of Rent, nor shall Tenant be relieved from the operation of any covenant or agreement of this Lease.
“Severe Weather Conditions” means weather conditions that are materially worse than those that reasonably would be anticipated for the Property at the applicable time based on historic meteorological records. 

16.3.    Tenant shall pay for, prior to delinquency of payment therefor, any utilities and services that may be furnished
to the Premises during or, if Tenant occupies the Premises after the expiration or earlier termination of the Term, after the Term, beyond those utilities provided by Landlord, including telephone, internet service, cable television and other
telecommunications, together with any fees, surcharges and taxes thereon. Upon Landlord’s demand, utilities and services provided to the Premises that are separately metered shall be paid by Tenant directly to the supplier of such utilities or
services. 
 16.4.    Except as approved pursuant to the terms of the Work Letter, Tenant shall not, without
Landlord’s prior written consent, use any device (including data processing machines) in 

  
 27 

 
the Second Floor Premises or the Fifth Floor Premises, respectively, that will in any way (a) increase the amount of heat, ventilation, air conditioning, air exchange, gas, steam,
electricity or water required or consumed in the Second Floor Premises or the Fifth Floor Premises, as applicable, above the Second Floor Premises’ or the Fifth Floor Premises’ individual proportionate share (based on relative square feet
of Rentable Area) of the existing capacity of the Building or the Project usually furnished or supplied for the Permitted Use, or (b) exceed the Second Floor Premises’ or the Fifth Floor Premises’ individual proportionate share (based
on relative square feet of Rentable Area) of the Building’s or Project’s capacity to provide such utilities or services. 

16.5.    If Tenant shall require utilities or services in excess of those usually furnished or supplied for tenants in
similar spaces in the Building or the Project by reason of Tenant’s equipment or extended hours of business operations, then Tenant shall first procure Landlord’s consent for the use thereof, which consent Landlord may condition upon the
availability of such excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of providing such excess utilities and services. 

16.6.    Landlord shall provide water in Common Area for lavatory and landscaping purposes only, which water shall be from
the local municipal or similar source; provided, however, that if Landlord determines that Tenant requires, uses or consumes water provided to the Common Area for any purpose other than ordinary lavatory purposes, Landlord may install a water
meter (“Tenant Water Meter”) and thereby measure Tenant’s water consumption for all purposes. Tenant shall pay Landlord for the costs of any Tenant Water Meter and the installation and maintenance thereof during the Term. If
Landlord installs a Tenant Water Meter, Tenant shall pay for water consumed, as shown on such meter, as and when bills are rendered. If Tenant fails to timely make such payments, Landlord may pay such charges and collect the same from Tenant. Any
such costs or expenses incurred or payments made by Landlord for any of the reasons or purposes stated in this Section shall be deemed to be Additional Rent payable by Tenant and collectible by Landlord as such. 

16.7.    Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air conditioning and utility
systems, when necessary or desirable, due to accident, emergency or the need to make repairs, alterations or improvements, until such repairs, alterations or improvements shall have been completed, and Landlord shall further have no responsibility
or liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or utility service when prevented from doing so by Force Majeure or, to the extent permitted by Applicable Laws, Landlord’s negligence. Without
limiting the foregoing, it is expressly understood and agreed that any covenants on Landlord’s part to furnish any service pursuant to any of the terms, covenants, conditions, provisions or agreements of this Lease, or to perform any act or
thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure or, to the extent permitted by Applicable Laws, Landlord’s negligence. Notwithstanding the foregoing,
to the extent reasonable based on the circumstances at the time, Landlord shall use commercially reasonable efforts to minimize disruption of Tenant’s access to, or use of, the Premises while exercising Landlord’s reserved rights. 

  
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 16.8.    Tenant shall only be entitled to use up to its proportionate
share of power from the existing stand-by power generator for the Building (the “Building Generator”) (after deducting any power from the Building Generator required for the Building Common
Area and Project Common Area) on a non-exclusive basis with other Tenants in the Building for Tenant’s equipment in the Premises; provided that such use shall be subject to any power from the
Building Generator required for the Building Common Area and Project Common Area. The cost of maintaining, repairing and replacing the Building Generator shall constitute Operating Expenses. Landlord expressly disclaims any warranties with regard to
the Building Generator or the installation thereof, including any warranty of merchantability or fitness for a particular purpose. Landlord shall maintain the Building Generator and any equipment connecting the Building Generator to Tenant’s
automatic transfer switch in good working condition, provided, however, that Tenant shall be solely responsible, at Tenant’s sole cost and expense, (and Landlord shall not be liable) for installing, maintaining and operating
Tenant’s automatic transfer switch and the distribution of power from Tenant’s automatic transfer switch throughout the Premises, and provided further that Landlord shall not be liable for any failure to make any repairs or to perform any
maintenance of the Building Generator that is an obligation of Landlord unless and except to the extent that Landlord willfully fails to make such repairs or perform such maintenance and such failure persists for an unreasonable time after Tenant
provides Landlord with written notice of the need for such repairs or maintenance. In connection with the foregoing, Landlord’s obligation to so repair and maintain the Building Generator shall be limited to the cost of effecting such repair
and maintenance and in no event shall Landlord be liable for any costs or expenses in excess of said amounts, including, but not limited to, any consequential damages, opportunity costs or lost profits incurred or suffered by Tenant. Upon receipt of
such written notice, Landlord shall promptly commence to cure such failure and shall diligently prosecute the same to completion in accordance with Section 31.12 of this Lease. The provisions of
Section 16.2 of this Lease shall apply to the Building Generator. As part of the Second Floor Tenant Improvements and in accordance with the Work Letter, Landlord has approved the installation of other equipment to provide
emergency power to the Premises, including an emergency generator, in the location shown on Exhibit H hereto, and with regard to same, Tenant shall perform such installation at its sole cost and shall assume any and all risk and liability
therefor, and Landlord shall have no obligation, risk or liability whatsoever with respect to such additional emergency generator, including any obligation to install, operate, maintain or repair such additional emergency generator or to ensure that
such emergency generator provides emergency power. The installation of such additional equipment shall constitute Second Floor Tenant Improvements. 

16.9.    For any utilities serving the Premises for which Tenant is billed directly by such utility provider, Tenant
agrees to furnish to Landlord (a) any invoices or statements for such utilities within thirty (30) days after Tenant’s receipt thereof, (b) within thirty (30) days after Landlord’s request, any other utility usage
information reasonably requested by Landlord, and (c) within thirty (30) days after each calendar year during the Term, authorization to allow Landlord to access Tenant’s usage information necessary for Landlord to complete an ENERGY
STAR® Statement of Performance (or similar comprehensive utility usage report (e.g., related to Labs 21), if requested by Landlord) and any other information reasonably requested by Landlord for the immediately preceding year; and Tenant shall
comply with any other energy usage or 

  
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consumption requirements required by Applicable Laws. Tenant shall retain records of utility usage at the Premises, including invoices and statements from the utility provider, for at least sixty
(60) months, or such other period of time as may be requested by Landlord. Tenant acknowledges that any utility information for the Premises, the Building and the Project may be shared with third parties, including Landlord’s consultants
and Governmental Authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord to collect utility usage information directly from the applicable utility providers, and Tenant shall pay Landlord a fee of
Five Hundred Dollars ($500) per month to collect such utility usage information. In addition to the foregoing, Tenant shall comply with all Applicable Laws related to the disclosure and tracking of energy consumption at the Premises. The provisions
of this Section shall survive the expiration or earlier termination of this Lease. 
 17.    Alterations. 

17.1.    Tenant shall make no alterations, additions or improvements, other than the Second Floor Tenant Improvements, in
or to the Premises or engage in any construction, demolition, reconstruction, renovation or other work (whether major or minor) of any kind in, at or serving the Premises (“Alterations”) without Landlord’s prior written
approval, which approval may be subject to the consent of one or more Lenders, if required under any applicable Loan Document, but which approval Landlord shall not otherwise unreasonably withhold; provided, however, that, in the event any
proposed Alteration affects (a) any structural portions of the Building, including exterior walls, the roof, the foundation or slab, foundation or slab systems (including barriers and subslab systems) or the core of the Building, (b) the
exterior of the Building or (c) any Building systems, including elevator, plumbing, HVAC, electrical, security, life safety and power, then Landlord may withhold or condition its approval in its sole and absolute discretion. Notwithstanding the
foregoing, or anything to the contrary in this Lease, any work referenced in the Work Letter as initial Tenant Improvements, whether performed by Landlord or Tenant, shall be governed solely by the Work Letter and not by the terms of this
Section 17 (other than Sections 17.7, 17.8 and 17.9), which such terms are not applicable to the initial Tenant Improvements except to the extent expressly incorporated into the Work Letter. Tenant shall, in making
any Alterations, use only those architects, contractors, suppliers and mechanics of which Landlord has given prior written approval, which approval shall be in Landlord’s reasonable discretion, subject to the last sentence of this
Section 17.1. In seeking Landlord’s approval, Tenant shall provide Landlord, at least thirty (30) days in advance of the desired commencement date of any proposed construction, with plans, specifications, bid
proposals, certified stamped engineering drawings and calculations by Tenant’s engineer of record or architect of record (including connections to the Building’s structural system, modifications to the Building’s envelope, non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety systems), work contracts, requests for laydown areas and such other information
concerning the nature and cost of the Alterations as Landlord may reasonably request, provided that Tenant shall not commence any such Alterations that require Landlord’s consent unless and until Tenant has received the written approval of
Landlord and any and all Lenders whose consent is required under any applicable Loan Document. In no event shall Tenant use or Landlord be required to approve any architects, consultants, contractors, subcontractors or material suppliers that
Landlord reasonably believes could cause labor disharmony or may not have sufficient experience, in Landlord’s reasonable opinion, to perform work in an occupied Class “A” laboratory research building and in lab areas. 

  
 30 

 17.2.    Tenant shall not construct or permit to be constructed
partitions or other obstructions that might interfere with free access to mechanical installation or service facilities of the Building or with other tenants’ components located within the Building, or interfere with the moving of
Landlord’s equipment to or from the enclosures containing such installations or facilities. 
 17.3.    Tenant
shall accomplish any work performed on the Premises or the Building in such a manner as to permit any life safety systems to remain fully operable at all times. 

17.4.    Any work performed on the Premises, the Building or the Project by Tenant or Tenant’s contractors as
Alterations shall be done at such times and in such manner as Landlord may reasonably designate. Tenant covenants and agrees that all work done by Tenant or Tenant’s contractors shall be performed in full compliance with Applicable Laws. Within
thirty (30) days after completion of any Alterations, Tenant shall provide Landlord with complete “as built” drawing print sets and electronic CADD files on disc (or files in such other current format in common use as Landlord
reasonably approves or requires) showing any changes in the Premises, as well as a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and approved by Landlord for all new or affected mechanical, electrical and
plumbing systems. Any such “as built” plans shall show the applicable Alterations as an overlay on the Building as-built plans; provided that Landlord provides the Building “as
built” plans to Tenant. 
 17.5.    Before commencing any Alterations, Tenant shall (a) give Landlord at least
thirty (30) days’ prior written notice of the proposed commencement of such work and the names and addresses of the persons supply labor or materials therefor so that Landlord may enter the Premises to post and keep posted thereon and
therein notices or to take any further action that Landlord may reasonably deem proper for the protection of Landlord’s interest in the Project and (b) shall, if required by Landlord, secure, at Tenant’s own cost and expense, a
completion and lien indemnity bond satisfactory to Landlord for such work. 
 17.6.    Tenant shall repair any damage to
the Premises arising from Tenant’s removal of any property from the Premises. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if such space were otherwise occupied by Tenant. The provisions of this
Section shall survive the expiration or earlier termination of this Lease. 
 17.7.    The Premises plus any
Alterations; Signage; Tenant Improvements; attached equipment, decorations, fixtures and trade fixtures; movable laboratory casework and related appliances; and other additions and improvements attached to or built into the Premises made by either
of the parties (including all floor and wall coverings; paneling; sinks and related plumbing fixtures; laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits;
electrical panels and circuits; attached machinery and equipment; and built-in furniture and cabinets, in each case, together with all additions and accessories thereto), shall at all times remain the property of Landlord, shall remain in the
Premises and shall remain as 

  
 31 

 
property of Landlord upon Lease expiration or earlier termination and shall be surrendered to Landlord upon the expiration or earlier termination of this Lease; provided, however, (i) the
items listed on Exhibit F attached hereto (which Exhibit F may be updated by Tenant from and after the Term Commencement Date, subject to Landlord’s written consent) constitute “Tenant’s Property” and may be
removed by Tenant during the Term, provided Tenant shall remove the same upon the expiration or earlier termination of the Lease, and (ii) Landlord may reasonably condition approval of Alterations requiring Landlord consent (but not including
the Tenant Improvements), upon Tenant’s removal of same prior to Lease expirtion or earlier termination, provided Landlord notes said requirement in writing at the time Landlord provides consent for such Alterations. 

17.8.    Notwithstanding any other provision of this Article to the contrary, in no event shall Tenant remove any
improvement from the Premises in which any Lender has a security interest or as to which Landlord contributed payment, including the Tenant Improvements, without Landlord’s prior written consent, which consent Landlord may withhold in its sole
and absolute discretion. 
 17.9.    If Tenant shall fail to remove any of its property from the Premises prior to the
expiration or earlier termination of this Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store such effects without liability to Tenant for loss thereof or damage thereto, and Tenant shall pay
Landlord, upon demand, any costs and expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property or any portion thereof at private sale and without legal process for such
price as Landlord may obtain and apply the proceeds of such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the removal, storage and sale of such personal property. 

17.10.    Tenant shall pay to Landlord an amount equal to two and one-half percent
(2.5%) of the cost to Tenant of all Alterations requiring Landlord consent, but not including the initial Tenant Improvements work, which is subject only to the fee required by Section 4.3 herein above, to cover
Landlord’s overhead and expenses for plan review, engineering review, coordination, scheduling and supervision thereof or obtaining any required Lender consent. For purposes of payment of such sum, Tenant shall, within thirty (30) days
after substantial completion of an Alteration project for which Landlord consent was required, submit to Landlord copies of all bills, invoices and statements covering the costs of such charges, accompanied by payment to Landlord of the fee set
forth in this Section. Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of faulty work done by Tenant or its contractors, or by reason of delays arising from such faulty work, or by reason of inadequate clean-up. 
 17.11.    Within sixty (60) days after final completion of any
Alterations performed by Tenant with respect to the Premises, Tenant shall submit to Landlord documentation showing the amounts expended by Tenant with respect to such Alterations, together with reasonable supporting documentation and any other
information or documentation reasonably requested by Landlord. Landlord shall not publish or distribute such information, but may disclose it to Landlord’s affiliates and their respective employees, officers, directors, shareholders, partners,
members, attorneys, accountants, advisors, lenders and agents with a legitimate business reason for needing the information, or as required by Applicable Laws. 

  
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 17.12.    Tenant shall take, and shall cause its contractors to take,
commercially reasonable steps to protect the Premises during the performance of any Alterations, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage. 

17.13.    Tenant shall require its contractors and subcontractors performing work on the Premises to name Landlord and its
affiliates and Lenders as additional insureds on their respective insurance policies. 
 18.    Repairs and Maintenance. 

18.1.    Landlord shall repair and maintain the structural and exterior portions and Common Area of the Building and the
Project, including roofing and covering materials; foundations (excluding any architectural slabs, but including any structural slabs); exterior walls; plumbing; fire sprinkler systems (if any); base Building HVAC systems up to the first damper or
isolation valve that serves the Premises (for purposes of clarity, the portion of the HVAC system that includes such first damper or isolation valve and extends into and through the Premises, and any supplemental HVAC serving the Premises shall not
be part of the base Building HVAC and shall be Tenant’s obligation to maintain and repair pursuant to Section 18.2 below); elevators; and base Building electrical systems installed or furnished by Landlord. 

18.2.    Except for services of Landlord, if any, required by Section 18.1, Tenant shall at
Tenant’s sole cost and expense maintain and keep the Premises (including but not limited to the portion of the HVAC system that includes the first damper or isolation valve and extends into and through the Premises, any supplemental HVAC
serving the Premises, and any other systems or equipment exclusively serving the Premises) and every part thereof in good condition and repair, damage thereto from ordinary wear and tear excepted, and shall, within ten (10) days after receipt
of written notice from Landlord, provide to Landlord any maintenance records that Landlord reasonably requests. Tenant shall, upon the expiration or sooner termination of the Term, vacate and surrender the Premises to Landlord in broom-clean and
vacant condition, with Tenant’s Property removed consistent with the terms of Section 17.7, and any damage caused by removal of Tenant’s Property repaired, and shall, at Landlord’s request and al
Tenant’s sole cost and expense, cure all violations of Tenant’s obligations under the first sentence of Section 18.2 and remove all of Tenant’s telephone and data systems and their associated wiring and equipment from the
Premises, and repair any damage to the Premises caused thereby (collectively, the “Surrender Obligations”), notwithstanding any Restoration Deposit. Landlord shall have no obligation to alter, remodel, improve, repair, decorate or
paint the Premises or any part thereof, other than pursuant to the terms and provisions of the Work Letter. 

18.3.    Landlord shall not be liable for any failure to make any repairs or to perform any maintenance that is
Landlord’s obligation pursuant to this Lease unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need of such repairs or maintenance. Notwithstanding the foregoing, in no event
shall Landlord be liable for any consequential damages, opportunity costs or lost profits incurred or suffered by Tenant in connection with the foregoing. Tenant waives its rights under Applicable Laws now or hereafter in effect to make repairs at
Landlord’s expense. 

  
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 18.4.    If any excavation shall be made upon land adjacent to or under
the Building, or shall be authorized to be made, Tenant shall afford to the person causing or authorized to cause such excavation, license to enter the Premises for the purpose of performing such work as such person shall deem necessary or desirable
to preserve and protect the Building from injury or damage and to support the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting Tenant’s obligations under this
Lease. 
 18.5.    This Article relates to repairs and maintenance arising in the ordinary course of operation of the
Building and the Project. In the event of a casualty described in Article 24, Article 24 shall apply in lieu of this Article. In the event of eminent domain, Article 25 shall apply in lieu of this Article. 

18.6.    Costs incurred by Landlord pursuant to this Article shall constitute Operating Expenses. Notwithstanding the
foregoing, to the extent that the cost of such repairs and maintenance arising from Tenant’s acts, neglect, fault or omissions (but not gross negligence or willful misconduct) exceeds the limits of any insurance maintained or required to be
maintained by Tenant pursuant to this Lease but are covered by insurance maintained or required to be maintained by Landlord under this Lease, then Landlord shall file a claim for such excess pursuant to Landlord’s insurance and Tenant shall
reimburse Landlord for the deductible therefor within thirty (30) days after receipt of an invoice therefor (or, if Landlord has not obtained or maintained the insurance it is required to obtain and maintain pursuant to this Lease, Landlord
shall pay such excess, other than what the deductible would have been had Landlord obtained and maintained the requisite insurance, which Tenant shall pay to Landlord within thirty (30) days after receipt of an invoice therefor). 

19.    Liens. 

19.1.    Subject to the immediately succeeding sentence, Tenant shall keep the Premises, the Building and the Project free
from any liens arising from work or services performed, materials furnished to or obligations incurred by Tenant. Tenant further covenants and agrees that any mechanic’s or materialman’s lien filed against the Premises, the Building or the
Project for work or services claimed to have been done for, or materials claimed to have been furnished to, or obligations incurred by Tenant shall be discharged or bonded by Tenant within ten (10) days after Tenant learns of the filing
thereof, at Tenant’s sole cost and expense. 
 19.2.    Should Tenant fail to discharge or bond against any lien of
the nature described in Section 19.1, Landlord may, at Landlord’s election, pay such claim or post a statutory lien bond or otherwise provide security to eliminate the lien as a claim against title, and Tenant shall immediately
reimburse Landlord for the costs thereof as Additional Rent. Tenant shall Indemnify the Landlord Indemnitees from and against any Claims arising from any such liens, including any administrative, court or other legal proceedings related to such
liens. 

  
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 19.3.    In the event that Tenant leases or finances the acquisition of
office equipment, furnishings or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code financing statement shall, upon its face or by exhibit
thereto, indicate that such financing statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall the address of the Premises, the Building or the Project be furnished on a financing statement
without qualifying language as to applicability of the lien only to removable personal property located in an identified suite leased by Tenant. Should any holder of a financing statement record or place of record a financing statement that appears
to constitute a lien against any interest of Landlord or against equipment that may be located other than within an identified suite leased by Tenant, Tenant shall, within ten (10) days after filing such financing statement, cause (a) a
copy of the lender security agreement or other documents to which the financing statement pertains to be furnished to Landlord to facilitate Landlord’s ability to demonstrate that the lien of such financing statement is not applicable to
Landlord’s interest and (b) Tenant’s lender to amend such financing statement and any other documents of record to clarify that any liens imposed thereby are not applicable to any interest of Landlord in the Premises, the Building or
the Project. 
 20.    Estoppel Certificate. Each party shall, within ten (10) days after receipt of written notice from the
other party, execute, acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit G, or on any other form reasonably similar, certifying that: (a) this Lease is unmodified and in full force and
effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which rental and other charges are paid in advance, if any, (b) there arc not, to that
party’s knowledge, any uncured defaults on the part of the other party hereunder, or specifying such defaults if any are claimed, and (c) setting forth such further information with respect to this Lease or the Premises as may be requested
thereon. Any such statements may be relied upon by the requesting party and by any prospective purchaser or encumbrancer of all or any portion of the Property. In the event that Tenant fails to timely execute, acknowledge and deliver such statement
as described in this Section 20, then Landlord shall deliver an additional notice to Tenant requesting that Tenant timely deliver such estoppel certificate; provided, however, that if Tenant fails to timely deliver such
estoppel certificate within three (3) business days after such second (2nd) written notice from Landlord, Tenant accepts, acknowledges and agrees that it shall be conclusive upon Tenant that (i) this Lease is unmodified and in full force and effect,
without modification except as may be represented by Landlord, (ii) there are no uncured defaults in Landlord’s performance under this Lease, and (iii) as to the truth and accuracy of any other matters set forth in the estoppel certificate, in
the form referenced in Exhibit G, submitted by Landlord. 
 21.    Hazardous Materials. 

21.1.    Tenant shall not cause or permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or
about the Premises, the Building or the Project in violation of Applicable Laws by Tenant or any of its employees, agents, contractors or invitees (collectively with Tenant, each a “Tenant Party”). If (a) Tenant breaches such
obligation, (b) the presence of Hazardous Materials as a result of such a breach results in contamination of the Project, any 

  
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portion thereof, or any adjacent property, (c) contamination of the Premises otherwise occurs during the Term or any extension or renewal hereof or any holding over by Tenant hereunder
(other than if such contamination results from (i) migration of Hazardous Materials from outside the Premises not arising from the acts or omissions of a Tenant Party or coming from property owned or leased by a Tenant Party or (ii) to the
extent such contamination arises directly from Landlord’s gross negligence or willful misconduct) or (d) contamination of the Project occurs as a result of Hazardous Materials that are placed on or under or are released into the Project by
a Tenant Party, then Tenant shall Indemnify the Landlord Indemnitees from and against any and all Claims of any kind or nature, including (w) diminution in value of the Project or any portion thereof, (x) damages for the loss or
restriction on use of rentable or usable space or of any amenity of the Project, (y) damages arising from any adverse impact on marketing of space in the Project or any portion thereof and (z) sums paid in settlement of Claims that arise
before, during or after the Term as a result of such breach or contamination. This Indemnification by Tenant includes costs incurred in connection with any investigation of site conditions or any clean-up,
remedial, removal or restoration work required by any Governmental Authority because of Hazardous Materials present in the air, soil or groundwater above, on, under or about the Project. Without limiting the foregoing, if the presence of any
Hazardous Materials in, on, under or about the Project, any portion thereof or any adjacent property caused or permitted by any Tenant Party results in any contamination of the Project, any portion thereof or any adjacent property, then Tenant shall
promptly take all actions at its sole cost and expense as are necessary to return the Project, any portion thereof or any adjacent property to its respective condition existing prior to the time of such contamination; provided that
Landlord’s written approval of such action shall first be obtained, which approval Landlord shall not unreasonably withhold; and provided, further, that it shall be reasonable for Landlord to withhold its consent if such actions could
have a material adverse long-term or short-term effect on the Project, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of
damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Notwithstanding the foregoing, Landlord shall Indemnify the Tenant Parties from
and against any and all Claims arising from the presence of Hazardous Materials at the Project in violation of Applicable Laws as of the Execution Date, unless placed, caused or exacerbated at the Project by a Tenant Party. 

21.2.    Landlord acknowledges that it is not the intent of this Article to prohibit Tenant from operating its business
for the Permitted Use. Tenant may operate its business according to the custom of Tenant’s industry so long as the use or presence of Hazardous Materials is strictly and properly monitored in accordance with Applicable Laws. As a material
inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord (a) a list identifying each type of Hazardous Material to be present at the Premises that is subject to
regulation under any environmental Applicable Laws in the form of a Tier II form pursuant to Section 312 of the Emergency Planning and Community Right-to-Know Act
of 1986 (or any successor statute) or any other form reasonably requested by Landlord, (b) a list of any and all approvals or permits from Governmental Authorities required in connection with the presence of such Hazardous Material at the
Premises and (c) correct and complete copies of (i) notices of violations of Applicable Laws related to Hazardous Materials 

  
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and (ii) plans relating to the installation of any storage tanks to be installed in, on, under or about the Project (provided that installation of storage tanks shall only be
permitted after Landlord has given Tenant its written consent to do so, which consent Landlord may withhold in its sole and absolute discretion) and closure plans or any other documents required by any and all Governmental Authorities for any
storage tanks installed in, on, under or about the Project for the closure of any such storage tanks (collectively, “Hazardous Materials Documents”). Tenant shall deliver to Landlord updated Hazardous Materials Documents, within
fourteen (14) days after receipt of a written request therefor from Landlord, not more often than once per year, unless (m) there are any changes to the Hazardous Materials Documents or (n) Tenant initiates any Alterations or changes
its business, in either case in a way that involves any material increase in the types or amounts of Hazardous Materials, in which case Tenant shall deliver updated Hazardous Materials documents (without Landlord having to request them) before or,
if not practicable to do so before, as soon as reasonably practicable after the occurrence of the events in Subsection 21.2(m) or (n). For each type of Hazardous Material listed, the Hazardous Materials Documents shall include (t) the
chemical name, (u) the material state (e.g., solid, liquid, gas or cryogen), (v) the concentration, (w) the storage amount and storage condition (e.g., in cabinets or not in cabinets), (x) the use amount and use condition (e.g., open use
or closed use), (y) the location (e.g., room number or other identification) and (z) if known, the chemical abstract service number. Notwithstanding anything in this Section to the contrary, Tenant shall not be required to provide Landlord with
any documents containing information of a proprietary nature, unless such documents contain a reference to Hazardous Materials or activities related to Hazardous Materials. Landlord may, at Landlord’s expense, cause the Hazardous Materials
Documents to be reviewed by a person or firm qualified to analyze Hazardous Materials to confirm compliance with the provisions of this Lease and with Applicable Laws. In the event that a review of the Hazardous Materials Documents indicates non-compliance with this Lease or Applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous Materials into compliance. Notwithstanding anything in this Lease to
the contrary or Landlord’s review into Tenant’s Hazardous Materials Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’
use or disposal of Hazardous Materials, it being acknowledged by Tenant that Tenant is best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 

21.3.    Tenant represents and warrants to Landlord that it is not nor has it been, in connection with the use, disposal
or storage of Hazardous Materials, (a) subject to a material enforcement order issued by any Governmental Authority or (b) required to take any remedial action. 

21.4.    At any time, and from time to time, prior to the expiration of the Term, Landlord shall have the right to conduct
appropriate tests of the Project or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred due to the acts or omissions of a Tenant Party. Tenant shall pay all reasonable costs of such tests if
such tests reveal that Hazardous Materials exist at the Project in violation of this Lease. 
 21.5.    If underground
or other storage tanks storing Hazardous Materials installed or utilized by Tenant are located on the Premises, or are hereafter placed on the Premises by Tenant 

  
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(or by any other party, if such storage tanks are utilized by Tenant), then Tenant shall monitor the storage tanks, maintain appropriate records, implement reporting procedures, properly close
any underground storage tanks, and take or cause to be taken all other steps necessary or required under the Applicable Laws. Tenant shall have no responsibility or liability for underground or other storage tanks installed by anyone other than
Tenant unless Tenant utilizes such tanks, in which case Tenant’s responsibility for such tanks shall be as set forth in this Section. 

21.6.    Tenant shall promptly report to Landlord any actual or suspected presence of mold or water intrusion at the
Premises. 
 21.7.    Tenant’s obligations under this Article shall survive the expiration or earlier termination
of the Lease. During any period of time needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises of any such Hazardous Materials, Tenant shall be deemed a holdover tenant and subject to the
provisions of Article 27. 
 21.8.    As used herein, the term “Hazardous Material” means any
toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous substance, material or waste that is or becomes regulated by Applicable Laws or any Governmental Authority. 

21.9.    Notwithstanding anything to the contrary in this Lease, Landlord shall have sole control over the equitable
allocation of fire control areas (as defined in the Uniform Building Code as adopted by the city or municipality(ies) in which the Project is located (the “UBC”)) within the Project for the storage of Hazardous Materials.
Notwithstanding anything to the contrary in this Lease, the quantity of Hazardous Materials allowed by this Section is specific to Tenant and shall not run with the Lease in the event of a Transfer (as defined in Article 29). In the event of
a Transfer, if the use of Hazardous Materials by such new tenant (“New Tenant”) is such that New Tenant utilizes fire control areas in the Project in excess of New Tenant’s Pro Rata Share of the Building or the Project, as
applicable, then New Tenant shall, at its sole cost and expense and upon Landlord’s written request, establish and maintain a separate area of the Premises classified by the UBC as an “H” occupancy area for the use and storage of
Hazardous Materials, or take such other action as is necessary to ensure that its share of the fire control areas of the Building and the Project is not greater than New Tenant’s Pro Rata Share of the Building or the Project, as applicable.
Notwithstanding anything in this Lease to the contrary, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal of fire control areas, it being acknowledged by Tenant that Tenant
and other tenants are best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 

  
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 22.    Odors and Exhaust. Tenant acknowledges that Landlord would not enter into
this Lease with Tenant unless Tenant assured Landlord that under no circumstances will any other occupants of the Building or the Project (including persons legally present in any outdoor areas of the Project) be subjected to odors or fumes (whether
or not noxious), and that the Building and the Project will not be damaged by any exhaust, in each case from Tenant’s operations. Landlord and Tenant therefore agree as follows: 

22.1.    Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes
of any kind from the Premises unless properly vented in a manner approved by Landlord in Landlord’s reasonable discretion. 

22.2.    If the Building has a ventilation system that, in Landlord’s judgment, is adequate, suitable, and
appropriate to vent the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Project, Tenant shall vent the Premises through such system. If Landlord at any time determines that any existing ventilation system
is inadequate, or if no ventilation system exists, Tenant shall in compliance with Applicable Laws vent all fumes and odors from the Premises (and remove odors from Tenant’s exhaust stream) as Landlord requires. The placement and configuration
of all ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s approval. Landlord may require Tenant to abate and vent all odors in a manner that goes beyond the requirements of Applicable Laws. 

22.3.    Tenant shall, at Tenant’s sole cost and expense, provide odor eliminators and other devices (such as
filters, air cleaners, scrubbers and whatever other equipment may in Landlord’s judgment be necessary or appropriate from time to time) to completely remove, eliminate and abate any odors, fumes or other substances in Tenant’s exhaust
stream that, in Landlord’s judgment, emanate from Tenant’s Premises. Any work Tenant performs under this Section shall constitute Alterations. 

22.4.    Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall, as described in this
Section 22, continue throughout the Term. Neither of Landlord’s approval of the Second Floor Tenant Improvements nor construction of the Fifth Floor Tenant Improvements shall preclude Landlord from requiring additional
measures to eliminate odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may designate in Landlord’s discretion). Tenant shall install additional equipment as Landlord requires from time to time under the
preceding sentence. Such installations shall constitute Alterations. 
 22.5.    If Tenant fails to install satisfactory
odor control equipment within ten (10) business days after Landlord’s demand made at any time, then Landlord may (but shall not be obligated to), without limiting Landlord’s other rights and remedies, (i) require Tenant to cease
and suspend any operations in the Premises that, in Landlord’s determination, cause odors, fumes or exhaust or (ii) enter upon the Premises and make such installation of satisfactory odor control equipment without liability to Tenant for
any loss or damage that may accrue to Tenant or its merchandise, fixtures or other property or to Tenant’s business by reason thereof. Notwithstanding the foregoing, Landlord shall not exercise its remedies set forth in clauses (i) or (ii)
above if Tenant commences to install satisfactory odor control equipment within ten (10) business days after Landlord’s demand (with evidence satisfactory of such commencement 

  
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delivered to Landlord) and thereafter diligently prosecutes the same to completion; provided, that such installation is completed no later than thirty (30) days after Tenant’s receipt
of such demand from Landlord, and provided, further, that if such installation is not completed no later than thirty (30) days after Tenant’s receipt of such demand from Landlord, then Landlord may elect to exercise its
remedies set forth in either or both of clauses (i) and (ii). All sums reasonably disbursed, deposited or incurred by Landlord in connection with such installation shall be due and payable by Tenant to Landlord, as an item of Additional Rent,
on demand by Landlord, together with interest at the Default Rate on such aggregate amount from the date of such demand until paid by Tenant. For example, if Landlord determines that Tenant’s production of a certain type of product causes
odors, fumes or exhaust, and Tenant does not install satisfactory odor control equipment within ten (10) business days after Landlord’s request, then Landlord may require Tenant to stop producing such type of product in the Premises unless
and until Tenant has installed odor control equipment satisfactory to Landlord or enter upon the Premises and install such satisfactory odor control equipment at Tenant’s cost and expense. 

23.    Insurance. 

23.1.    Landlord shall maintain insurance for the Building and the Project in amounts equal to full replacement cost
(exclusive of the costs of excavation, foundations and footings, engineering costs or such other costs to the extent the same are not incurred in the event of a rebuild and without reference to depreciation taken by Landlord upon its books or tax
returns) or such lesser coverage as Landlord may elect, provided that such coverage shall not be less than the amount of such insurance Landlord’s Lender, if any, requires Landlord to maintain, providing protection against any peril
generally included within the classification “Fire and Extended Coverage,” together with insurance against sprinkler damage (if applicable), vandalism and malicious mischief. Landlord, subject to availability thereof, shall further insure,
if Landlord deems it appropriate, coverage against flood, environmental hazard, earthquake, loss or failure of building equipment, rental loss during the period of repairs or rebuilding. Workers’ Compensation insurance and fidelity bonds for
employees employed to perform services. Notwithstanding the foregoing. Landlord may, but shall not be deemed required to, provide insurance for any improvements installed by Tenant or that are in addition to the standard improvements customarily
furnished by Landlord, without regard to whether or not such are made a part of or are affixed to the Building. 

23.2.    In addition, Landlord shall carry Commercial General Liability insurance with limits of not less than One Million
Dollars ($1,000,000) per occurrence/general aggregate for bodily injury (including death), or property damage with respect to the Project. 

23.3.    Tenant shall, at its own cost and expense, procure and maintain during the Term the following insurance for the
benefit of Tenant and Landlord (as their interests may appear) with insurers financially acceptable and lawfully authorized to do business in the state where the Premises are located: 

(a)    Commercial General Liability insurance on a broad-based occurrence coverage form, with coverages including but not
limited to bodily injury (including death), property damage (including loss of use resulting therefrom), premises/operations, personal & 

  
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advertising injury, and contractual liability with limits of liability of not less than $1,000,000 for bodily injury and property damage per occurrence, $2,000,000 general aggregate, which limits
may be met by use of excess and/or umbrella liability insurance; provided that such coverage is at least as broad as the primary coverages required herein. 

(b)    Commercial Automobile Liability insurance covering liability arising from the use or operation of any auto on
behalf of Tenant or invited by Tenant (including those owned, hired, rented, leased, borrowed, scheduled or non-owned). Coverage shall be on a broad-based occurrence form in an amount not less than $2,000,000
combined single limit per accident for bodily injury and property damage. Such coverage shall apply to all vehicles and persons, whether accessing the property with active or passive consent. These limits may be met by use of excess and/or umbrella
liability insurance; provided that such coverage follows form with the underlying coverages required herein. 

(c)    Commercial Property insurance covering property damage to the full replacement cost value and business
interruption. Covered property shall include all tenant improvements in the Premises (to the extent not insured by Landlord pursuant to Section 23.1) and Tenant’s property including personal property, furniture, fixtures, machinery,
equipment, stock, inventory and improvements and betterments, which may be owned by Tenant or Landlord and required to be insured hereunder, or which may be leased, rented, borrowed or in the care custody or control of Tenant, or Tenant’s
agents, employees or subcontractors. Such insurance, with respect only to all Tenant Improvements, Alterations or other work performed on the Premises by Tenant (collectively, “Tenant Work”), shall name Landlord and Landlord’s
current and future mortgagees as payees as their interests may appear as loss payee. Such insurance shall be written on an “all risk” of physical loss or damage basis including the perils of fire, extended coverage, electrical injury,
mechanical breakdown, windstorm, vandalism, malicious mischief, sprinkler leakage, back-up of sewers or drains, earthquake, terrorism and such other risks Landlord may from time to time designate, for the full
replacement cost value of the covered items with no co-insurance. Business interruption coverage shall have limits sufficient to cover Tenant’s lost profits and necessary continuing expenses, including
rents due Landlord under the Lease. The minimum period of indemnity for business interruption coverage shall be twenty-four (24) months. 

(d)    Workers’ Compensation in compliance with all Applicable Laws or as may be available on a voluntary basis.
Employer’s Liability must be at least in the amount of $1,000,000 for bodily injury by accident for each employee, $1,000,000 for bodily injury by disease for each employee, and $1,000,000 bodily injury by disease for policy limit. 

(e)    Medical malpractice insurance at limits of not less than $1,000,000 each claim during such periods, if any, that
Tenant engages in the practice of medicine or clinical trials involving human beings at the Premises. 

(f)    Pollution Legal Liability insurance is required if Tenant stores, handles, generates or treats Hazardous Materials,
as determined solely by Landlord, on or about the Premises. Such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage including physical injury to or destruction of

  
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tangible property including the resulting loss of use thereof, clean-up costs, and the loss of use of tangible property that has not been physically
injured or destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such compensatory damages. Coverage shall apply to both sudden and non-sudden
pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the
atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided the policy retroactive date is continuously maintained prior to the commencement date of this agreement, and coverage is continuously maintained during all
periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $1,000,000 per incident with a $5,000,000 policy aggregate and for a period of two (2) years thereafter. 

(g)    Umbrella/excess liability insurance with minimum limits of $5,000,000 per occurrence, $5,000,000 general aggregate
and $5,000,000 products/completed operation aggregate. Such policies must provide excess coverage above all policies noted in this Section 23.3 that Tenant is required to obtain (other than any property insurance policy).
Coverage shall be at least as broad as the underlying coverages. 
 (h)    The insurance coverages required in
Exhibit B-l in connection with all construction by Tenant or on behalf of Tenant at the Premises (including the Second Floor Tenant Improvements and any Alterations). 

23.4.    The insurance required of Tenant by this Article shall be with companies at all times having a current rating of
not less than A- and financial category rating of at least Class VII in “A.M. Best’s Insurance Guide” current edition. Tenant shall obtain for Landlord from the insurance companies/broker
or cause the insurance companies/broker to furnish certificates of insurance evidencing all coverages required herein to Landlord. Landlord reserves the right to require complete, certified copies of all required insurance policies including any
endorsements. No such policy shall be cancelable or subject to reduction of coverage or other modification or cancellation except after thirty (30) days’ prior written notice to Landlord from Tenant or its insurers (except in the event of non-payment of premium, in which case ten (10) days’ written notice shall be given). All such policies shall be written as primary policies, not contributing with and not in excess of the coverage that
Landlord may carry. Tenant’s required policies shall contain severability of interests clauses stating that, except with respect to limits of insurance, coverage shall apply separately to each insured or additional insured. Tenant shall, on the
date of expiration of such policies, furnish Landlord with renewal certificates of insurance or binders. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure such insurance
on Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent. Commercial General Liability. Commercial Automobile Liability, Umbrella Liability and Pollution Legal Liability insurance as required above shall name Landlord, BioMed
Realty LLC, BioMed Realty, L.P., BRE Edison L.P., BRE Edison LLC, BRE Edison Holdings L.P., BRE Edison Holdings LLC. BRE Edison Parent L.P. and their respective officers, employees, agents, general partners, members, subsidiaries, affiliates and
Lenders (“Landlord Parties”) as additional insureds as respects liability arising from work or operations performed by or on behalf of Tenant, Tenant’s use or occupancy of Premises, and ownership, maintenance or use of vehicles
by or on behalf of Tenant. 

  
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 23.5.    In each instance where insurance is to name Landlord Parties as
additional insureds, Tenant shall, upon Landlord’s written request, also designate and furnish certificates evidencing such Landlord Parties as additional insureds to (a) any Lender of Landlord holding a security interest in the Building
or the Project, (b) the landlord under any lease whereunder Landlord is a tenant of the real property upon which the Building is located if the interest of Landlord is or shall become that of a tenant under a ground lease rather than that of a
fee owner and (c) any management company retained by Landlord to manage the Project. 
 23.6.    Tenant assumes the
risk of damage to any fixtures, goods, inventory, merchandise, equipment and leasehold improvements, and Landlord shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage, all as more
particularly set forth within this Lease. Tenant shall, at Tenant’s sole cost and expense, carry such insurance as Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption. 

23.7.    Tenant, on behalf of itself and its insurers, hereby waives any and all rights of recovery against the Landlord
Parties with respect to any loss, damage, claims, suits or demands, howsoever caused, that are covered, or should have been covered, by valid and collectible workers’ compensation, employer’s liability insurance and other liability
insurance required to obtained and carried by Tenant pursuant to this Article, including any deductibles or self-insurance maintained thereunder. Tenant agrees to endorse the required workers’ compensation, employer’s liability and other
liability insurance policies to permit waivers of subrogation as required hereunder and hold harmless and indemnify the Landlord Parties for any loss or expense incurred as a result of a failure to obtain such waivers of subrogation from insurers.
Such waivers shall continue so long as Tenant’s insurers so permit. Any termination of such a waiver shall be by written notice to Landlord, containing a description of the circumstances hereinafter set forth in this Section. Tenant, upon
obtaining the policies of workers’ compensation, employer’s liability and other liability insurance required or permitted under this Lease, shall give notice to its insurance carriers that the foregoing waiver of subrogation is contained
in this Lease. If such policies shall not be obtainable with such waiver or shall be so obtainable only at a premium over that chargeable without such waiver, then Tenant shall notify Landlord of such conditions. In addition, each of Landlord and
Tenant, on behalf of itself and its insurers, hereby waives all rights of subrogation against the other party or such other party’s insurers with respect to any Claims covered by any other insurance policies required to be obtained and
maintained by the non-waiving party pursuant to this Lease, or that would have been covered had the non-waiving party obtained and maintained such policies, except to the extent of the non-waiving party’s gross negligence or willful misconduct. 
 23.8.    Landlord
may require insurance policy limits required under this Lease to be raised to conform with requirements of Landlord’s Lender or to bring coverage limits to levels then being required of new tenants within the Project. 

  
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 23.9.    In addition to other insurance required by this Lease to be
carried by Tenant, if Tenant sells, merchandises, transfers, gives away or exchanges so-called “alcoholic liquors” in, upon or from any part of the Premises, then Tenant shall, at Tenant’s sole
cost and expense, purchase and maintain in full force and effect during the Term dram shop insurance in form and substance satisfactory to Landlord, with total limits of liability for bodily injury, loss of means of support and property damage for
each occurrence in an amount and with a carrier reasonably acceptable to Landlord, and otherwise in compliance with the general provisions of this Article governing the provision of insurance by Tenant. Such policy shall name Landlord and the
Landlord Parties as additional insureds against any liability by virtue of Applicable Laws concerning the use, sale or giving away of alcoholic liquors. If at any time such insurance is for any reason not in force, then during all and any such times
no selling, merchandising, transferring, giving away or exchanging of so-called “alcoholic liquors” shall be conducted by Tenant in, upon or from any part of the Premises. 

23.10.    Any costs incurred by Landlord pursuant to this Article shall constitute a portion of Operating Expenses. 

23.11.    The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

24.    Damage or Destruction. 

24.1.    In the event of a partial destruction of (a) the Premises, (b) the Building, (c) the Common Area or
(d) the Project ((a)-(d) collectively, the “Affected Areas”) by fire or other perils covered by extended coverage insurance not exceeding twenty-five percent (25%) of the full insurable value thereof, and provided that
(w) the damage thereto is such that the Affected Areas may be repaired, reconstructed or restored within a period of six (6) months from the date of the happening of such casualty, (x) Landlord shall receive insurance proceeds from
its insurer or Lender sufficient to cover the cost of such repairs, reconstruction and restoration (except for any deductible amount provided by Landlord’s policy, which deductible amount, if paid by Landlord, shall constitute an Operating
Expense), (y) the repair, reconstruction or restoration of the Affected Areas is permitted by all applicable Loan Documents or otherwise consented to by any and all Lenders whose consent is required thereunder and (z) such casualty was not
intentionally caused by a Tenant Party, then Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration of the Affected Areas and this Lease shall continue in full force and effect. 

24.2.    In the event of any damage to or destruction of the Building or the Project other than as described in
Section 24.1, Landlord may elect to repair, reconstruct and restore the Building or the Project, as applicable, in which case this Lease shall continue in full force and effect. If Landlord elects not to repair, reconstruct
and restore the Building or the Project, as applicable, then this Lease shall terminate as of the date of such damage or destruction. In the event of any damage or destruction (regardless of whether such damage is governed by
Section 24.1 or this Section), if (a) in Landlord’s determination as set forth in the Damage Repair Estimate (as defined below), the Affected Areas cannot be repaired, reconstructed or restored within twelve
(12) months after the date of such casualty, (b) subject to Section 24.6, the 

  
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Affected Areas are not actually repaired, reconstructed and restored within twelve (12) months after the date of such casualty, or (c) the damage and destruction occurs within the last
twelve (12) months of the then-current Term, then Tenant shall have the right to terminate this Lease, effective as of the date of such damage or destruction, by delivering to Landlord its written notice of termination (a “Termination
Notice”) (y) with respect to Subsections 24.2(a) and (c) above, no later than fifteen (15) days after Landlord delivers to Tenant Landlord’s Damage Repair Estimate and (z) with respect to
Subsection 24.2(b), no later than fifteen (15) days after such twelve (12) month period (as the same may be extended pursuant to Section 24.6) expires. If Tenant provides Landlord with a Termination Notice pursuant to
Subsection 24.2(z), Landlord shall have an additional thirty (30) days after receipt of such Termination Notice to complete the repair, reconstruction and restoration. If Landlord does not complete such repair, reconstruction and
restoration within such thirty (30) day period, then Tenant may terminate this Lease in its entirety by giving Landlord written notice within two (2) business days after the expiration of such thirty (30) day period. If Landlord does
complete such repair, reconstruction and restoration within such thirty (30) day period, then this Lease shall continue in full force and effect. 

24.3.    As soon as reasonably practicable, but in any event within sixty (60) days following the date of damage or
destruction, Landlord shall notify Tenant of Landlord’s good faith estimate of the period of time in which the repairs, reconstruction and restoration will be completed (the “Damage Repair Estimate”), which estimate shall be
based upon the opinion of a contractor reasonably selected by Landlord and experienced in comparable repair, reconstruction and restoration of similar buildings. Additionally, Landlord shall give written notice to Tenant as soon as reasonably
practicable, but in any event within sixty (60) days following the date of damage or destruction of its election not to repair, reconstruct or restore the Building or the Project, as applicable. 

24.4.    Solely in the event that (1) Landlord terminates this Lease under any provision of this Article 24
and (2) such casualty is not caused by or arises due to the actions or omissions of Tenant or Tenant’s agents, employees, invitees or contractors, then (i) Landlord shall return the full Restoration Deposit within ten
(10) business days after termination, and (ii) the parties shall be released thereby without further obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to (a) items
occurring prior to the damage or destruction and (b) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof. Upon any termination of this Lease under any provision of this Article 24,
the unapplied portion of the Security Deposit shall be withheld or released pursuant to the terms and conditions of Section 11 of this Lease. 

24.5.    In the event of repair, reconstruction and restoration as provided in this Article, all Rent to be paid by Tenant
under this Lease shall be abated proportionately based on the extent to which Tenant’s use of the Premises is impaired during the period of such repair, reconstruction or restoration, unless Landlord provides Tenant with other space during the
period of repair, reconstruction and restoration that, in Tenant’s reasonable opinion, is suitable for the temporary conduct of Tenant’s business; provided, however, that the amount of such abatement shall be reduced by the amount
of Rent that is received by Tenant as part of the business interruption or loss of rental income with respect to the Premises from the proceeds of business interruption or loss of rental income insurance. 

  
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 24.6.    Notwithstanding anything to the contrary contained in this
Article, (a) Landlord shall not be required to repair, reconstruct or restore any damage or destruction to the extent that Landlord is prohibited from doing so by any applicable Loan Document or any Lender whose consent is required thereunder
withholds its consent, and (b) should Landlord be delayed or prevented from completing the repair, reconstruction or restoration of the damage or destruction to the Premises after the occurrence of such damage or destruction by Force Majeure or
delays caused by a Lender or Tenant Party, then the time for Landlord to commence or complete repairs, reconstruction and restoration shall be extended on a day-for-day
basis for up to one hundred eighty (180) days; provided, however, that, at Landlord’s election, Landlord shall be relieved of its obligation to make such repairs, reconstruction and restoration. 

24.7.    If Landlord is obligated to or elects to repair, reconstruct or restore as herein provided, then Landlord shall
be obligated to make such repairs, reconstruction or restoration only with regard to (a) those portions of the Premises that were originally provided at Landlord’s expense and (b) the Common Area portion of the Affected Areas. The
repairs, reconstruction or restoration of improvements not originally provided by Landlord or at Landlord’s expense shall be the obligation of Tenant; provided, however, Landlord Parties shall release any and all interest in Tenant’s
insurance proceeds required for Tenant to perform such work, unless Tenant is then in default. In the event Tenant has elected to upgrade certain improvements from the Building Standard. Landlord shall, upon the need for replacement due to an
insured loss, provide only the Building Standard, unless Tenant again elects to upgrade such improvements and pay any incremental costs related thereto, except to the extent that excess insurance proceeds, if received, are adequate to provide such
upgrades, in addition to providing for basic repairs, reconstruction and restoration of the Premises, the Building and the Project. 

24.8.    Notwithstanding anything to the contrary contained in this Article, Landlord shall not have any obligation
whatsoever to repair, reconstruct or restore the Premises if the damage resulting from any casualty covered under this Article occurs: (a) during the seventh (7th) through twelfth (12th) months prior to the expiration of the Term and the Damage
Repair Estimate indicates that more than thirty (30) days will be required for such repair, reconstruction or restoration, or (b) during the last six (6) months of the Term. 

24.9.    Landlord’s obligation, should it elect or be obligated to repair, reconstruct or restore, shall be limited
to the Affected Areas, and shall be conditioned upon Landlord receiving any permits or authorizations required by Applicable Laws. Tenant shall, al its expense, replace or fully repair all of Tenant’s personal property and any Alterations
installed by Tenant existing at the time of such damage or destruction. If Affected Areas are to be repaired, reconstructed or restored in accordance with the foregoing, Landlord shall make available to Tenant any portion of insurance proceeds it
receives that are allocable to the Alterations constructed by Tenant pursuant to this Lease; provided Tenant is not then in default under this Lease, and subject to the requirements of any Lender of Landlord. 

  
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 24.10.    This Article sets forth the terms and conditions upon which
this Lease may terminate in the event of any damage or destruction. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes) permitting the parties to terminate this Lease as a result of any damage or
destruction. 
 25.    Eminent Domain. 

25.1.    In the event (a) the whole of all Affected Areas or (b) such part thereof as shall substantially
interfere with Tenant’s use and occupancy of the Premises for the Permitted Use shall be taken for any public or quasi-public purpose by any lawful power or authority by exercise of the right of appropriation, condemnation or eminent domain, or
sold to prevent such taking, Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to such authority, except with regard to (y) items occurring prior to the taking and (z) provisions
of this Lease that, by their express terms, survive the expiration or earlier termination hereof. 
 25.2.    In the
event of a partial taking of (a) the Building or the Project or (b) drives, walkways or parking areas serving the Building or the Project for any public or quasi-public purpose by any lawful power or authority by exercise of right of
appropriation, condemnation, or eminent domain, or sold to prevent such taking, then, without regard to whether any portion of the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease (except with regard to
(a) items occurring prior to the taking and (b) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof) as of such taking if such taking is, in Landlord’s reasonable determination,
of a material nature such as to make it uneconomical to continue use of the unappropriated portion for purposes of renting office or laboratory space. 

25.3.    To the extent permitted under all applicable Loan Documents or otherwise consented to by any and all Lenders
whose consent is required thereunder, Tenant shall be entitled to any award that is specifically awarded as compensation for (a) the taking of Tenant’s personal property that was installed at Tenant’s expense and (b) the costs of
Tenant moving to a new location. Except as set forth in the previous sentence, any award for such taking shall be the property of Landlord. 

25.4.    If, upon any taking of the nature described in this Article, this Lease continues in effect, then Landlord shall
promptly proceed to restore the Affected Areas to substantially their same condition prior to such partial taking. To the extent such restoration is infeasible, as determined by Landlord in its reasonable discretion, the Rent shall be decreased
proportionately to reflect the loss of any portion of the Premises no longer available to Tenant. Notwithstanding anything to the contrary contained in this Article, Landlord shall not be required to restore the Affected Areas to the extent that
Landlord is prohibited from doing so by any applicable Loan Document or any Lender whose consent is required thereunder withholds its consent. 

25.5.    Solely in the event that (1) the whole of all Affected Areas shall be taken for any public or quasi-public
purpose by any lawful power or authority by exercise of the right of appropriation, condemnation or eminent domain, or sold to prevent such taking or (2) Landlord 

  
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terminates this Lease under any provision of this Article 25, then (i) Landlord shall return the full Restoration Deposit within ten (10) business days after termination, and
(ii) the parties shall be released thereby without further obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to provisions of this Lease that, by their express terms, survive the
expiration or earlier termination hereof. Upon any termination of this Lease under any provision of this Article 25, the unapplied portion of the Security Deposit shall be withheld or released pursuant to the terms and conditions of
Section 11 of this Lease. 
 25.6    This Article sets forth the terms and conditions upon
which this Lease may terminate in the event of any damage or destruction. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes) permitting the parties to terminate this Lease as a result of any
damage or destruction. 
 26.    Surrender. 

26.1.    At least thirty (30) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant
shall provide Landlord with a facility decommissioning and Hazardous Materials closure plan for the Premises (“Exit Survey”) prepared by an independent third party state-certified professional with appropriate expertise, which Exit
Survey must be reasonably acceptable to Landlord. The Exit Survey shall comply with the American National Standards Institute’s Laboratory Decommissioning guidelines (ANSI/AIHA Z9.11-2008) or any
successor standards published by ANSI or any successor organization (or, if ANSI and its successors no longer exist, a similar entity publishing similar standards). In addition, at least ten (10) days prior to Tenant’s surrender of
possession of any part of the Premises, Tenant shall (a) provide Landlord with written evidence of all appropriate governmental releases obtained by Tenant in accordance with Applicable Laws, including laws pertaining to the surrender of the
Premises, (b) place Laboratory Equipment Decontamination Forms on all decommissioned equipment to assure safe occupancy by future users and (c) conduct a site inspection with Landlord. In addition, Tenant agrees to remain responsible after
the surrender of the Premises for the remediation of any recognized environmental conditions set forth in the Exit Survey and comply with any recommendations set forth in the Exit Survey. Tenant’s obligations under this Section shall survive
the expiration or earlier termination of the Lease. 
 26.2.    No surrender of possession of any part of the Premises
shall release Tenant from any of its obligations hereunder, unless such surrender is accepted in writing by Landlord. 

26.3.    The voluntary or other surrender of this Lease by Tenant shall not effect a merger with Landlord’s fee title
or leasehold interest in the Premises, the Building, the Property or the Project, unless Landlord consents in writing, and shall, at Landlord’s option, operate as an assignment to Landlord of any or all subleases. 

26.4.    The voluntary or other surrender of any ground or other underlying lease that now exists or may hereafter be
executed affecting the Building or the Project, or a mutual cancellation thereof or of Landlord’s interest therein by Landlord and its lessor shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the
Building or the Property and shall, at the option of the successor to Landlord’s interest in the Building or the Project, as applicable, operate as an assignment of this Lease. 

  
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 27.    Holding Over. 

27.1.    If, with Landlord’s prior written consent, Tenant holds possession of all or any part of the Premises after
the Term, Tenant shall become a tenant from month to month after the expiration or earlier termination of the Term, and in such case Tenant shall continue to pay (a) Base Rent in accordance with Article 7 and (b) any amounts for
which Tenant would otherwise be liable under this Lease if the Lease were still in effect, including payments for Additional Rent and Tenant’s Adjusted Share of Operating Expenses. Any such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. 

27.2.    Notwithstanding the foregoing, if Tenant remains in possession of the Premises after the expiration or earlier
termination of the Term without Landlord’s prior written consent, (a) Tenant shall become a tenant at sufferance subject to the terms and conditions of this Lease, except that the monthly rent shall be equal to one hundred fifty percent (150%)
of the Rent in effect during the last thirty (30) days of the Term, and (b) if Tenant remains in possession of the Premises for at least ten (10) days after the expiration or earlier termination of the Term without Landlord’s
prior written consent, Tenant shall be liable to Landlord for any and all damages suffered by Landlord as a result of such holdover, including any lost rent or consequential, special and indirect damages (in each case, regardless of whether such
damages are foreseeable). 
 27.3.    Acceptance by Landlord of Rent after the expiration or earlier termination of the
Term shall not result in an extension, renewal or reinstatement of this Lease. 
 27.4.    The foregoing provisions of
this Article are in addition to and do not affect Landlord’s right of reentry or any other rights of Landlord hereunder or as otherwise provided by Applicable Laws. 

27.5.    The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

28.    Indemnification and Exculpation. 

28.1.    Tenant agrees to Indemnify the Landlord Indemnitees from and against any and all Claims of any kind or nature,
real or alleged, arising from (a) injury to or death of any person or damage to any property occurring within or about the Premises, the Building, the Property or the Project (with respect to the Fifth Floor Premises, from and after the Term
Commencement Date, and with respect to the Second Floor Premises, from and after the date that Tenant first accesses the Second Floor Premises for the purpose of performing the Second Floor Tenant Improvements after the Execution Date), arising
directly or indirectly out of (i) the presence at or use or occupancy of the Premises or Project by a Tenant Party or (ii) an act or omission (where there was a duty to act) on the part of any Tenant Party, (b) a default by Tenant in
the performance of any of its obligations hereunder (beyond applicable notice and cure periods), or (c) injury to or death of persons or damage to or loss of any property, real or alleged, arising from the serving of alcoholic beverages at the
Premises or Project, including liability under any 

  
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dram shop law, host liquor law or similar Applicable Law, except to the extent directly arising from Landlord’s negligence or willful misconduct. Tenant’s obligations under this Section
shall not be affected, reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar
legislation. Tenant’s obligations under this Section shall survive the expiration or earlier termination of this Lease. 

28.2.    Notwithstanding anything in this Lease to the contrary, Landlord shall not be liable to Tenant for and Tenant
assumes all risk of (a) damage or losses arising from fire, electrical malfunction, gas explosion or water damage of any type (including broken water lines, malfunctioning fire sprinkler systems, roof leaks or stoppages of lines), unless any
such loss is due to Landlord’s willful disregard of written notice by Tenant of need for a repair that Landlord is responsible to make for an unreasonable period of time, and (b) damage to personal property or scientific research,
including loss of records kept by Tenant within the Premises (in each case, regardless of whether such damages are foreseeable). Tenant further waives any claim for injury to Tenant’s business or loss of income relating to any such damage or
destruction of personal property as described in this Section. Notwithstanding anything in the foregoing or this Lease to the contrary, except (x) as otherwise expressly provided herein (including, without limitation,
Section 27.2). (y) as may be provided by Applicable Laws or (z) in the event of Tenant’s breach of Article 21 or Section 26.1, in no event shall Landlord or Tenant be liable to the other for any
consequential or indirect damages (including lost profits), and in no case shall either party be liable to the other for special or punitive damages arising from this Lease (provided that this Subsection 28.2(z) shall not limit
Tenant’s liability for Base Rent or Additional Rent pursuant to this Lease). 
 28.3.    Landlord shall not be
liable for any damages arising from any act, omission or neglect of any other tenant in the Building or the Project, or of any other third party unless said third party was acting by, through or at the direction of Landlord. 

28.4.    Tenant acknowledges that security devices and services, if any, while intended to deter crime, may not in given
instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses arising from criminal acts of third parties, and Tenant assumes the risk that any security device or service may malfunction or otherwise be
circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s sole cost and expense, obtain appropriate insurance coverage. Tenant’s security programs and equipment for the Premises
shall be coordinated with Landlord and subject to Landlord’s reasonable approval. 
 28.5.    The provisions of
this Article shall survive the expiration or earlier termination of this Lease. 
 28.6.    The Indemnity from Tenant in
this Article is intended to specifically cover actions brought by Tenant’s own employees, with respect to acts or omissions during the term of this Lease. In that regard, with respect to Landlord, Tenant waives any immunity it may have under
Washington’s Industrial Insurance Act, RCW Title 51, to the extent necessary to provide Landlord with a full and complete Indemnity from claims made by Tenant and its employees, to the extent of

  
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their negligence. If losses, liabilities, damages, liens, costs and expenses covered by Tenant’s Indemnity arise from the sole negligence of Landlord Parties or by the concurrent negligence
of both Landlord and Tenant, or their respective employees, agents, contractors, invitees and licensees, then Tenant shall Indemnify Landlord only to the extent of any Tenant Parties’ negligence. LANDLORD AND TENANT ACKNOWLEDGE THAT THE
INDEMNIFICATION PROVISIONS OF THIS ARTICLE WERE SPECIFICALLY NEGOTIATED AND AGREED UPON BY THEM. 
 29.    Assignment or
Subletting. 
 29.1.    Except as hereinafter expressly permitted, none of the following (each, a
“Transfer”), either voluntarily or by operation of Applicable Laws, shall be directly or indirectly performed without Landlord’s prior written consent, (which shall not be unreasonably withheld, conditioned or delayed by
Landlord): (a) Tenant selling, hypothecating, assigning, pledging, encumbering or otherwise transferring this Lease or subletting all or any portion of the Premises or (b) a controlling interest in Tenant being sold, assigned or otherwise
transferred (other than as a result of shares in Tenant being sold on a public stock exchange). For purposes of the preceding sentence, “control” means (m) owning (directly or indirectly) more than fifty percent (50%) of the stock or
other equity interests of another person or (n) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. Notwithstanding the foregoing, Tenant shall have the right to
Transfer, without Landlord’s prior written consent, Tenant’s interest in this Lease or the Premises or any part thereof (i) to any person that as of the date of determination and at all times thereafter directly, or indirectly through
one or more intermediaries, controls, is controlled by or is under common control with Tenant (“Tenant’s Affiliate”), or (ii) to the surviving entity in the event of a merger, consolidation or restructuring of Tenant or to
an entity that acquires all or substantially all of Tenant’s assets used in connection with the business operating by Tenant at the Building (each of (i) and (ii), an “Exempt Transfer”); provided that Tenant shall notify
Landlord in writing at least thirty (30) days prior to the effectiveness of such Transfer to Tenant’s Affiliate and otherwise comply with the requirements set forth in the last sentence of this paragraph regarding such a Transfer; and
provided, further, that (A) in connection with an assignment of this Lease to a Tenant’s Affiliate pursuant to clause (i) of this sentence, if such Tenant’s Affiliate has a net worth of less than One Hundred Seventy-Five
Million and 00/100 Dollars ($175,000,000.00), then the assigning Tenant will execute a guaranty of the Tenant’s Affiliate’s obligations under this Lease (on Landlord’s customary lease guaranty form or another commercially reasonable
lease guaranty form approved by Landlord), and (B) with respect to a Transfer pursuant to clause (ii) of this sentence, the person that will be the “Tenant” under this Lease after the Exempt Transfer has a net worth (as of both the
day immediately prior to and the day immediately after the Exempt Transfer) of not less than One Hundred Seventy-Five Million and 00/100 Dollars ($175,000,000.00). For purposes of the immediately preceding sentence, “control” requires both
(f) owning (directly or indirectly) more than fifty percent (50%) of the stock or other equity interests of another person and (g) possessing, directly or indirectly, the power to direct or cause the direction of the management and
policies of such person. In no event shall Tenant perform a Transfer to or with an entity that is a tenant at the Project or that is in discussions or negotiations with Landlord or an affiliate of Landlord to lease premises at the Project or a
property owned by Landlord or an affiliate of Landlord, unless such Transfer is an Exempt Transfer. Tenant and 

  
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any transferee pursuant to an Exempt Transfer shall be obligated to comply with, and shall be subject to, the terms and conditions set forth in Section 29.2, the last
two sentence of Section 29.3, Section 29.4 (except to the extent that Section 29.4 expressly excludes an Exempt Transfer), Section 29.5, Section 29.6, Section 29.8 and
Section 29.9, notwithstanding the fact that the Transfer constitutes an Exempt Transfer. 
 29.2.    In the
event Tenant desires to effect a Transfer, then, at least thirty (30) but not more than ninety (90) days prior to the date when Tenant desires the Transfer to be effective (the “Transfer Date”), Tenant shall provide
written notice to Landlord (the “Transfer Notice”) containing information (including references) concerning the character of the proposed transferee, assignee or sublessee; the Transfer Date; the most recent unconsolidated financial
statements of Tenant and of the proposed transferee, assignee or sublessee satisfying the requirements of Section 40.2 (“Required Financials”); any ownership or commercial relationship between Tenant and
the proposed transferee, assignee or sublessee; copies of Hazardous Materials Documents for the proposed transferee, assignee or sublessee; and the consideration and all other material terms and conditions of the proposed Transfer, all in such
detail as Landlord shall reasonably require. 
 29.3.    Landlord, in determining whether consent should be given to a
proposed Transfer, may give consideration to, among other things and without limitation the following factors which Tenant agrees shall all be factors on which Landlord may reasonably rely in determining whether or not to grant such consent:
(a) the financial strength of Tenant and of such transferee, assignee or sublessee (notwithstanding Tenant remaining liable for Tenant’s performance), and (b) any change in use that such transferee, assignee or sublessee proposes to
make in the use of the Premises. Landlord will not withhold its consent to a proposed Transfer that constitutes a sublease of the Premises solely on the basis that Tenant proposed to sublease a portion of the Premises (rather than the entire
Premises. In no event shall Landlord be deemed to be unreasonable for declining to consent to a Transfer if (i) any applicable Loan Document prohibits such assignment, (ii) any Lender whose consent is required thereunder withholds its
consent, or (iii) such transferee, assignee or sublessee is known generally to have a poor reputation, lacks financial qualifications, seeks a change in the Permitted Use, or jeopardizes, directly or indirectly, the status of Landlord or any of
Landlord’s affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986 (as the same may be amended from time to time, the “Revenue Code”). Notwithstanding anything contained in this Lease to the
contrary, (w) no Transfer shall be consummated on any basis such that the rental or other amounts to be paid by the occupant, assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived
by the business activities of such occupant, assignee, manager or other transferee; (x) Tenant shall not furnish or render any services to an occupant, assignee, manager or other transferee with respect to whom transfer consideration is
required to be paid, or manage or operate the Premises or any capital additions so transferred, with respect to which transfer consideration is being paid; (y) Tenant shall not consummate a Transfer with any person in which Landlord owns an
interest, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Revenue Code); and (z) Tenant shall not consummate a Transfer with any person or in any manner that could cause any portion of
the amounts received by Landlord pursuant to this Lease or any sublease, license or other 

  
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arrangement for the right to use, occupy or possess any portion of the Premises to fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Revenue
Code, or any similar or successor provision thereto or which could cause any other income of Landlord to fail to qualify as income described in Section 856(c)(2) of the Revenue Code. Notwithstanding anything in this Lease to the contrary, if
(1) any proposed transferee, assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take material remedial action in connection with Hazardous Materials contaminating a property if the
contamination resulted from such party’s action or omission or use of the property in question or (2) any proposed transferee, assignee or sublessee is subject to a material enforcement order issued by any Governmental Authority in
connection with the use, disposal or storage of Hazardous Materials, then Landlord shall have the right to withhold, withdraw or terminate its consent to any proposed transfer, assignment or subletting in Landlord’s sole and absolute
discretion. 
 29.4.    The following are conditions precedent to a Transfer or to Landlord considering a request by
Tenant to a Transfer: 
 (a)    Tenant shall remain fully liable under this Lease. Tenant agrees that it shall not be
(and shall not be deemed to be) a guarantor or surety of this Lease, however, and waives its right to claim that is it is a guarantor or surety or to raise in any legal proceeding any guarantor or surety defenses permitted by this Lease or by
Applicable Laws; 
 (b)    If Tenant or the proposed transferee, assignee or sublessee does not or cannot deliver the
Required Financials, then Landlord may elect to have either Tenant’s ultimate parent company or the proposed transferee’s, assignee’s or sublessee’s ultimate parent company provide a guaranty of the applicable entity’s
obligations under this Lease, in a form acceptable to Landlord, which guaranty shall be executed and delivered to Landlord by the applicable guarantor prior to the Transfer Date; 

(c)    In the case of an Exempt Transfer, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord
that the Transfer qualifies as an Exempt Transfer; 
 (d)    Except in the event of an Exempt Transfer, Tenant shall
provide Landlord with evidence reasonably satisfactory to Landlord that the value of Landlord’s interest under this Lease shall not be diminished or reduced by the proposed Transfer. Such evidence shall include evidence respecting the relevant
business experience and financial responsibility and status of the proposed transferee, assignee or sublessee; 

(e)    Tenant shall reimburse Landlord for Landlord’s actual costs and expenses, including reasonable attorneys’
fees, charges and disbursements incurred in connection with the review, processing and documentation of such request not to exceed Five Thousand Dollars ($5,000); 

(f)    Except with respect to an Exempt Transfer, if Tenant’s transfer of rights or sharing of the Premises provides
for the receipt by, on behalf of or on account of Tenant of any consideration of any kind whatsoever (including a premium rental for a sublease or lump sum 

  
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payment for an assignment, but excluding Tenant’s reasonable costs in marketing and subleasing the Premises) in excess of the rental and other charges due to Landlord under this Lease,
Tenant shall pay fifty percent (50%) of all of such excess to Landlord, after making deductions for any reasonable marketing expenses, tenant improvement funds expended by Tenant, alterations, cash concessions, brokerage commissions, attorneys’
fees and free rent and other lease incentives actually paid by Tenant. If such consideration consists of cash paid to Tenant, payment to Landlord shall be made upon receipt by Tenant of such cash payment; 

(g)    The proposed transferee, assignee or sublessee shall agree that, in the event Landlord gives such proposed
transferee, assignee or sublessee notice that Tenant is in default under this Lease, such proposed transferee, assignee or sublessee shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments shall be received by
Landlord without any liability being incurred by Landlord, except to credit such payment against those due by Tenant under this Lease, and any such proposed transferee, assignee or sublessee shall agree to attorn to Landlord or its successors and
assigns should this Lease be terminated for any reason; provided, however, that in no event shall Landlord or its Lenders, successors or assigns be obligated to accept such attornment; 

(h)    Except with respect to an Exempt Transfer, Landlord’s consent to any such Transfer shall be effected on
Landlord’s forms; 
 (i)    Tenant shall not then be in default hereunder in any respect; 

(j)    Such proposed transferee, assignee or sublessee’s use of the Premises shall be the same as the Permitted Use;

 (k)    Landlord shall not be bound by any provision of any agreement pertaining to the Transfer, except for
Landlord’s written consent to the same (if Landlord has executed and delivered written consent to the same); 

(l)    Tenant shall pay all transfer and other taxes (including interest and penalties) assessed or payable for any
Transfer; 
 (m)    Landlord’s consent (or waiver of its rights) for any Transfer (if Landlord has so consented or
waived its rights) shall not waive Landlord’s right to consent or refuse consent to any later Transfer; 

(n)    Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing or relating to the
Transfer; and 
 (o)    Tenant shall deliver to Landlord a list of Hazardous Materials (as defined below), certified by
the proposed transferee, assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the Premises. Additionally, Tenant shall deliver to Landlord, on or before the date any proposed
transferee, assignee or sublessee takes occupancy of the Premises, all of the items relating to Hazardous Materials of such proposed transferee, assignee or sublessee as described in Section 21.2. 

  
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 29.5.    Any Transfer that is not in compliance with the provisions of
this Article or with respect to which Tenant does not fulfill its obligations pursuant to this Article shall be void. 

29.6.    Notwithstanding any Transfer, Tenant shall remain fully and primarily liable for the payment of all Rent and
other sums due or to become due hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed by Tenant. The acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any
other term, covenant or condition thereof, from any person or entity other than Tenant shall not be deemed a waiver of any of the provisions of this Lease or a consent to any Transfer. 

29.7.    Reserved. 

29.8.    If Tenant sublets the Premises or any portion thereof, Tenant hereby immediately and irrevocably assigns to
Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and appoints Landlord as assignee and attorney-in-fact for
Tenant, and Landlord (or a receiver for Tenant appointed on Landlord’s application) may collect such rent and apply it toward Tenant’s obligations under this Lease; provided that, until the occurrence of a Default (as defined below)
by Tenant, Tenant shall have the right to collect such rent. 
 29.9.    In the event that Tenant enters into a sublease
for the entire Premises in accordance with this Article that expires within two (2) days of the Term Expiration Date, the term expiration date of such sublease shall, notwithstanding anything in this Lease, the sublease or any consent to the
sublease to the contrary, be deemed to be the date that is two (2) days prior to the Term Expiration Date. 

30.    Subordination and Attornment. 

30.1.    This Lease shall be subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord
is tenant now or hereafter in force against the Building or the Project and to all advances made or hereafter to be made upon the security thereof without the necessity of the execution and delivery of any further instruments on the part of Tenant
to effectuate such subordination. 
 30.2.    Notwithstanding the foregoing, and although
Section 30.1 is self-executing, Tenant shall, and covenants and agrees to, execute and deliver within fifteen (15) days after written demand from Landlord such further reasonable instrument or instruments evidencing
such subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is tenant as may be required by Landlord. If any Lender so elects, however, this Lease shall be deemed prior in lien to any
such lease, mortgage, or deed of trust upon or including the Premises regardless of date and Tenant shall execute a statement in writing to such effect at Landlord’s request. For the avoidance of doubt, “Lenders” shall also include
historic tax credit investors and new market tax credit investors. 
 30.3.    Upon written request of Landlord and
opportunity for Tenant to review, Tenant agrees to execute any Lease amendments not materially altering the terms of this Lease, if required by a Lender incident to the financing of the real property of which the Premises constitute a part. 

  
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 30.4.    In the event any proceedings are brought for foreclosure, or in
the event of the exercise of the power of sale under any mortgage or deed of trust made by Landlord covering the Premises, Tenant shall at the election of the purchaser at such foreclosure or sale attorn to the purchaser upon any such foreclosure or
sale and recognize such purchaser as Landlord under this Lease. 
 30.5.    Upon written request by Tenant, Landlord
shall, in good faith, request Lender’s form of subordination, non-disturbance and attornment agreement and shall provide it to Tenant upon receipt; provided that Landlord by so requesting makes no
assurance regarding such agreement or the terms thereof, or the willingness of Lender to enter into and deliver same, and further that Landlord disclaims any liability or responsibility for the negotiation of any term or provision thereof, or for
causing Lender to enter into or deliver same. 
 31.    Defaults and Remedies. 

31.1.    Late payment by Tenant to Landlord of Rent and other sums due shall cause Landlord to incur costs not contemplated
by this Lease, the exact amount of which shall be extremely difficult and impracticable to ascertain. Such costs include processing and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage or trust deed
covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within three (3) days after the date such payment is due, Tenant shall pay to Landlord (a) an additional sum of five percent (5%) of
the overdue Rent as a late charge plus (b) interest at an annual rate (the “Default Rate”) equal to the lesser of (a) twelve percent (12%) and (b) the highest rate permitted by Applicable Laws. The parties agree that this
late charge represents a fair and reasonable estimate of the costs that Landlord shall incur by reason of late payment by Tenant and shall be payable as Additional Rent to Landlord due with the next installment of Rent or within five
(5) business days after Landlord’s demand, whichever is earlier. Landlord’s acceptance of any Additional Rent (including a late charge or any other amount hereunder) shall not be deemed an extension of the date that Rent is due or
prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity. 
 31.2.    No
payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or
payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease or in equity or at
law. If a dispute shall arise as to any amount or sum of money to be paid by Tenant to Landlord hereunder, Tenant shall have the right to make payment “under protest,” such payment shall not be regarded as a voluntary payment, and there
shall survive the right on the part of Tenant to institute suit for recovery of the payment paid under protest. 

  
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 31.3.    If Tenant fails to pay any sum of money required to be paid by
it hereunder or perform any other act on its part to be performed hereunder, in each case within the applicable cure period (if any) described in Section 31.4, then Landlord may (but shall not be obligated to), without
waiving or releasing Tenant from any obligations of Tenant, make such payment or perform such act; provided that such failure by Tenant unreasonably interfered with the use of the Building or the Project by any other tenant or with the
efficient operation of the Building or the Project, or resulted or could have resulted in a violation of Applicable Laws or the cancellation of an insurance policy maintained by Landlord. Notwithstanding the foregoing, in the event of an emergency,
Landlord shall have the right to enter the Premises and act in accordance with its rights as provided elsewhere in this Lease. In addition to the late charge described in Section 31.1, Tenant shall pay to Landlord as
Additional Rent all sums so paid or incurred by Landlord, together with interest at the Default Rate, computed from the date such sums were paid or incurred. 

31.4.    The occurrence of any one or more of the following events shall constitute a “Default” hereunder
by Tenant: 
 (a)    Tenant abandons or vacates the Premises or surrenders the Premises prior to stated expiration or
earlier termination of the Term without Landlord’s prior written consent, with the intent to cease all operations at the Premises; 

(b)    Tenant fails to make any payment of Rent, as and when due, or to satisfy its obligations under Article 19,
where such failure shall continue for a period of (i) three (3) days after written notice thereof from Landlord to Tenant solely with respect to Tenant’s failure to timely pay the Fifth Floor Tenant Contribution or any monthly installments
Rent and (ii) five (5) business days after written notice thereof from Landlord to Tenant solely with respect to Tenant’s failure to timely pay any and all other sums (other than monthly installments of Rent) which Tenant is obligated to
pay to Landlord under this Lease; 
 (c)    Tenant fails to observe or perform any obligation or covenant contained
herein (other than described in Sections 31.4(a) and 31.4(b)) to be performed by Tenant, where such failure continues for a period of ten (10) days after written notice thereof from Landlord to Tenant; provided that, if the
nature of Tenant’s default is such that it reasonably requires more than ten (10) days to cure, Tenant shall not be deemed to be in Default if Tenant commences such cure within such ten (10) day period and thereafter diligently
prosecutes the same to completion; and provided, further, that such cure is completed no later than ninety (90) days after Tenant’s receipt of written notice from Landlord; 

(d)    Tenant makes an assignment for the benefit of creditors; 

(e)    A receiver, trustee or custodian is appointed to or does take title, possession or control of all or substantially
all of Tenant’s assets; 
 (f)    Tenant files a voluntary petition under the United States Bankruptcy Code or any
successor statute (as the same may be amended from time to time, the “Bankruptcy Code”) or an order for relief is entered against Tenant pursuant to a voluntary or involuntary proceeding commenced under any chapter of the
Bankruptcy Code; 

  
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 (g)    Any involuntary petition is filed against Tenant under any
chapter of the Bankruptcy Code and is not dismissed within one hundred twenty (120) days; 
 (h)    Tenant fails to
deliver an estoppel certificate in accordance with Article 20 within the period required for performance, and fails to cure that breach within five (5) business days after notice from Landlord; or 

(i)    Tenant’s interest in this Lease is attached, executed upon or otherwise judicially seized and such action is
not released within one hundred twenty (120) days of the action. 
 Notices given under this Section shall specify the alleged default and shall demand
that Tenant perform the provisions of this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises. No such notice shall be deemed a forfeiture or a termination of this Lease unless
Landlord elects otherwise in such notice. The foregoing notice and cure provisions shall be inclusive of and not in addition to the notices and cure periods provided for in RCW 59.12, as now or hereafter amended, or any legislation in lieu or
substitution thereof. 
 31.5.    In the event of a Default by Tenant, and at any time thereafter, with or without
notice or demand and without limiting Landlord in the exercise of any right or remedy that Landlord may have, Landlord has the right to do any or all of the following: 

(a)    Halt any Tenant Improvements and Alterations and order Tenant’s contractors, subcontractors, consultants,
designers and material suppliers to stop work; 
 (b)    Terminate Tenant’s right to possession of the Premises by
written notice to Tenant or by any lawful means, in which case Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and
remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of
trespass or becoming liable for any loss or damage that may be occasioned thereby; and 
 (c)    Terminate this Lease,
in which event Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such
property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable 

for any loss or damage that may be occasioned thereby. In the event that Landlord shall elect to so terminate this Lease, then Landlord shall be entitled to
recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including: 
 (i)    The sum
of: 
 A.    The worth at the time of award of any unpaid Rent that had accrued at the time of such termination; plus

  
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 B.    The worth at the time of award of the amount by which the unpaid
Rent that would have accrued during the period commencing with termination of the Lease and ending at the time of award exceeds that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s
reasonable satisfaction could have been reasonably avoided; plus 
 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 that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably
avoided; plus 
 D.    Any other amount necessary to compensate Landlord for all the detriment arising from
Tenant’s failure to perform its obligations under this Lease or that in the ordinary course of things would be likely to result therefrom, including the cost of restoring the Premises to the condition required under the terms of this Lease,
including any rent payments not otherwise chargeable to Tenant (e.g., during any “free” rent period or rent holiday); plus 

E.    At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from
time to time by Applicable Laws; or 
 (ii)    At Landlord’s election, as minimum liquidated damages in addition
to any (A) amounts paid or payable to Landlord pursuant to Section 3l.5(c)(i)(A) prior to such election and (B) costs of restoring the Premises to the condition required under the terms of this Lease, an amount
(the “Election Amount”) equal to either (Y) the positive difference (if any, and measured at the time of such termination) between (1) the then-present value of the total Rent and other benefits that would have accrued to
Landlord under this Lease for the remainder of the Term if Tenant had fully complied with the Lease minus (2) the then-present cash rental value of the Premises as determined by Landlord for what would be the then-unexpired Term if the Lease
remained in effect, computed using the discount rate of the Federal Reserve Bank of San Francisco at the time of the award plus one (I) percentage point (the “Discount Rate”) or (Z) twelve (12) months (or such lesser
number of months as may then be remaining in the Term) of Base Rent and Additional Rent at the rate last payable by Tenant pursuant to this Lease, in either case as Landlord specifies in such election. Landlord and Tenant agree that the Election
Amount represents a reasonable forecast of the minimum damages expected to occur in the event of a breach, taking into account the uncertainty, time and cost of determining elements relevant to actual damages, such as fair market rent, time and
costs that may be required to re-lease the Premises, and other factors; and that the Election Amount is not a penalty. 

As used in Sections 31.5(c)(i)(A) and (B), “worth at the time of award” shall be computed by allowing interest at the Default Rate (as
defined in Section 31.1 above). As used in Section 31.5(c)(i)(C), the “worth at the time of the award” shall be computed by taking the present value of such amount, using the Discount Rate. 

  
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 31.6.    In addition to any other remedies available to Landlord at law
or in equity and under this Lease, Landlord may continue this Lease in effect after Tenant’s Default or abandonment and recover Rent as it becomes due. In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal
to relet the Premises. For purposes of this Section, the following acts by Landlord will not constitute the termination of Tenant’s right to possession of the Premises: 

(a)    Acts of maintenance or preservation or efforts to relet the Premises, including alterations, remodeling,
redecorating, repairs, replacements or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or 

(b)    The appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease
or in the Premises. 
 Notwithstanding the foregoing, in the event of a Default by Tenant, Landlord may elect at any time to terminate this Lease and to
recover damages to which Landlord is entitled. 
 31.7.    If Landlord does not elect to terminate this Lease as
provided in Section 31.5, then Landlord may, from time to time, recover all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damages to which
Landlord is entitled. 
 31.8.    In the event Landlord elects to terminate this Lease and relet the Premises, Landlord
may execute any new lease in its own name. Tenant hereunder shall have no right or authority whatsoever to collect any Rent from such tenant. The proceeds of any such reletting shall be applied as follows: 

(a)    First, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord, including storage
charges or brokerage commissions owing from Tenant to Landlord as the result of such reletting; 
 (b)    Second, to the
payment of the costs and expenses of reletting the Premises, including (i) alterations and repairs that Landlord deems reasonably necessary and advisable and (ii) reasonable attorneys’ fees, charges and disbursements incurred by
Landlord in connection with the retaking of the Premises and such reletting; 
 (c)    Third, to the payment of Rent and
other charges due and unpaid hereunder; and 
 (d)    Fourth, to the payment of future Rent and other damages payable by
Tenant under this Lease. 
 31.9.    All of Landlord’s rights, options and remedies hereunder shall be construed
and held to be nonexclusive and cumulative. Landlord shall have the right to pursue any one or all of 

  
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such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from any
acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified
in such waiver. Notwithstanding , any provision of this Lease to the contrary, in no event shall Landlord be required to mitigate its damages with respect to any default by Tenant, except as required by Applicable Laws. Any such obligation imposed
by Applicable Laws upon Landlord to relet the Premises after any termination of this Lease shall be subject to the reasonable requirements of Landlord to (a) lease to high quality tenants on such terms as Landlord may from time to time deem
appropriate in its discretion and (b) develop the Project in a harmonious manner with a mix of uses, tenants, floor areas, terms of tenancies, etc., as determined by Landlord. Landlord shall not be obligated to relet the Premises to
(y) any Tenant’s Affiliate or (z) any party (i) unacceptable to a Lender, (ii) that requires Landlord to make improvements to or re-demise the Premises, (iii) that desires to
change the Permitted Use, (iv) that desires to lease the Premises for more or less than the remaining Term or (v) to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Project or at another property
owned by Landlord or an affiliate of Landlord. 
 31.10.    Landlord’s termination of (a) this Lease or
(b) Tenant’s right to possession of the Premises shall not relieve Tenant of any liability to Landlord that has previously accrued or that shall arise based upon events that occurred prior to the later to occur of (y) the date of
Lease termination and (z) the date Tenant surrenders possession of the Premises. 
 31.11.    To the extent
permitted by Applicable Laws, Tenant waives any and all rights of redemption granted by or under any present or future Applicable Laws if Tenant is evicted or dispossessed for any cause, or if Landlord obtains possession of the Premises due to
Tenant’s default hereunder or otherwise. 
 31.12.    Landlord shall not be in default or liable for damages under
this Lease unless Landlord fails to perform obligations required of Landlord within a reasonable time, but in no event shall such failure continue for more than thirty (30) days after written notice from Tenant specifying the nature of
Landlord’s failure; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default if Landlord commences
performance within such thirty (30) day period and thereafter diligently prosecutes the same to completion. In no event shall Tenant have the right to terminate or cancel this Lease or to withhold or abate rent or to set off any Claims against
Rent as a result of any default or breach by Landlord of any of its covenants, obligations, representations, warranties or promises hereunder, except as may otherwise be expressly set forth in this Lease. 

31.13.    In the event of any default by Landlord, Tenant shall give notice by registered or certified mail to any
(a) beneficiary of a deed of trust or (b) mortgagee under a mortgage covering the Premises, the Building or the Project and to any landlord of any lease of land upon or within which the Premises, the Building or the Project is located, and
shall offer such beneficiary, mortgagee or landlord a reasonable opportunity to cure the default, including time to 

  
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obtain possession of the Building or the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided that Landlord shall furnish to Tenant in
writing, upon written request by Tenant, the names and addresses of all such persons who are to receive such notices. 

32.    Bankruptcy. In the event a debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with similar
rights, duties and powers under any other Applicable Laws, proposes to cure any default under this Lease or to assume or assign this Lease and is obliged to provide adequate assurance to Landlord that (a) a default shall be cured,
(b) Landlord shall be compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances shall include any or all of the
following, as designated by Landlord in its sole and absolute discretion: 
 32.1.    Those acts specified in the
Bankruptcy Code or other Applicable Laws as included within the meaning of “adequate assurance,” even if this Lease does not concern a shopping center or other facility described in such Applicable Laws; 

32.2.    A prompt cash payment to compensate Landlord for any monetary defaults or actual damages arising directly from a
breach of this Lease; 
 32.3.    A cash deposit in an amount at least equal to the then-current amount of the Security
Deposit; or 
 32.4.    The assumption or assignment of all of Tenant’s interest and obligations under this Lease.

 33.    Brokers. 

33.1.    Tenant represents and warrants that it has had no dealings with any real estate broker or agent in connection with
the negotiation of this Lease other than Hans Kemp and Robert M. Mooney of Flinn Ferguson (“Broker”), and that it knows of no other real estate broker or agent that is or might be entitled to a commission in connection with this
Lease. Landlord shall compensate Broker in relation to this Lease pursuant to a separate agreement between Landlord and Broker. 

33.2.    Tenant represents and warrants that no broker or agent has made any representation or warranty relied upon by
Tenant in Tenant’s decision to enter into this Lease, other than as contained in this Lease. 
 33.3.    Tenant
acknowledges and agrees that the employment of brokers by Landlord is for the purpose of solicitation of offers of leases from prospective tenants and that no authority is granted to any broker to furnish any representation (written or oral) or
warranty from Landlord unless expressly contained within this Lease. Landlord is executing this Lease in reliance upon Tenant’s representations, warranties and agreements contained within Sections 33.1 and 33.2. 

33.4.    Tenant agrees to Indemnify the Landlord Indemnitees from any and all cost or liability for compensation claimed
by any broker or agent, other than Broker, employed or engaged by Tenant or claiming to have been employed or engaged by Tenant. 

  
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 34.    Definition of Landlord. With regard to obligations imposed upon Landlord
pursuant to this Lease, the term “Landlord.” as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest.
In the event of any transfer, assignment or conveyance of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, Landlord herein named (and in case of any subsequent transfers
or conveyances, the subsequent Landlord) shall (i) transfer to such transferee or credit against the applicable purchase price any Security Deposit and Restoration Deposit then held by Landlord and (ii) be automatically freed and relieved,
from and after the date of such transfer, assignment or conveyance, from all liability for the performance of any covenants or obligations contained in this Lease thereafter to be performed by Landlord and, without further agreement, the transferee,
assignee or conveyee of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, shall be deemed to have assumed and agreed to observe and perform any and all covenants and
obligations of Landlord hereunder during the tenure of its interest in the Lease or the Property. Landlord or any subsequent Landlord may transfer its interest in the Premises or this Lease without Tenant’s consent. Tenant shall be entitled to
pay Rent to Landlord’s Address for rent payments until such time as Landlord delivers written notice of transfer with a new rent payment address to Tenant pursuant to the delivery requirement of the Lease Notice clause. 

35.    Limitation of Landlord’s Liability. 

35.1.    If Landlord is in default under this Lease and, as a consequence, Tenant recovers a monetary judgment against
Landlord, the judgment shall be satisfied only out of (a) the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the Building and the Project, (b) rent or other income from
such real property receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing or other disposition of all or any part of Landlord’s right, title or interest in the Building or the Project.

 35.2.    Neither Landlord nor any of its affiliates, nor any of their respective partners, shareholders, directors,
officers, employees, members or agents shall be personally liable for Landlord’s obligations or any deficiency under this Lease, and service of process shall not be made against any shareholder, director, officer, employee or agent of Landlord
or any of Landlord’s affiliates. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be sued or named as a party in any suit or action, and service of process shall not be made
against any partner or member of Landlord except as may be necessary to secure jurisdiction of the partnership, joint venture or limited liability company, as applicable. No partner, shareholder, director, officer, employee, member or agent of
Landlord or any of its affiliates shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner, shareholder, director, officer, employee, member or agent of
Landlord or any of its affiliates. 

  
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 35.3.    Notwithstanding anything to the contrary contained in this
Lease, in no event shall Landlord be liable for any consequential damages, opportunity costs or lost profits incurred or suffered by Tenant as a result of a default or breach by Landlord under this Lease. 

35.3.    Each of the covenants and agreements of this Article shall be applicable to any covenant or agreement either
expressly contained in this Lease or imposed by Applicable Laws and shall survive the expiration or earlier termination of this Lease. 

36.    Intentionally Omitted. 

37.    Representations. Tenant guarantees, warrants and represents that (a) Tenant is duly incorporated or otherwise
established or formed and validly existing under the laws of its state of incorporation, establishment or formation, (b) Tenant has and is duly qualified to do business in the state in which the Property is located, (c) Tenant has full
corporate, partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform all Tenant’s obligations hereunder, (d) each person (and all of the persons if more than one signs) signing this
Lease on behalf of Tenant is duly and validly authorized to do so and (e) neither (i) the execution, delivery or performance of this Lease nor (ii) the consummation of the transactions contemplated hereby will violate or conflict with any
provision of documents or instruments under which Tenant is constituted or to which Tenant is a party. In addition, Tenant guarantees, warrants and represents that none of (x) it, (y) its affiliates or partners nor (z) to the best of its
knowledge, its members, shareholders or other equity owners or any of their respective employees, officers, directors, representatives or agents is a person or entity with whom U.S. persons or entities are restricted from doing business under
regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order (including the
September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action. 

Landlord guarantees, warrants and represents that (a) Landlord is duly incorporated or otherwise established or formed and validly
existing under the laws of its state of incorporation, establishment or formation, (b) Landlord has and is duly qualified to do business in the state in which the Property is located, (c) Landlord has full corporate, partnership, trust,
association or other appropriate power and authority to enter into this Lease and to perform all Landlord’s obligations hereunder, (d) each person (and all of the persons if more than one signs) signing this Lease on behalf of Landlord is
duly and validly authorized to do so and (e) neither (i) the execution, delivery or performance of this Lease nor (ii) the consummation of the transactions contemplated hereby will violate or conflict with any provision of documents or
instruments under which Landlord is constituted or to which Landlord is a party. In addition, Landlord guarantees, warrants and represents that none of (x) it. (y) its affiliates or partners nor (z) to the best of its knowledge, its
members, shareholders or other equity owners or any of their respective employees, officers, directors, representatives or agents is a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of the
Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order (including the September 24,
2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action. 

  
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 38.    Confidentiality. Tenant shall keep the terms and conditions of this Lease
and any information provided to Tenant or its employees, agents or contractors pursuant to Article 9 confidential and shall not (a) disclose to any third party any terms or conditions of this Lease or any other Lease-related document
(including subleases, assignments, work letters, construction contracts, letters of credit, subordination agreements, non-disturbance agreements, brokerage agreements or estoppels) or the contents of any
documents, reports, surveys or evaluations related to the Project or any portion thereof or (b) provide to any third party an original or copy of this Lease (or any Lease-related document or other document referenced in Subsection
38(a)). Landlord shall not release to any third party any non-public financial information or non-public information about Tenant’s ownership structure that
Tenant gives Landlord. Notwithstanding the foregoing, confidential information under this Section may be released by Landlord or Tenant under the following circumstances: (x) if required by Applicable Laws, including without limitation SEC
filings or similar, or in any judicial proceeding; provided that the releasing party has given the other party reasonable notice of such requirement, if feasible, (y) to a party’s attorneys, accountants, brokers, lenders, potential
lenders, investors, potential investors and other bona fide consultants or advisers (with respect to this Lease only); provided such third parties agree to be bound by this Section or (z) to bona fide prospective assignees or subtenants
of this Lease; provided they agree in writing to be bound by this Section. 
 39.    Notices . Except as otherwise stated
in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to be given hereunder shall be in writing and shall be given by (a) personal delivery, (b) overnight delivery with a reputable
international overnight delivery service, such as FedEx, or (c) email transmission, so long as such email transmission is followed within one (1) business day by delivery utilizing one of the methods described in Subsection 39(a) or
(b). Any such notice, consent, demand, invoice, statement or other communication shall be deemed delivered (x) upon receipt, if given in accordance with Subsection 39(a); (y) one (1) business day after deposit with a
reputable international overnight delivery service provided deposit occurs prior to said company’s cut-off time for delivery of said notice on the day in which it is deposited, if given in accordance with
Subsection 39(b); or (z) upon transmission, if given in accordance with Subsection 39(c). Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to be
given pursuant to this Lease shall be addressed to Landlord or Tenant at the addresses shown in Sections 2.9 and 2.10 or 2.11, respectively. Either party may, by notice to the other given pursuant to this Section, specify
additional or different addresses for notice purposes. Notwithstanding anything to the contrary contained in this Section 39, Landlord and Tenant acknowledge and agree that any notice of default by either party to the other
party shall not be delivered or transmitted by email transmission and any email transmittal of any such notice of default shall be null and void and of no force or effect. 

  
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 40.    Miscellaneous. 

40.1.    Landlord reserves the right to change the name of the Building or the Project in its sole discretion. 

40.2.    To induce Landlord to enter into this Lease, Tenant agrees that it shall furnish to Landlord, from time to time,
within thirty (30) days after receipt of Landlord’s written notice requesting, the most recent year-end unconsolidated financial statements reflecting Tenant’s current financial condition either
audited by a nationally recognized accounting firm or certified by the CFO, or equivalent, of the company. Tenant shall, within ninety (90) days after the end of Tenant’s financial year, furnish Landlord with a certified copy of
Tenant’s year-end unconsolidated financial statements for the previous year audited by a nationally recognized accounting firm or certified by the CFO, or equivalent, of the company. Tenant represents and
warrants that all financial statements, records and information furnished by Tenant to Landlord in connection with this Lease are true, correct and complete in all respects. If audited financials are not otherwise prepared, unaudited financials
complying with generally accepted accounting principles and certified by the chief financial officer of Tenant as true, correct and complete in all respects shall suffice for purposes of this Section. If Tenant fails to deliver to Landlord any
financial statement within the time period required under this Section, then Tenant shall be required to pay to Landlord an administrative fee equal to One Thousand Dollars ($1,000) within five (5) business days after receiving written notice
from Landlord advising Tenant of such failure (provided, however, that Landlord’s acceptance of such fee shall not prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity). Notwithstanding the
foregoing, Tenant shall not be required to pay said late fee for the first instance in which financials are delivered late, provided Tenant delivers them within five (5) business days after notice from Landlord. The provisions of this Section
shall not apply at any time while Tenant is a corporation whose shares are traded on any nationally recognized stock exchange or during any period prior thereto in which SEC regulations, or similar laws, prevent Tenant from complying with the
requirements of this section. 
 40.3.    Submission of this instrument for examination or signature by Tenant does not
constitute a reservation of or option for a lease, and shall not be effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. 

40.4.    The terms of this Lease are intended by the parties as a final, complete and exclusive expression of their
agreement with respect to the terms that are included herein, and may not be contradicted or supplemented by evidence of any other prior or contemporaneous agreement. 

40.5.    Neither party shall record this Lease. Landlord shall cooperate with Tenant to complete and record a Memorandum
of this Lease, in customary form, if requested by Tenant in conjunction with the recording of an SNDA or similar instrument between Tenant and Landlord’s lender or ground lessor, on the condition that Tenant shall simultaneously execute and
deliver to Landlord a notarized counterpart to an instrument reasonably acceptable to Landlord terminating such Memorandum of this Lease, which Landlord shall hold and may record upon any expiration or earlier termination of this Lease. 

  
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 40.6.    Where applicable in this Lease, the singular includes the
plural and the masculine or neuter includes the masculine, feminine and neuter. The words “include,” “includes,” “included” and “including” mean “‘include,’ etc., without limitation.” The
word “shall” is mandatory and the word “may” is permissive. The word “business day” means a calendar day other than any national or local holiday on which federal government agencies in King County, Washington are
closed for business, or any weekend. The section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part of this Lease. Landlord and Tenant have each participated in the
drafting and negotiation of this Lease, and the language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant. 

40.7.    Except as otherwise expressly set forth in this Lease, each party shall pay its own costs and expenses incurred
in connection with this Lease and such party’s performance under this Lease; provided that, if either party commences an action, proceeding, demand, claim, action, cause of action or suit against the other party arising from or in
connection with this Lease, then the substantially prevailing party shall be reimbursed by the other party for all reasonable costs and expenses, including reasonable attorneys’ fees and expenses, incurred by the substantially prevailing party
in such action, proceeding, demand, claim, action, cause of action or suit, and in any appeal in connection therewith (regardless of whether the applicable action, proceeding, demand, claim, action, cause of action, suit or appeal is voluntarily
withdrawn or dismissed). In addition, if Tenant is in breach or default of this Lease, Landlord shall, upon demand, be entitled to all reasonable attorneys’ fees and all other reasonable costs incurred in the preparation and service of any
notice or demand hereunder, regardless of whether a legal action is subsequently commenced, or incurred in connection with any contested matter or other proceeding in bankruptcy court concerning this Lease. 

40.8.    Time is of the essence with respect to the performance of every provision of this Lease. 

40.9.    Reserved. 

40.10.    Notwithstanding anything to the contrary contained in this Lease, Tenant’s obligations under this Lease are
independent and shall not be conditioned upon performance by Landlord. 
 40.11.    Whenever consent or approval of
either party is required, that party shall not unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth to the contrary. 

40.12.    Any provision of this Lease that shall prove to be invalid, void or illegal shall in no way affect, impair or
invalidate any other provision hereof, and all other provisions of this Lease shall remain in full force and effect and shall be interpreted as if the invalid, void or illegal provision did not exist. 

40.13.    Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply
to and be binding upon the parties hereto and their respective heirs; 

  
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legatees; devisees; executors; administrators; and permitted successors and assigns. This Lease is for the sole benefit of the parties and their respective heirs, legatees, devisees, executors,
administrators and permitted successors and assigns, and nothing in this Lease shall give or be construed to give any other person or entity any legal or equitable rights. Nothing in this Section shall in any way alter the provisions of this Lease
restricting assignment or subletting. 
 40.14.    This Lease shall be governed by, construed and enforced in accordance
with the laws of the state in which the Premises are located, without regard to such state’s conflict of law principles. 

40.15.    Tenant guarantees, warrants and represents that the individual or individuals signing this Lease have the power,
authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such individual or individuals have
signed. 
 40.16.    This Lease may be executed in one or more counterparts, each of which, when taken together, shall
constitute one and the same document. 
 40.17.    No provision of this Lease may be modified, amended or supplemented
except by an agreement in writing signed by Landlord and Tenant. 
 40.18.    No waiver of any term, covenant or
condition of this Lease shall be binding upon Landlord unless executed in writing by Landlord. The waiver by Landlord of any breach or default of any term, covenant or condition contained in this Lease shall not be deemed to be a waiver of any
preceding or subsequent breach or default of such term, covenant or condition or any other term, covenant or condition of this Lease. 

40.19.    To the extent permitted by Applicable Laws, the parties waive trial by jury in any action, proceeding or
counterclaim brought by the other party hereto related to matters arising from or in any way connected with this Lease; the relationship between Landlord and Tenant; Tenant’s use or occupancy of the Premises; or any claim of injury or damage
related to this Lease or the Premises. 
 41.    Rooftop Installation Area 

41.1.    Tenant may use those portions of the Building identified as a “Rooftop Installation Area” on Exhibit
A attached hereto (the “Rooftop Installation Area”) solely to operate, maintain, repair and replace two (2) rooftop antennas (and mechanical equipment related thereto) installed by Tenant in the Rooftop Installation Area in
accordance with this Article (“Tenant’s Rooftop Equipment”). Tenant’s Rooftop Equipment shall be only for Tenant’s use of the Premises for the Permitted Use. 

41.2.    Tenant shall install Tenant’s Rooftop Equipment at its sole cost and expense, at such times and in such
manner as Landlord may reasonably designate, and in accordance with this Article and the applicable provisions of this Lease regarding Alterations. Tenant’s Rooftop Equipment and the installation thereof shall be subject to Landlord’s
prior written approval, 

  
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which approval shall not be unreasonably withheld. Among other reasons, Landlord may withhold approval if the installation or operation of Tenant’s Rooftop Equipment could reasonably be
expected to damage the structural integrity of the Building or to transmit vibrations or noise or cause other adverse effects beyond the Premises to an extent not customary in first class laboratory buildings, unless Tenant implements measures that
are acceptable to Landlord in its reasonable discretion to avoid any such damage or transmission. 
 41.3.    Tenant
shall comply with any roof or roof-related warranties. Tenant shall obtain a letter from Landlord’s roofing contractor within thirty (30) days after completion of any Tenant work on the rooftop stating that such work did not affect any
such warranties. Tenant, at its sole cost and expense, shall inspect the Rooftop Installation Area at least annually, and correct any loose bolts, fittings or other appurtenances and repair any damage to the roof arising from the installation or
operation of Tenant’s Rooftop Equipment. Tenant shall not permit the installation, maintenance or operation of Tenant’s Rooftop Equipment to violate any Applicable Laws or constitute a nuisance. Tenant shall pay Landlord within thirty
(30) days after demand (a) all applicable taxes, charges, fees or impositions imposed on Landlord by Governmental Authorities as the result of Tenant’s use of the Rooftop Installation Areas in excess of those for which Landlord would
otherwise be responsible for the use or installation of Tenant’s Rooftop Equipment and (b) the amount of any increase in Landlord’s insurance premiums as a result of the installation of Tenant’s Rooftop Equipment. Upon
Tenant’s written request to Landlord, Landlord shall use commercially reasonable efforts to cause other tenants to remedy any interference in the operation of Tenant’s Rooftop Equipment arising from any such tenants’ equipment
installed after the applicable piece of Tenant’s Rooftop Equipment; provided, however, that Landlord shall not be required to request that such tenants waive their rights under their respective leases. 

41.4.    If Tenant’s Equipment (a) causes physical damage to the structural integrity of the Building,
(b) interferes with any telecommunications, mechanical or other systems located at or near or servicing the Building or the Project that were installed prior to the installation of Tenant’s Rooftop Equipment, (c) interferes with any
other service provided to other tenants in the Building or the Project by rooftop or penthouse installations that were installed prior to the installation of Tenant’s Rooftop Equipment or (d) interferes with any other tenants’
business, in each case in excess of that permissible under Federal Communications Commission regulations, then Tenant shall cooperate with Landlord to determine the source of the damage or interference and promptly repair such damage and eliminate
such interference, in each case at Tenant’s sole cost and expense, within ten (10) days after receipt of notice of such damage or interference (which notice may be oral; provided that Landlord also delivers to Tenant written notice
of such damage or interference within twenty-four (24) hours after providing oral notice). 
 41.5.    Landlord
reserves the right to cause Tenant to relocate Tenant’s Rooftop Equipment to comparably functional space on the roof or in the Building by giving Tenant prior written notice thereof. Landlord agrees to pay the reasonable costs thereof. Tenant
shall arrange for the relocation of Tenant’s Rooftop Equipment within sixty (60) days after receipt of Landlord’s notification of such relocation. In the event Tenant fails to arrange for relocation within such sixty (60)-day period, Landlord shall have the right to arrange for the relocation of Tenant’s Rooftop Equipment in a manner that does not unnecessarily interrupt or interfere with Tenant’s use of the Premises
for the Permitted Use. 

  
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 Tenant’s Rooftop Equipment in a manner that does not unnecessarily interrupt or interfere with
Tenant’s use of the Premises for the Permitted Use. 
 42.    Options to Extend Term. Tenant shall have two (2) options
(each, an “Option”) to extend the Term by five (5) years each as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to an Option shall be on
all the same terms and conditions as this Lease, except as follows: 
 42.1.    Base Rent at the commencement of each
Option term shall equal ninety-five percent (95%) of the then-current fair market value for comparable office and laboratory space in the Seattle Central Business District and South Lake Union submarket of comparable age, quality, level of finish
and proximity to amenities and public transit, and containing the systems and improvements present in the Premises as of the date that Tenant gives Landlord written notice of Tenant’s election to exercise such Option (“FMV”),
and in each case shall be further increased on each annual anniversary of the Option term commencement date by three percent (3%). Tenant may, no more than fifteen (15) months prior to the date the Term is then scheduled to expire, request
Landlord’s estimate of the FMV for the next Option term. Landlord shall, within thirty (30) days after receipt of such request, give Tenant a written proposal of such FMV. If Tenant gives written notice to exercise an Option, such notice
shall specify whether Tenant accepts Landlord’s proposed estimate of FMV. If Tenant does not accept the FMV, then the parties shall endeavor to agree upon the FMV, taking into account all relevant factors, including (a) the size of the
Premises, (b) the length of the Option term, (c) rent in comparable buildings in the relevant market, including concessions offered to new tenants, such as free rent, tenant improvement allowances and moving allowances,
(d) Tenant’s creditworthiness and (e) the quality and location of the Building and the Project. In the event that the parties are unable to agree upon the FMV within thirty (30) days after Tenant notifies Landlord that Tenant is
exercising an Option, then either party may request that the same be determined as follows: a senior officer of a nationally recognized leasing brokerage firm with local knowledge of the Seattle Central Business District and South Lake Union
laboratory/research and development leasing market (the “Baseball Arbitrator”) shall be selected and paid for jointly by Landlord and Tenant. If Landlord and Tenant are unable to agree upon the Baseball Arbitrator, then the same
shall be designated by the local chapter of the Judicial Arbitration and Mediation Services or any successor organization thereto (the “JAMS”). The Baseball Arbitrator selected by the parties or designated by JAMS shall
(y) have at least ten (10) years’ experience in the leasing of laboratory/research and development space in the Seattle Central Business District and South Lake Union submarket and (z) not have been employed or retained by either
Landlord or Tenant or any affiliate of either for a period of at least ten (10) years prior to appointment pursuant hereto. On a day determined by the Baseball Arbitrator each of Landlord and Tenant shall submit to the Baseball Arbitrator and
to the other party its determination of the FMV, along with not more than ten (10) pages of supporting documentation and/or other evidence or explanation. After reviewing the written materials the Baseball Arbitrator shall grant to Landlord and
Tenant a hearing and the right to submit additional evidence. The Baseball Arbitrator shall determine which of the two (2) FMV determinations more closely represents the actual FMV. The arbitrator may not select any other FMV for the Premises
other than one submitted by Landlord or Tenant. The FMV selected by the Baseball Arbitrator shall be binding upon Landlord and 

  
 70 

 
Tenant and shall serve as the basis for determination of Base Rent payable for the applicable Option term. If, as of the commencement date of an Option term, the amount of Base Rent payable
during the Option term shall not have been determined, then, pending such determination, Tenant shall pay Base Rent equal to the Base Rent payable with respect to the last year of the then-current Term. After the final determination of Base Rent
payable for the Option term, the parties shall promptly execute a written amendment to this Lease specifying the amount of Base Rent to be paid during the applicable Option term. Any failure of the parties to execute such amendment shall not affect
the validity of the FMV determined pursuant to this Section. 
 42.2.    The Option is not assignable separate and apart
from this Lease. 
 42.3.    An Option is conditional upon Tenant giving Landlord written notice of its election to
exercise such Option at least nine (9) months prior to the end of the expiration of the then-current Term. Time shall be of the essence as to Tenant’s exercise of an Option. Tenant assumes full responsibility for maintaining a record of
the deadlines to exercise an Option. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of an Option after the date provided for in this Section. 

42.4.    Notwithstanding anything contained in this Article to the contrary, Tenant shall not have the right to exercise
an Option: 
 (a)    During the time commencing from the date Landlord delivers to Tenant a written notice that Tenant
is in default under any provisions of this Lease and continuing until Tenant has cured the specified default to Landlord’s reasonable satisfaction; or 

(b)    At any time after any Default as described in Article 31 of the Lease (provided, however, that, for
purposes of this Section 42.4(b), Landlord shall not be required to provide Tenant with notice of such Default) and continuing until Tenant cures any such Default, if such Default is susceptible to being cured; or 

(c)    In the event that Tenant has defaulted in the performance of its obligations under this Lease two (2) or more
times during the twelve (12)-month period immediately prior to the date that Tenant intends to exercise an Option, whether or not Tenant has cured such defaults. 

42.5.    The period of time within which Tenant may exercise an Option shall not be extended or enlarged by reason of
Tenant’s inability to exercise such Option because of the provisions of Section 42.4. 

42.6.    All of Tenant’s rights under the provisions of an Option shall terminate and be of no further force or
effect even after Tenant’s due and timely exercise of such Option if, after such exercise, but prior to the commencement date of the new term, (a) Tenant fails to pay to Landlord a monetary obligation of Tenant for a period of twenty
(20) days after written notice from Landlord to Tenant, (b) Tenant fails to commence to cure a default (other than a monetary default) within thirty (30) days after the date Landlord gives notice to Tenant of such default or
(c) Tenant has defaulted under this Lease two (2) or more times and a service or late charge under Section 31.1 has become payable for any such default, whether or not Tenant has cured such defaults. 

  
 71 

 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 72 

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

BMR-500 FAIRVIEW AVENUE LLC, 

a Delaware limited liability company 
  

			
	By:	 	 /s/ Kevin Simonsen

	Name:	 	Kevin Simonsen
	Title:	 	Senior Vice President, Senior Counsel & Secretary
	
	TENANT:
	
	LYELL IMMUNOPHARMA, INC.,
	a Delaware corporation
		
	By:	 	  

	Name:	 	  

	Title:	 	  

 Signature Page 

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

BMR-500 FAIRVIEW AVENUE LLC, 

a Delaware limited liability company 
  

			
	By:	 	  

	Name:	 	Kevin Simonsen
	Title:	 	Senior Vice President, Senior Counsel & Secretary
	
	TENANT:
	
	LYELL IMMUNOPHARMA, INC.,
	a Delaware corporation
		
	By:	 	 /s/ Akira Matsuno

	Name:	 	Akira Matsuno
	Title:	 	CFO: Head of Corporate Development

 Signature Page 

 CALIFORNIA ALL-PURPOSE ACKNOWLEDGEMENT CIVIL CODE §1189

  

A notary public or other officer completing this certificate verifies only the identity of the individual who
signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. 

 State of
California        } 

                          
            } 
 County of San Diego    } 

On November 21, 2018, before me, Serina E. Roth, Notary Public, personally appeared *Kevin M. Simonsen**, who 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 same in his authorized capacity and that by his signature on the instrument the person, or the entity upon behalf of which the
person acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true
and correct. 
 WITNESS my hand and official seal. 

					
		  		  	

	 /s/ Serina E. Roth

Signature of Notary Public
	  	(Notary Seal)
	  	

 TENANT ACKNOWLEDGMENTS 

STATE OF Washington         ) 

                          
                      ) ss. 
 COUNTY OF
King                ) 
 On this 26th day of November, 2018, before me personally appeared Akira Matsuno, to me known to be the CFO & Head of Corp. Development of LYELL IMMUNOPHARMA, INC., a Delaware corporation, the corporation
that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned,. 

IN WITNESS WHEREOF I have hereunto set my hand and affixed my official seal the day and year first above written. 

 

			
	

	    	 /s/ Serina E.
Roth                                         
           
 (Signature of officer)

Notary Public in and for the State of
 Washington, residing at 601
Union St. #4900
 My commission expires: 12-04-19

	(Use this space for notarial stamp/seal)	    	

 EXHIBIT A 

PREMISES, ROOFTOP AREA AND SHAFT ALLOCATION 
  

 

  
 A-1 

  
 

 

  
 A-2 

 EXHIBIT A - ROOF INSTALLATION AREAS 

 
 

 

  
 A-3 

  
 

 

  
 A-4 

 EXHIBIT A - SHAFT ALLOCATION 

 
 

 

  
 A-5 

  
 

 

  
 A-6 

 EXHIBIT A-l 

PROPERTY 
 LOTS 4, 5 AND 6, BLOCK
5, SORENSON’S ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 1 OF PLATS, PAGE 218, RECORDS OF KING COUNTY, WASHINGTON; 

EXCEPT THE EASTERLY 2.00 FEET THEREOF DEED FOR ALLEY PURPOSES TO THE CITY OF SEATTLE 

BY DEED RECORDED UNDER RECORDING NUMBER 20150113000318; 

SITUATED IN THE CITY OF SEATTLE, COUNTY OF KING, STATE OF WASHINGTON. 

  
 A-1-1 

 EXHIBIT B 

WORK LETTER 
 This
Work Letter (this “Work Letter”) is made and entered into as of the 27th day of November, 2018, by and between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company, as landlord
(“Landlord”), and LYELL IMMUNOPHARMA, INC., a Delaware corporation, as tenant (“Tenant”), and is attached to and made a part of that certain Lease dated as of the date hereof (as the same may be amended, amended and
restated, supplemented or otherwise modified from time to time, the “Lease”), by and between Landlord and Tenant for the Premises located at 500 Fairview Avenue North, Seattle, Washington. All capitalized terms used but not
otherwise defined herein shall have the meanings given them in the Lease. 
 1.    General Requirements. 

1.1.    Authorized Representatives. 

(a)    Landlord designates, as Landlord’s authorized representative (“Landlord’s Authorized
Representative”), (i) John Moshy as the person authorized to initial plans, drawings, approvals and to sign change orders pursuant to this Work Letter and (ii) an officer of Landlord as the person authorized to sign any amendments to
this Work Letter or the Lease. Tenant shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by the appropriate Landlord’s Authorized Representative. Landlord may change
either Landlord’s Authorized Representative upon one (1) business day’s prior written notice to Tenant. 

(b)    Tenant designates Akira Matsuno (“Tenant’s Authorized Representative”) as the person
authorized to initial and sign all plans, drawings, change orders and approvals pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by
Tenant’s Authorized Representative. Tenant may change Tenant’s Authorized Representative upon one (1) business day’s prior written notice to Landlord. 

1.2.    Second Floor Schedule. The schedule for design and development of the Second Floor Tenant Improvements,
including the time periods for preparation and review of construction documents, approvals and performance, shall be in accordance with a schedule to be prepared by Tenant (the “Second Floor Schedule”). Tenant shall prepare the
Second Floor Schedule so that it is a reasonable schedule for the completion of the Second Floor Tenant Improvements. The Second Floor Schedule shall clearly identify all activities requiring Landlord participation, including specific dates and time
periods when Tenant’s contractor will require access to areas of the Project outside of the Second Floor Premises. As soon as the Second Floor Schedule is completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which
approval shall not be unreasonably withheld, conditioned or delayed. Such Second Floor Schedule shall be approved or disapproved by Landlord within ten (10) business days after delivery to Landlord. Landlord’s failure to respond within
such ten (10) business day period shall be deemed approval by Landlord. If Landlord disapproves the Second Floor 

 
Schedule, then Landlord shall notify Tenant in writing of its objections to such Second Floor Schedule, and the parties shall confer and negotiate in good faith to reach agreement on the Second
Floor Schedule. The Second Floor Schedule shall be subject to adjustment as mutually agreed upon in writing by the parties, or as provided in this Work Letter. 

1.3.    Architects, Contractors and Consultants. The architect, engineering consultants, design team, general
contractor and subcontractors responsible for the construction of the Fifth Floor Tenant Improvements shall be selected by Landlord in Landlord’s sole discretion; provided, however the parties agree that Turner Construction shall be the
contractor for the Fifth Floor Tenant Improvements. The architect, engineering consultants, design team, general contractor and subcontractors responsible for the construction of the Second Floor Tenant Improvements shall be selected by Tenant and
approved by Landlord, which approval Landlord shall not unreasonably withhold, condition or delay. Landlord may refuse to use any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could
cause labor disharmony or may not have sufficient experience, in Landlord’s reasonable opinion, to perform work in an occupied Class “A” laboratory research building and in lab areas. All Tenant contracts related to the Second Floor
Tenant Improvements shall provide that Tenant may assign such contracts and any warranties with respect to the Second Floor Tenant Improvements to Landlord at any time. 

2.    Fifth Floor Tenant Improvements. 

2.1.    Fifth Floor Tenant Improvement Plans. The Fifth Floor Tenant Improvements to be performed by Landlord
pursuant to Article 4 of the Lease shall be performed by Landlord’s contractor, subject to Section 4.1 of the Lease, (a) in conformance with the Fifth Floor Approved TI Plans (subject only to Fifth Floor TI
Changes (as defined below) approved in accordance with Section 2.2 below and Fifth Floor TI Permitted Changes (as defined below)), and (b) otherwise in compliance with the Lease and this Work Letter. Landlord has
prepared and provided to Tenant, and Tenant has approved, and hereby approves, the final plans and specifications for the Fifth Floor Tenant Improvements listed in Schedule 2,1, and such plans and specifications, together with all change
orders related thereto that are specifically permitted by this Work Letter, are referred to herein collectively as the “Fifth Floor Approved TI Plans.” The Fifth Floor Tenant Improvements shall be performed in accordance with
Applicable Laws, in substantial conformance with the Fifth Floor Approved TI Plans (subject to Fifth Floor TI Changes approved in accordance with Section 2.2 below and Fifth Floor TI Permitted Changes); and the quality of
the Fifth Floor Tenant Improvements shall be of a nature and character not less than the Building Standard. 

2.2.    Changes to the Fifth Floor Tenant Improvements. Landlord or Tenant may make changes to the Fifth Floor
Approved TI Plans (each, a “Fifth Floor TI Change”) in accordance with the provisions of this Article 2, which changes, if requested by Landlord, shall be subject to the written approval of Tenant, and if requested by Tenant,
shall be subject to the written approval of Landlord, in accordance with this Work Letter. 
 (a)    Fifth Floor TI
Change Order Request. Tenant’s consent shall not be required in connection with Fifth Floor TI Permitted Changes (as defined below) to the Fifth Floor Tenant Improvements. Other than Fifth Floor TI Permitted Changes, Landlord may

  
 B-2 

 
request Fifth Floor TI Changes by notifying Tenant thereof in writing in substantially the same form as the AIA standard change order form (an “Fifth Floor TI Change Request”),
which Fifth Floor TI Change Request shall detail the nature and extent of any Fifth Floor TI Changes requested by Landlord, including any modification of the Fifth Floor Approved TI Plans necessitated by the Fifth Floor TI Change requested by
Landlord. If the nature of a Fifth Floor TI Change requested by Landlord requires revisions to the Fifth Floor Approved TI Plans, then Landlord shall be solely responsible for the cost and expense of such revisions and any increases in the cost of
the Fifth Floor Tenant Improvements as a result of such Fifth Floor TI Change requested by Landlord. Fifth Floor TI Change Requests requested by Landlord shall be signed by Landlord’s Authorized Representative. In addition, Tenant may request
Fifth Floor TI Changes by notifying Landlord thereof by delivering to Landlord a Fifth Floor TI Change Request, which Fifth Floor TI Change Request shall detail the nature and extent of any Fifth Floor TI Changes requested by Tenant, including any
modification of the Fifth Floor Approved TI Plans necessitated by the Fifth Floor TI Change requested by Tenant. Tenant shall be responsible for any increases in the cost of the Fifth Floor Tenant Improvements over and above the Fifth Floor Budgeted
TI Cost as a result of such Fifth Floor TI Change requested by Tenant, and such increased cost shall constitute a Fifth Floor Tenant Increase Amount, which Tenant shall pay within thirty (30) days after receipt of any invoice therefor in
accordance with Section 4.1 of the Lease. Fifth Floor TI Change Requests requested by Tenant shall be signed by Tenant’s Authorized Representative. 

(b)    Tenant’s Approval of Fifth Floor TI Changes Requested by Landlord; Landlord’s Approval of Fifth Floor
TI Changes Requested by Tenant. All Fifth Floor TI Change Requests requested by Landlord (other than Fifth Floor TI Permitted Changes) shall be subject to Tenant’s prior written approval (which approval shall not be unreasonably withheld,
conditioned or delayed). Tenant shall have five (5) business days after receipt of an Fifth Floor TI Change Request from Landlord to notify Landlord in writing of Tenant’s approval or rejection of the Fifth Floor TI Change requested by
Landlord, which approval shall not be unreasonably withheld, conditioned or delayed. Tenant’s failure to respond within such five (5) business day period shall be deemed approval by Tenant of any Fifth Floor TI Change requested by
Landlord. All Fifth Floor TI Change Requests requested by Tenant shall be subject to Landlord’s prior written approval which approval shall not to be unreasonably withheld, conditioned or delayed; provided, however, and without limitation,
Landlord may condition approval for any Tenant requested Fifth Floor TI Change Request on Tenant’s payment of Fifth Floor Tenant Increase Amounts pursuant to the terms of Section 4.1 of the Lease. 

(c)    Fifth Floor TI Permitted Changes. For purposes of this Work Letter, a “Fifth Floor TI Permitted
Change” shall mean (i) minor field changes and (ii) changes required by a Governmental Authority. 
 3.    Second
Floor Tenant Improvements. All Second Floor Tenant Improvements shall be performed by Tenant’s contractor, at Tenant’s sole cost and expense (subject to Landlord’s obligations with respect to the Second Floor TI Allowance) and in
accordance with the Second Floor Approved TI Plans (as defined below), the Lease and this Work Letter. All material and equipment furnished by Tenant or its contractors as the Second Floor Tenant Improvements shall be new or “like new;”
the Second Floor Tenant Improvements shall be performed in a first-class, 

  
 B-3 

 
workmanlike manner, in accordance with Applicable Laws; and the quality of the Second Floor Tenant Improvements shall be of a nature and character not less than the Building Standard. Tenant
shall take, and shall its contractors to take, commercially reasonable steps to protect the Premises during the performance of any Second Floor Tenant Improvements, including covering or temporarily removing any window coverings so as to guard
against dust, debris or damage. Tenant shall not construct or permit to be constructed partitions or other obstructions that might interfere with free access to mechanical installation or service facilities of the Building or with other
tenants’ components located within the Building, or interfere with the moving of Landlord’s equipment to or from the enclosures containing such installations or facilities. Tenant shall accomplish the Second Floor Tenant Improvements in
such a manner as to permit any life safety systems to remain fully operable at all times, other than during the discrete period in which Tenant is tying its life safety systems for the Second Floor Premises into the Building’s life safety
systems; provided, however, that in the event the Building’s life safety systems needs to be shut down in connection with Tenant tying its life safety systems into the Building’s life safety systems, such work may only be done with at
least five (5) business days’ advance written notice by Tenant to Landlord and subject to the prior written approval of Landlord, and that, in any case, such shutdown is only a one-time occurrence
that occurs outside of the Building’s normal business hours. Tenant covenants and agrees that all work done by Tenant or Tenant’s contractors shall be performed in full compliance with Applicable Laws. Within sixty (60) days after
final completion of the Second Floor Tenant Improvements, Tenant shall submit to Landlord documentation showing the amounts expended by Tenant with respect to such Second Floor Tenant Improvements, together with reasonable supporting documentation
and any other information or documentation reasonably requested by Landlord. Landlord shall not publish or distribute such information, but may disclose it to Landlord’s affiliates and their respective employees, officers, directors,
shareholders, partners, members, attorneys, accountants, advisors, lenders and agents with a legitimate business reason for needing the information, or as required by Applicable Laws. Tenant shall take, and shall cause its contractors to take,
commercially reasonable steps to protect the Premises during the performance of the Second Floor Tenant Improvements, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage. 

3.1.    Work Plans. Tenant shall prepare and submit to Landlord for approval schematics covering the Second Floor Tenant
Improvements prepared in conformity with the applicable provisions of this Work Letter (the “Second Floor Draft Schematic TI Plans”). As part of the Second Floor Tenant Improvements and in accordance with this Work Letter, Landlord
has conceptually agreed that the Second Floor Tenant Improvements reflected in the Second Floor Draft Schematic TI Plans will include an air handler with exterior venting to service the manufacturing facility in the Second Floor Premises, in the
location shown on Exhibit I hereto, and with regard to same, Tenant shall perform such installation at its sole cost and shall assume any and all risk and liability therefor, and Landlord shall have no obligation, risk or liability whatsoever
with respect to such air handler, including any obligation to install, operate, maintain or repair such air handler or to ensure that such air handler functions properly. The Second Floor Draft Schematic TI Plans shall contain sufficient information
and detail to accurately describe the proposed design to Landlord and shall further refine the air handler components. Tenant shall provide Landlord with such other information as Landlord may reasonably request. Landlord shall notify Tenant in
writing within fifteen (15) business days 

  
 B-4 

 
after receipt of the Second Floor Draft Schematic TI Plans whether Landlord approves or objects to the Second Floor Draft Schematic TI Plans and of the manner, if any, in which the Second Floor
Draft Schematic TI Plans are unacceptable. Landlord’s failure to respond within such fifteen (15) business day period shall be deemed an approval by Landlord. If Landlord reasonably objects to the Second Floor Draft Schematic TI Plans,
then Tenant shall revise the Second Floor Draft Schematic TI Plans and cause Landlord’s objections to be remedied in the revised Second Floor Draft Schematic TI Plans. Tenant shall then resubmit the revised Second Floor Draft Schematic TI Plans
to Landlord for approval, such approval not to be unreasonably withheld, conditioned or delayed. Landlord’s approval of or objection to revised Second Floor Draft Schematic TI Plans and Tenant’s correction of the same shall be in
accordance with this Section until Landlord has approved the Second Floor Draft Schematic TI Plans in writing or been deemed to have approved them. The iteration of the Second Floor Draft Schematic TI Plans that is approved or deemed approved by
Landlord without objection shall be referred to herein as the “Second Floor Approved Schematic TI Plans.” 

3.2.    Second Floor Construction TI Plans. Tenant shall prepare final plans and specifications for the Second
Floor Tenant Improvements that (a) are consistent with and are logical evolutions of the Second Floor Approved Schematic TI Plans and (b) incorporate any other Tenant-requested (and Landlord-approved) Second Floor TI Changes (as defined
below). As soon as such final plans and specifications (“Second Floor Construction TI Plans”) are completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld,
conditioned or delayed. Such Second Floor Construction TI Plans shall be approved or disapproved by Landlord within ten (10) business days after delivery to Landlord. Landlord’s failure to respond within such ten (10) business day
period shall be deemed approval by Landlord. If the Second Floor Construction TI Plans are disapproved by Landlord, then Landlord shall notify Tenant in writing of its objections to such Second Floor Construction TI Plans, and the parties shall
confer and negotiate in good faith to reach agreement on the Second Floor Construction TI Plans. Promptly after the Second Floor Construction TI Plans are approved by Landlord and Tenant, two (2) copies of such Second Floor Construction TI
Plans shall be initialed and dated by Landlord and Tenant, and Tenant shall promptly submit such Second Floor Construction TI Plans to all appropriate Governmental Authorities for approval. The Second Floor Construction TI Plans so approved, and all
change orders specifically permitted by this Work Letter, are referred to herein as the “Second Floor Approved TI Plans.” 

3.3.    Changes to the Tenant Improvements. Any changes to the Second Floor Approved TI Plans (each, a
“Second Floor TI Change”) shall be requested and instituted in accordance with the provisions of this Article 3 and shall be subject to the written approval of the non-requesting party
in accordance with this Work Letter. 
 (a)     Second Floor TI Change Request. Either Landlord or Tenant may
request Second Floor TI Changes after Landlord approves the Second Floor Approved TI Plans by notifying the other party thereof in writing in substantially the same form as the AIA standard change order form (a “Second Floor TI Change
Request”), which Second Floor TI Change Request shall detail the nature and extent of any requested Second Floor TI Changes, including (a) the Second Floor TI Change, (b) the party required to perform the Second Floor TI Change

  
 B-5 

 
and (c) any modification of the Second Floor Approved TI Plans and the Second Floor Schedule, as applicable, necessitated by the Second Floor TI Change. If the nature of a Second Floor TI
Change requires revisions to the Second Floor Approved TI Plans, then the requesting party shall be solely responsible for the cost and expense of such revisions and any increases in the cost of the Second Floor Tenant Improvements as a result of
such Second Floor TI Change. Second Floor TI Change Requests shall be signed by the requesting party’s Authorized Representative. 

(b)    Approval of Second Floor TI Changes. All Second Floor TI Change Requests shall be subject to the other
party’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. The non-requesting party shall have five (5) business days after receipt of a Second Floor
TI Change Request to notify the requesting party in writing of the non-requesting party’s decision either to approve or object to the Second Floor TI Change Request. The
non-requesting party’s failure to respond within such five (5) business day period shall be deemed approval by the non-requesting party. 

3.4.    Preparation of Estimates. Tenant shall, before proceeding with any Second Floor TI Change, using its best
efforts, prepare as soon as is reasonably practicable (but in no event more than five (5) business days after delivering a Second Floor TI Change Request to Landlord or receipt of a Second Floor TI Change Request) an estimate of the increased
costs or savings that would result from such Second Floor TI Change, as well as an estimate on such Second Floor TI Change’s effects on the Schedule. Landlord shall have five (5) business days after receipt of such information from Tenant
to (a) in the case of a Second Floor TI Change Request, approve or reject such Second Floor TI Change Request in writing, or (b) in the case of a Landlord initiated Second Floor TI Change Request, notify Tenant in writing of
Landlord’s decision either to proceed with or abandon the Landlord-initiated Second Floor TI Change Request. 

3.5.    Quality Control Program; Coordination. Tenant shall provide Landlord with information regarding the
following with respect to the Second Floor Tenant Improvements (together, the “QCP”): (a) Tenant’s general contractor’s quality control program and (b) evidence of subsequent monitoring and action plans. The QCP shall be
subject to Landlord’s reasonable review and approval and shall specifically address the Second Floor Tenant Improvements. Tenant shall ensure that the QCP is regularly implemented on a scheduled basis and shall provide Landlord with reasonable
prior notice and access to attend all inspections and meetings between Tenant and its general contractor. At the conclusion and completion of the Second Floor Tenant Improvements, Tenant shall deliver the quality control log to Landlord, which shall
include all records of quality control meetings and testing and of inspections held in the field, including inspections relating to concrete, steel roofing, piping pressure testing and system commissioning. 

4.    Completion of Second Floor Tenant Improvements. Tenant, at its sole cost and expense (except for the Second Floor TI
Allowance, shall perform and complete the Second Floor Tenant Improvements in all respects (a) in substantial conformance with the Second Floor Approved TI Plans, (b) otherwise in compliance with provisions of the Lease and this Work
Letter and (c) in accordance with Applicable Laws, the requirements of Tenant’s insurance carriers, the requirements of Landlord’s insurance carriers (to the extent Landlord provides its insurance

  
 B-6 

 
carriers’ requirements to Tenant) and the board of fire underwriters having jurisdiction over the Premises. The Second Floor Tenant Improvements shall be deemed completed at such time as
Tenant shall furnish to Landlord (t) evidence satisfactory to Landlord, in Landlord’s reasonable determination, that (i) all Second Floor Tenant Improvements have been completed and paid for in full (which shall be evidenced by the
architect’s certificate of completion and the general contractor’s and each subcontractor’s and material supplier’s final unconditional waivers and releases of liens, each in a form acceptable to Landlord and complying with
Applicable Laws, and a Certificate of Substantial Completion in the form of the American Institute of Architects document G704, executed by the project architect and the general contractor for the Second Floor Tenant Improvements, together with a
statutory notice of substantial completion from the general contractor for the Second Floor Tenant Improvements), (ii) any and all liens related to the Second Floor Tenant Improvements have either been discharged of record (by payment, bond, order
of a court of competent jurisdiction or otherwise) or waived by the party filing such lien and (iii) no security interests relating to the Second Floor Tenant Improvements are outstanding, (u) all certifications and approvals with respect
to the Second Floor Tenant Improvements that may be required from any Governmental Authority and any board of fire underwriters or similar body for the use and occupancy of the Second Floor Premises (including a temporary certificate of occupancy
(or its substantial equivalent) for the Second Floor Premises for the Permitted Use), (v) certificates of insurance required by the Lease to be purchased and maintained by Tenant, (w) an affidavit from Tenant’s architect certifying that
all work performed in, on or about the Second Floor Premises is in accordance with the Second Floor Approved TI Plans, (x) complete “as built” drawing print sets, project specifications and shop drawings and electronic CADD files on
disc (showing the Second Floor Tenant Improvements as an overlay on the Building “as built” plans (provided that Landlord provides the Building “as-built” plans provided to Tenant)
of all contract documents for work performed by their architect and engineers in relation to the Second Floor Tenant Improvements, (y) a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and approved by
Landlord for all new or affected mechanical, electrical and plumbing systems (which report Landlord may hire a licensed, qualified commissioning agent to peer review, and whose reasonable recommendations Tenant’s commissioning agent shall
perform and incorporate into a revised report) and (z) such other “close out” materials as Landlord reasonably requests consistent with Landlord’s own requirements for its contractors, such as copies of manufacturers’
warranties, operation and maintenance manuals and the like. 
 5.    Insurance. Tenant shall maintain, or cause to be maintained
at all times (including during the construction of the Second Floor Tenant Improvements) insurance required of Tenant pursuant to Section 23 of the Lease. Tenant shall cause its contractors or subcontractors to purchase and
maintain at all times during the construction and performance of the Second Floor Tenant Improvements the insurance coverages and amounts set forth on Schedule B-l attached hereto and incorporated herein,
including, statutory workers’ compensation insurance as required by Applicable Laws. 
 5.1.    Waivers of
Subrogation. Any insurance provided pursuant to this Article shall waive subrogation against the Landlord Parties and Tenant shall hold harmless and indemnify the Landlord Parties for any loss or expense incurred as a result of a failure to
obtain such waivers of subrogation from insurers. 

  
 B-7 

 6.    Liability. Tenant assumes sole responsibility and liability for any and all
injuries or the death of any persons, including Tenant’s contractors and subcontractors and their respective employees, agents and invitees, and for any and all damages to property arising from or arising from any act or omission on the part of
Tenant, Tenant’s contractors or subcontractors, or their respective employees, agents and invitees in the prosecution of the Second Floor Tenant Improvements. Tenant agrees to Indemnify the Landlord Indemnitees from and against all Claims due
to, because of or arising from any and all such injuries, death or damage, whether real or alleged, and Tenant and Tenant’s contractors and subcontractors shall assume and defend at their sole cost and expense all such Claims; provided,
however, that nothing contained in this Work Letter shall be deemed to Indemnify Landlord from or against liability to the extent directly arising from a Landlord Party’s negligence or willful misconduct in connection with Tenant’s
construction and performance of the Second Floor Tenant Improvements. Any deficiency in design or construction of the Tenant Improvements shall be solely the responsibility of Tenant, notwithstanding the fact that Landlord may have approved of the
same in writing. 
 7.    Second Floor TI Allowance. 

7.1.    Application of Second Floor TI Allowance. Landlord shall contribute the Second Floor Base TI Allowance upon
Tenant’s submission of Fund Requests in accordance with this Work Letter, provided that Tenant shall pay the costs of the Second Floor Tenant Improvements on a pari passu basis with Landlord as such costs are paid, in the proportion of
such Second Floor Excess TI Costs payable by Tenant to the Second Floor TI Allowance payable by Landlord, in accordance with Article 4 of the Lease. 

7.2.    Approval of Budget for the Second Floor Tenant Improvements. Notwithstanding anything to the contrary set
forth elsewhere in this Work Letter or the Lease, Landlord shall not have any obligation to expend any portion of the Second Floor TI Allowance until Landlord and Tenant shall have approved in writing the budget for the Second Floor Tenant
Improvements (the “Second Floor Approved TI Budget”). Prior to Landlord’s approval of the Second Floor Approved TI Budget, Tenant shall pay all of the costs and expenses incurred in connection with the Second Floor Tenant
Improvements as they become due. Landlord shall not be obligated to reimburse Tenant for costs or expenses relating to the Second Floor Tenant Improvements that exceed the amount of the Second Floor TI Allowance. Landlord shall not unreasonably
withhold, condition or delay its approval of any budget for Second Floor Tenant Improvements that is proposed by Tenant. If Landlord fails to object in writing within five (5) business days after receipt of a Second Floor TI Budget from Tenant,
the budget submitted for review by Tenant shall be deemed approved. 
 7.3.    Fund Requests. Upon submission by
Tenant to Landlord as of or prior to the TI Deadline of (a) a statement (a “Fund Request”) setting forth the total amount of the Second Floor TI Allowance requested, (b) a summary of the Second Floor Tenant Improvements
performed using AIA standard form Application for Payment (G 702) executed by the general contractor and by the architect, (c) invoices from the general contractor, the architect, and any subcontractors, material suppliers and other parties
requesting payment with respect to the amount of the Second Floor TI Allowance then being requested, (d) unconditional lien releases 

  
 B-8 

 
from the general contractor and each subcontractor and material supplier with respect to previous payments made by either Landlord or Tenant for the Second Floor Tenant Improvements in a form
reasonably acceptable to Landlord and complying with Applicable Laws and (e) conditional lien releases from the general contractor and each subcontractor and material supplier with respect to the Second Floor Tenant Improvements performed that
correspond to the Fund Request in a form acceptable to Landlord and complying with Applicable Laws, then Landlord shall, within thirty (30) days following receipt by Landlord of a Fund Request and the accompanying materials required by this
Section, pay to (as elected by Landlord) the applicable contractors, subcontractors and material suppliers or Tenant (for reimbursement for payments made by Tenant to such contractors, subcontractors or material suppliers either prior to
Landlord’s approval of the Second Floor Approved TI Budget or as a result of Tenant’s decision to pay for the Second Floor Tenant Improvements itself and later seek reimbursement from Landlord in the form of one lump sum payment in
accordance with the Lease and this Work Letter), the amount of Second Floor Tenant Improvement costs set forth in such Fund Request or Landlord’s pari passu share thereof if Excess Second Floor TI Costs exist based on the Second Floor Approved
TI Budget; provided, however, that Landlord shall not be obligated to make any payments under this Section until the budget for the Second Floor Tenant Improvements is approved in accordance with Section 7.2, and any
Fund Request under this Section shall be submitted as of or prior to the TI Deadline and shall be subject to the payment limits set forth in Section 7.2 above and Article 4 of the Lease. Notwithstanding anything in
this Section to the contrary, Tenant shall not submit a Fund Request after the TI Deadline or more often than every thirty (30) days. Any additional Fund Requests submitted by Tenant after the TI Deadline or more often than every thirty
(30) days shall be void and of no force or effect. Notwithstanding the anything in this Section to the contrary, (i) lien releases are not required from those subcontractors and material suppliers, providing less than Five Thousand Dollars
($5,000) total labor or supplies to the Second Floor Tenant Improvements project, and (ii) Landlord shall not withhold payment for an entire Fund Request based on failure to secure one or more specific lien releases for an amount that is less
than $50,000 from a subcontractor or material supplier if the charge that is the subject of the lien release is the subject of a good-faith dispute between Tenant and such subcontractor or material supplier, provided Tenant is contesting such
payment in good faith in accordance with Applicable Laws and has posted a bond or provided other security acceptable to Landlord and for the benefit of Landlord with regard to any disputed charge that is less than $50,000 that may result in a
property lien. 
 7.4.    Accrual Information. In addition to the other requirements of this
Section 7, Tenant shall, no later than the second (2nd) business day of each month until the Second Floor Tenant Improvements are complete, provide Landlord with an
estimate of (a) the percentage of design and other soft cost work that has been completed, (b) design and other soft costs spent through the end of the previous month, both from commencement of the Second Floor Tenant Improvements and
solely for the previous month, (c) the percentage of construction and other hard cost work that has been completed, (d) construction and other hard costs spent through the end of the previous month, both from commencement of the Second
Floor Tenant Improvements and solely for the previous month, and (e) the date of Substantial Completion of the Second Floor Tenant Improvements. 

  
 B-9 

 8.    Substantial Completion. As used in this Work Letter and the Lease, the term
“Substantially Complete” or “Substantial Completion” means that the Second Floor Tenant Improvements or Fifth Floor Tenant Improvements are substantially complete in accordance with the Second Floor Approved TI
Plans or Fifth Floor Approved TI Plans, as applicable, except for minor punch list items which do not materially interfere with Tenant’s use and enjoyment of the Premises. Landlord shall complete such minor punch list items solely with respect
to the Fifth Floor Tenant Improvements within sixty (60) days after Substantial Completion of same. 
 9.    Requests for
Consent. Except as otherwise provided in this Work Letter, each of Landlord and Tenant shall respond to all requests for consents, approvals or directions made by the other pursuant to this Work Letter within five (5) business days
following the approving party’s receipt of such request. The approving party’s failure to respond within such five (5) business day period shall be deemed approval by such party. 

10.    Miscellaneous. 

10.1.    Incorporation of Lease Provisions. Sections 40.6 through 40.19 of the Lease are incorporated
into this Work Letter by reference, and shall apply to this Work Letter in the same way that they apply to the Lease. 

10.2.    General. Except as otherwise set forth in the Lease or this Work Letter, this Work Letter shall not apply
to improvements performed in any additional premises added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise; or to any portion of the Premises or any additions to the Premises in the event of a
renewal or extension of the original Term, whether by any options under the Lease or otherwise, unless the Lease or any amendment or supplement to the Lease expressly provides that such additional premises are to be delivered to Tenant in the same
condition as the initial Premises. If Tenant fails to pay, or is late in paying, any sum due to Landlord under this Work Letter, then Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including the
right to interest and the right to assess a late charge), and for purposes of any litigation instituted with regard to such amounts the same shall be considered Rent. 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 B-10 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter to be effective on
the date first above written. 
 LANDLORD: 
 BMR-500 FAIRVIEW AVENUE LLC, 
 a Delaware limited liability company 

 

			
	By:	 	 /s/ Kevin Simonsen

	Name:	 	Kevin Simonsen
	Title:	 	Senior Vice President, Senior Counsel & Secretary
	
	TENANT:
	
	LYELL IMMUNOPHARMA, INC.,
	a Delaware corporation
		
	By:	 	
                    

	Name:	 	  

	Title:	 	  

  
 Signature Page to the BMR
- Lyell Lease Work Letter 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter to be effective on
the date first above written. 
  

			
	LANDLORD:
	
	 BMR-500 FAIRVIEW AVENUE LLC,
 a
Delaware limited liability company

		
	By:	 	
                    

	Name:	 	Kevin Simonsen
	Title:	 	Senior Vice President, Senior Counsel & Secretary
	
	TENANT:
	
	LYELL IMMUNOPHARMA, INC.,
	a Delaware corporation
		
	By:	 	 /s/ Akira Matsuno

	Name:	 	Akira Matsuno
	 Title:
	 	 CFO: Head of Corporate Development

  
 Signature Page to the BMR
- Lyell Lease Work Letter 

 SCHEDULE 2.1 

FIFTH FLOOR APPROVED TI PLANS 

[See attached.] 
  

  
 Schedule 2.1 

 BMR VUE FLOOR-5, LYELL T.l. PERMIT SET 

 

							
	SHEET #	  	DRAWING TITLE	  	DATE	  	ISSUE NAME
	 A0.01
	  	 GENERAL PROJECT INFORMATION
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A0.02
	  	 ABBREVIATIONS & SYMBOLS
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 Al.11
	  	 SITE PLAN
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A1.25
	  	 LIFE SAFETY PLAN - FLOOR 5
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A2.51
	  	 DEMOLITION PLAN - FLOOR 5
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A2.52
	  	 FLOOR PLAN - FLOOR 5
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A2.53
	  	 REFLECTED CEILING PLAN - FLOOR 5
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A4.10
	  	 ENLARGED RESTROOM PLAN & INTERIOR ELEVS
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A5.01
	  	 INTERIOR ELEVATIONS
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A5.ll
	  	 CASEWORK ELEVATIONS
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A6.ll
	  	 WALL INFORMATION
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A6.21
	  	 DOOR, RELITE, & HARDWARE INFORMATION
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A6.31
	  	 FINISH & MATERIAL INFORMATION
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 A9.ll
	  	 DETAILS
	  	12-Nov-18	  	PERMIT SET (LYELL)
	 Lab Planning Drawings Lyell VUE Level 5-
Plan V12
	  	16-Oct-18	  	

					
	

	  	Vue Level 5 Spec Suite	  	05/17/2018
	  	Document List	  	

  

															
	   #  
	 	 Discipline
	 	Document
Type	 	Drawing set	 	Received /
Publish date	 	Document /
sheet date	 	Document
number	 	 Sheet name

		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A0.01	 	General Project Information
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A0.02	 	Abbreviations & Symbols
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A1.11	 	Site Plan
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A1.25	 	Life Safety Plan - Floor 5
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A2.51	 	Demolition Plan - Floor 5
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A2.52	 	Construction Plan - Floor 5
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A2.53	 	Reflected Ceiling Plan - Floor 5
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A2.53-ALT	 	Reflected Ceiling Plan - Floor 5 - Alternate
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A2.54	 	Finish Plan - Floor 5
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A2.54-ALT	 	Finish Plan - Floor 5- Alternate
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A2.55	 	Casework & Equipment Plan - Floor 5
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A4.10	 	Enlarged Restroom Plan & Interior Elevs.
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A5.01	 	Interior Elevations
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A5.11	 	Casework Elevations
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A6.11	 	Wall Information
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A6.21	 	Door, Relite, Hardware & Wall Information
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A6.31	 	Finish & Material Information
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A9.10	 	Details
		 	Architectural	 	Drawing	 	CD Set	 	5/16/2018	 	5/16/2018	 	A9.11	 	Details
								
		 	Fire Protection	 	Drawing	 	Issued for Permit	 	5/23/2018	 	5/23/2018	 	FP-L05-TI	 	Fire Sprinkler Plan
								
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-001	 	PLUMBING LEGEND & ABBREVIATIONS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-010	 	PLUMBING BOD & SPECIFICATIONS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-060	 	PLUMBING SCHEDULES
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-141	 	PLUMBING - LEVEL 4 CEILING PLAN
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-151	 	PLUMBING - LEVEL 5 CEILING PLAN
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-301	 	SECTION VIEWS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-401	 	ENLARGED FLOOR PLANS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-501	 	DETAILS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-701	 	DOMESTIC, LAB AND TEMPERED WATER RISER DIAGRAM
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-702	 	WASTE AND VENT RISER DIAGRAM
								
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-001	 	MECHANICAL LEGEND & ABBREVIATIONS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-002	 	MECHANICAL B.O.D & SOUND CALCULATIONS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-003	 	MECHANICAL SPECIFICATIONS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-020	 	MECHANICAL CONTROLS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-060	 	MECHANICAL SCHEDULES
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-500	 	MECHANICAL DETAILS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	MH-151	 	HVAC - LEVEL 5 PLAN - SOUTH
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	MH-181	 	HVAC - ROOF LEVEL - SOUTH
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	MI-151	 	INSTRUMENTATION - LEVEL 5 PLAN - SOUTH
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	MP-151	 	PIPING - LEVEL 5 PLAN - SOUTH
								
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E0.1	 	COVER SHEET AND GENERAL INFORMATION
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E0.2	 	GENERAL NOTES
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E0.3	 	LUMINAIRE SCHEDULE
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E0.4	 	NREC
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E2.1	 	LEVEL 5 LIGHTING PLAN
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E3.1	 	LEVEL 5 POWER PLAN
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E5.1	 	ONE-LINE DIAGRAM NORMAL & OS
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E5.2	 	ONE-LINE DIAGRAM - EMERGENCY
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E6.1	 	PANEL SCHEDULES
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E6.2	 	PANEL SCHEDULES
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E6.3	 	PANEL SCHEDULES
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E7.1	 	DETAILS

  
 Page 1 of 1 

					
	

	  	Vue Level 5 Spec Suite	  	05/17/2018
	  	MEP Document List	  	

  

															
	   #  
	 	 Discipline
	 	Document
Type	 	Drawing set	 	Received /
Publish date	 	Document /
sheet date	 	Document
number	 	 Sheet name

		 	Fire Protection	 	Drawing	 	Issued for Permit	 	5/23/2018	 	5/23/2018	 	FP-L05-TI	 	Fire Sprinkler Plan
								
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-001	 	PLUMBING LEGEND & ABBREVIATIONS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-010	 	PLUMBING BOD & SPECIFICATIONS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-060	 	PLUMBING SCHEDULES
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-141	 	PLUMBING - LEVEL 4 CEILING PLAN
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-151	 	PLUMBING - LEVEL 5 CEILING PLAN
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-301	 	SECTION VIEWS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-401	 	ENLARGED FLOOR PLANS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-501	 	DETAILS
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-701	 	DOMESTIC, LAB AND TEMPERED WATER RISER DIAGRAM
		 	Plumbing	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	P-702	 	WASTE AND VENT RISER DIAGRAM
								
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-001	 	MECHANICAL LEGEND & ABBREVIATIONS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-002	 	MECHANICAL B.O.D & SOUND CALCULATIONS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-003	 	MECHANICAL SPECIFICATIONS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-020	 	MECHANICAL CONTROLS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-060	 	MECHANICAL SCHEDULES
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	M-500	 	MECHANICAL DETAILS
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	MH-151	 	HVAC - LEVEL 5 PLAN - SOUTH
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	MH-181	 	HVAC - ROOF LEVEL - SOUTH
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	MI-151	 	INSTRUMENTATION - LEVEL 5 PLAN - SOUTH
		 	Mechanical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	MP-151	 	PIPING - LEVEL 5 PLAN - SOUTH
								
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E0.1	 	COVER SHEET AND GENERAL INFORMATION
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E0.2	 	GENERAL NOTES
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E0.3	 	LUMINAIRE SCHEDULE
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E0.4	 	NREC
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E2.1	 	LEVEL 5 LIGHTING PLAN
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E3.1	 	LEVEL 5 POWER PLAN
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E5.1	 	ONE-LINE DIAGRAM NORMAL & OS
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E5.2	 	ONE-LINE DIAGRAM - EMERGENCY
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E6.1	 	PANEL SCHEDULES
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E6.2	 	PANEL SCHEDULES
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E6.3	 	PANEL SCHEDULES
		 	Electrical	 	Drawing	 	Combined Drawing Set	 	6/13/2018	 	6/13/2018	 	E7.1	 	DETAILS

  
 Page 1 of 1 

 EXHIBIT B-1 

TENANT WORK INSURANCE SCHEDULE 

Tenant shall be responsible for requiring all of Tenant contractors doing construction or renovation work for Tenant to purchase and maintain such insurance
as shall protect it from the claims set forth below which may arise out of or result from any Tenant Work whether such Tenant Work is completed by Tenant or by any Tenant contractors or by any person directly or indirectly employed by Tenant or any
Tenant contractors, or by any person for whose acts Tenant or any Tenant contractors may be liable: 
 1.    Claims under workers’
compensation, disability benefit and other similar employee benefit acts which are applicable to the Tenant Work to be performed. 

2.    Claims for damages because of bodily injury, occupational sickness or disease, or death of employees under any applicable
employer’s liability law. 
 3.    Claims for damages because of bodily injury, or death of any person other than Tenant’s or
any Tenant contractors’ employees. 
 4.    Claims for damages insured by usual personal injury liability coverage which are
sustained (a) by any person as a result of an offense directly or indirectly related to the employment of such person by Tenant or any Tenant contractors or (b) by any other person. 

5.    Claims for damages, other than to the Tenant Work itself, because of injury to or destruction of tangible property, including loss
of use therefrom. 
 6.    Claims for damages because of bodily injury or death of any person or property damage arising from the
ownership, maintenance or use of any motor vehicle. 
 Tenant contractors’ Commercial General Liability Insurance shall include premises/operations
(including explosion, collapse and underground coverage if such Tenant Work involves any underground work), elevators, independent contractors, products and completed operations, and blanket contractual liability on all written contracts, all
including broad form property damage coverage. 

  
 B-1-1 

 Tenant contractors’ Insurance shall be written for not less than limits of liability as follows: 

 

					
	a.	  	 Commercial General Liability:
  

Bodily Injury and Property Damage
	  	Not less than (a) for the general contractor, $2,000,000 per occurrence and $5,000,000 general aggregate, with $5,000,000 products and completed operations aggregate, and (b) for all other contractors and subcontractors,
$1,000,000 per occurrence and $2,000,000 general aggregate, with $2,000,000 products and completed operations aggregate
			
	b.	  	 Commercial Automobile Liability:
  

Bodily Injury and Property Damage
	  	Coverage for liability arising from the use or operation of any auto on behalf of Tenant or invited by Tenant (including those owned, hired, rented, leased, borrowed, scheduled or non-owned).
Coverage shall be on a broad-based occurrence form in an amount not less than $2,000,000 combined single limit per accident. Such coverage shall apply to all vehicles and persons, whether accessing the property with active or passive
consent
			
	c.	  	Employer’s Liability:	  	
			
		  	 Each Accident
	  	$1,000,000
			
		  	 Disease - Policy Limit
	  	$1,000,000
			
		  	 Disease - Each Employee
	  	$1,000,000
			
	d.	  	 Umbrella Liability:
  

Bodily Injury and Property Damage
	  	(Excess of coverages a, b and c above) of not less than $5,000,000 per occurrence / aggregate

					
	e.	  	Workers’ Compensation:	  	As required by Applicable Laws
			
	f.	  	Professional Liability Insurance Coverage (required for contractors and consultants providing professional services, including, but not limited to, architects, engineers, consultants, and any other contractor providing design
work)	  	$5,000,000. Coverage for actual or alleged negligent acts, errors or omissions committed in the performance of activities and/or arising out of work in connection with the Tenant Improvements, regardless of the type of damages. Such
contractor shall maintain continuous insurance coverages for six years following completion of the applicable work in connection with the Tenant Improvements

 All subcontractors for Tenant contractors shall carry the same coverages and limits as specified above, unless different
limits are reasonably approved by Landlord. The foregoing policies shall contain a provision that coverages afforded under the policies shall not be canceled or not renewed until at least thirty (30) days’ prior written notice has been
given to the Landlord. Certificates of insurance including required endorsements showing such coverages to be in force shall be filed with Landlord prior to the commencement of any Tenant Work and prior to each renewal. Coverage for completed
operations must be maintained for the lesser of six (6) years and the applicable statue of repose following completion of the Tenant Work, and certificates evidencing this coverage must be provided to Landlord. The minimum A.M. Best’s
rating of each insurer for any general contractor and design consultants shall be A X. The minimum A.M. Best’s rating of each insurer for any subcontractors, non-design consultants and subconsultants
shall be A VII. Landlord, BioMed Realty, L.P., and BRE Edison L.P., and their respective officers, employees, agents, partners, members, subsidiaries, affiliates and Lenders shall be named as an additional insureds under Tenant contractors’
Commercial General Liability, Commercial Automobile Liability, Umbrella Liability and, to the extent required by the Lease, the Work Letter or this Exhibit, Pollution Legal Liability Insurance policies as respects liability arising from work or
operations performed, or ownership, maintenance or use of any autos, by or on behalf of such contractors. Each contractor and its insurers shall provide waivers of subrogation with respect to all insurance required by the Lease, the Work Letter or
this Exhibit. 
 If any contractor’s work involves the handling or removal of asbestos, lead or other Hazardous Materials (as determined by Landlord in
its sole and absolute discretion), such contractor shall also carry Pollution Legal Liability insurance. Such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage,
including physical injury to or destruction of tangible property (including the resulting loss of use thereof), clean-up costs and the loss of use of tangible property that has not been physically injured or
destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such damages. Coverage shall apply to both sudden and non-sudden pollution conditions
including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any
watercourse or 

 
body of water. Claims-made coverage is permitted, provided the policy retroactive date is continuously maintained prior to the Term Commencement Date, and coverage is continuously
maintained during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $1,000,000 per incident with a $2,000,000 policy aggregate. 

 EXHIBIT C 

FORM OF ADDITIONAL TI ALLOWANCE ACCEPTANCE LETTER 

[TENANT LETTERHEAD] 
 BMR-500 FAIRVIEW AVENUE LLC 
 17190 Bernardo Center Drive 

San Diego, California 92128 
 Attn: Legal Department 

[Date] 
  

	Re:	 Additional TI Allowance 

To Whom It May Concern: 
 This letter concerns
that certain Lease dated as of November 21, 2018 (the “Lease”), between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company, as landlord (“Landlord”), and
LYELL IMMUNOPHARMA, INC., a Delaware corporation, as tenant (“Tenant”). Capitalized terms not otherwise defined herein shall have the meanings given them in the Lease. 

Tenant hereby notifies Landlord that it wishes to exercise its right to utilize the Additional TI Allowance pursuant to Article 4 of
the Lease. 
 If you have any questions, please do not hesitate to call
[                    ] at ([     ]) [    ]- [    ]. 

 

	
	Sincerely,
	
	[Name]
	[Title of Authorized Signatory]

  

			
	cc:	 	Karen Sztraicher
		 	Jon Bergschneider
		 	Kevin Simonsen

  
 C-1 

 EXHIBIT D 

FORM OF LETTER OF CREDIT 

[On letterhead or L/C letterhead of Issuer] 

L/C DRAFT LANGUAGE 
 IRREVOCABLE STANDBY
LETTER OF CREDIT NUMBER                      

ISSUE DATE:                      

ISSUING BANK: 
 SILICON VALLEY BANK 

3003 TASMAN DRIVE 
 2ND FLOOR, MAIL SORT HF210 

SANTA CLARA, CALIFORNIA 95054 
 BENEFICIARY: 

BMR - 500 FAIRVIEW AVENUE LLC 
 17190 BERNARDO CENTER DRIVE 

SAN DIEGO, CA 92128 
 ATTN: LEGAL DEPARTMENT 

APPLICANT: 
 LYELL IMMUNOPHARMA, INC. 

883 ROBB ROAD, 
 PALO ALTO, CA 94306 

AMOUNT: US$1,600,000.00 (ONE MILLION SIX HUNDRED THOUSAND AND 00/100 U.S. DOLLARS) 

EXPIRATION DATE: ONE YEAR FROM ISSUANCE 
 LOCATION: SANTA CLARA,
CALIFORNIA 
 DEAR SIR/MADAM: 
 WE HEREBY ESTABLISH OUR
IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF                     IN YOUR FAVOR AVAILABLE BY YOUR DRAFTS DRAWN ON US AT SIGHT IN THE FORM OF EXHIBIT
“A” ATTACHED AND ACCOMPANIED BY THE FOLLOWING DOCUMENTS (TOGETHER WITH THE COMPLETED SIGHT DRAFT IN THE FORM OF EXHIBIT A, THE “REQUIRED DOCUMENTS”): 

THE ORIGINAL OF THIS LETTER OF CREDIT AND ALL AMENDMENT(S), IF ANY. 

NO OTHER EVIDENCE OF AUTHORITY, CERTIFICATE, OR DOCUMENTATION IS REQUIRED. PARTIAL DRAWS AND MULTIPLE PRESENTATIONS ARE ALLOWED. THE ORIGINAL OF THIS LETTER
OF CREDIT MUST ACCOMPANY ANY DRAWINGS HEREUNDER FOR ENDORSEMENT OF THE 

  
 D-1 

 
DRAWING AMOUNT AND WILL BE RETURNED TO THE BENEFICIARY UNLESS IT IS FULLY UTILIZED. THE AMOUNT AVAILABLE UNDER THIS LETTER OF CREDIT WILL BE REDUCED BY THE AMOUNT OF ANY DRAWINGS HEREUNDER. 

THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT FROM THE PRESENT OR EACH FUTURE EXPIRATION DATE
UNLESS AT LEAST 90 DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE SEND YOU A NOTICE BY OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESS (OR ANY OTHER ADDRESS INDICATED BY YOU, IN A WRITTEN NOTICE TO US THE RECEIPT OF WHICH WE HAVE ACKNOWLEDGED, AS
THE ADDRESS TO WHICH WE SHOULD SEND SUCH NOTICE) THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE CURRENT EXPIRATION DATE. IN NO EVENT SHALL THIS LETTER OF CREDIT BE AUTOMATICALLY EXTENDED BEYOND JANUARY 30, 2029. 

EXCEPT WHEN THE AMOUNT OF THIS LETTER OF CREDIT IS INCREASED, THIS LETTER OF CREDIT CANNOT BE MODIFIED OR REVOKED WITHOUT YOUR WRITTEN CONSENT. 

THIS LETTER OF CREDIT IS TRANSFERABLE ONE OR MORE TIMES, BUT IN EACH INSTANCE ONLY TO A SINGLE BENEFICIARY AS TRANSFEREE AND ONLY UP TO THE THEN AVAILABLE
AMOUNT, ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE WOULD BE IN COMPLIANCE WITH THEN APPLICABLE LAW AND REGULATION, INCLUDING BUT NOT LIMITED TO THE REGULATIONS OF THE U. S. DEPARTMENT OF TREASURY AND U. S. DEPARTMENT OF COMMERCE. AT THE TIME OF
TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINAL AMENDMENT(S), IF ANY. MUST BE SURRENDERED TO US AT OUR ADDRESS INDICATED IN THIS LETTER OF CREDIT TOGETHER WITH OUR TRANSFER FORM ATTACHED HERETO AS EXHIBIT “B” DULY EXECUTED. APPLICANT
SHALL PAY OUR TRANSFER FEE OF 1⁄4 OF 1% OF THE TRANSFER AMOUNT (MINIMUM US$250.00) UNDER THIS LETTER OF CREDIT AND THE TRANSFER SHALL NOT BE CONTINGENT UPON THE
PAYMENT OF SUCH TRANSFER FEE. EACH TRANSFER SHALL BE EVIDENCED BY OUR ENDORSEMENT ON THE REVERSE OF THE LETTER OF CREDIT AND WE SHALL FORWARD THE ORIGINAL OF THE LETTER OF CREDIT SO ENDORSED TO THE TRANSFEREE. ISSUING BANK EXPRESSLY CONSENTS TO ANY
TRANSFERS MADE FROM TIME TO TIME IN COMPLIANCE WITH THIS PARAGRAPH. 
 DRAFT(S) AND DOCUMENTS MUST INDICATE THE NUMBER AND DATE OF THIS LETTER OF CREDIT.

 ALL DEMANDS FOR PAYMENT SHALL BE MADE BY PRESENTATION (WHICH PRESENTATION MAY BE BY OVERNIGHT COURIER TO THE ADDRESS SPECIFIED HEREIN) OF THE REQUIRED
DOCUMENTS ON A BUSINESS DAY AT OUR OFFICE (THE “BANK’S OFFICE”) AT: SILICON VALLEY BANK, 3003 TASMAN DRIVE, SANTA CLARA, CA 95054, ATTENTION: STANDBY LETTER OF CREDIT NEGOTIATION SECTION. “BUSINESS DAY” MEANS A WEEKDAY
EXCEPT A WEEKDAY WHEN COMMERCIAL BANKS IN CALIFORNIA ARE AUTHORIZED OR REQUIRED TO CLOSE. . 
 FACSIMILE PRESENTATIONS ARE PERMITTED. SHOULD BENEFICIARY
WISH TO MAKE PRESENTATIONS UNDER THIS LETTER OF CREDIT ENTIRELY BY FACSIMILE TRANSMISSION IT NEED NOT TRANSMIT THIS LETTER OF CREDIT AND AMENDMENT(S), IF ANY. EACH FACSIMILE TRANSMISSION SHALL BE MADE AT: (408)
496-2418 OR (408) 969-6510; AND SIMULTANEOUSLY UNDER TELEPHONE ADVICE TO: (408) 450-5001 OR (408)
654-7176, ATTENTION: STANDBY LETTER OF CREDIT NEGOTIATION SECTION WITH ORIGINALS TO FOLLOW BY OVERNIGHT COURIER SERVICE, BUT NOT AS A CONDITION TO ITS EFFECTIVENESS; PROVIDED, HOWEVER, THE BANK WILL DETERMINE
HONOR OR DISHONOR ON THE BASIS OF PRESENTATION BY FACSIMILE ALONE, AND WILL NOT EXAMINE THE ORIGINALS. IN ADDITION, ABSENCE OF THE AFORESAID TELEPHONE ADVICE SHALL NOT AFFECT OUR OBLIGATION TO HONOR ANY DRAW REQUEST. 

  
 D-2 

 WE HEREBY AGREE WITH THE BENEFICIARY THAT DRAFTS DRAWN UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS
OF THIS LETTER OF CREDIT WILL BE DULY HONORED UPON PRESENTATION TO US, IRRESPECTIVE OF ANY CLAIM BY APPLICANT, ON OR BEFORE THE EXPIRATION DATE OF THIS LETTER OF CREDIT OR ANY AUTOMATICALLY EXTENDED EXPIRATION DATE. IF BENEFICIARY PRESENTS THE
REQUIRED DOCUMENTS TO US ON OR BEFORE THE EXPIRATION DATE, THEN WE SHALL PAY UNDER THIS LETTER OF CREDIT AT OR BEFORE THE FOLLOWING TIME (THE “PAYMENT DEADLINE”): (A) IF PRESENTMENT IS MADE AT OR BEFORE NOON CALIFORNIA TIME OF ANY BUSINESS
DAY, AND PROVIDED THAT SUCH REQUIRED DOCUMENTS PRESENTED CONFORM TO THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, PAYMENT SHALL BE INITIATED BY US IN IMMEDIATELY AVAILABLE FUNDS BY THE CLOSE OF BUSINESS ON THE SUCCEEDING BUSINESS DAY; AND
(B) OTHERWISE, THE CLOSE OF BUSINESS ON THE SECOND SUCCEEDING BUSINESS DAY. 
 IF A DEMAND FOR PAYMENT MADE HEREUNDER DOES NOT, IN ANY INSTANCE,
CONFORM TO THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, WE SHALL GIVE YOU PROMPT NOTICE THAT THE DEMAND FOR PAYMENT DID NOT COMPLY IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, STATING THE REASONS THEREFOR AND THAT THE
BANK IS HOLDING THE DOCUMENTS AT YOUR DISPOSAL OR RETURN THE SAME TO YOU, AS THE BANK MAY ELECT. UPON BEING NOTIFIED THAT THE PURPORTED DEMAND WAS NOT EFFECTED IN CONFORMITY WITH THIS LETTER OF CREDIT, YOU MAY ATTEMPT TO CORRECT ANY SUCH NON-CONFORMING DEMAND FOR PAYMENT IF, AND TO THE EXTENT THAT YOU ARE ENTITLED AND ABLE TO DO SO. 
 IF ANY INSTRUCTIONS
ACCOMPANYING A DRAWING UNDER THIS LETTER OF CREDIT REQUEST THAT PAYMENT IS TO BE MADE BY TRANSFER TO YOUR ACCOUNT WITH ANOTHER BANK, WE WILL ONLY EFFECT SUCH PAYMENT BY FED WIRE TO A U.S. REGULATED BANK, AND WE AND/OR SUCH OTHER BANK MAY RELY ON AN
ACCOUNT NUMBER SPECIFIED IN SUCH INSTRUCTIONS EVEN IF THE NUMBER IDENTIFIES A PERSON OR ENTITY DIFFERENT FROM THE INTENDED PAYEE. 
 THIS LETTER OF CREDIT
IS SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES (ISP98), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 590. 
  

			
	 SILICON VALLEY BANK,
	  	
	                                      
                                  	  	                                      
                                  
	 AUTHORIZED SIGNATURE
	  	 AUTHORIZED SIGNATURE

  
 D-3 

 EXHIBIT “A” 

 

			
		
	 DATE:
                    
	  	                                      
              REF. NO.
                           

  

					
	 AT SIGHT OF THIS
DRAFT
	 	
	
	 PAY TO THE ORDER OF
                                         
                                         
                                         
                                   
US$                    

 US DOLLARS
                                         
                                         
                                         
                                         
                                        

 

                       
                                         
                                         
                                         
                                         
                                      

DRAWN UNDER SILICON VALLEY BANK,
SANTA CLARA, CALIFORNIA, STANDBY LETTER OF CREDIT NUMBER NO.
                                        
DATED
                                        

  

							
	TO:	 	 SILICON VALLEY BANK

3003 TASMAN DRIVE
	  	  
	  	
		 	SANTA CLARA, CA 95054	  	(BENEFICIARY’S NAME)	  	
				
		 		  	  
	  	
		 		  	Authorized Signature	  	

 

  
 D-4 

 GUIDELINES TO PREPARE THE DRAFT 

 

	1.	 DATE: ISSUANCE DATE OF DRAFT. 

 

	2.	 REF. NO.: BENEFICIARY’S REFERENCE NUMBER, IF ANY. 

 

	3.	 PAY TO THE ORDER OF: NAME OF BENEFICIARY AS INDICATED IN THE L/C (MAKE SURE BENEFICIARY ENDORSES IT ON THE
REVERSE SIDE). 

  

	4.	 US$: AMOUNT OF DRAWING IN FIGURES. 

 

	5.	 US DOLLARS: AMOUNT OF DRAWING IN WORDS. 

 

	6.	 LETTER OF CREDIT NUMBER: SILICON VALLEY BANK’S STANDBY L/C NUMBER THAT PERTAINS TO THE DRAWING.

  

	7.	 DATED: ISSUANCE DATE OF THE STANDBY L/C. 

 

	8.	 BENEFICIARY’S NAME: NAME OF BENEFICIARY AS INDICATED IN THE L/C. 

 

	9.	 AUTHORIZED SIGNATURE: SIGNED BY AN AUTHORIZED SIGNER OF BENEFICIARY. 

IF YOU NEED FURTHER ASSISTANCE IN COMPLETING THIS DRAFT, PLEASE CALL OUR L/C PAYMENT SECTION AT 408-654-6274 OR 408-654-7716. 

EXHIBIT “B” 

TRANSFER FORM 
  

					
	 DATE:
                    
  
	 	
	TO:	 	 SILICON VALLEY BANK
 3003 TASMAN DRIVE

SANTA CLARA, CA 95054
 ATTN:INTERNATIONAL DIVISION.

STANDBY LETTERS OF CREDIT
	 	 RE: IRREVOCABLE STANDBY LETTER OF CREDIT
 NO.
                     ISSUED BY
 SILICON VALLEY
BANK, SANTA CLARA
 L/C AMOUNT:
                    

 GENTLEMEN: 
 FOR VALUE RECEIVED,
THE UNDERSIGNED BENEFICIARY HEREBY IRREVOCABLY TRANSFERS TO: 
  
  

(NAME OF TRANSFEREE) 
  

 
 (ADDRESS) 

ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF CREDIT UP TO ITS AVAILABLE AMOUNT AS SHOWN ABOVE AS OF THE DATE OF THIS TRANSFER.

 BY THIS TRANSFER, ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE TRANSFERRED TO THE TRANSFEREE. TRANSFEREE SHALL HAVE THE SOLE
RIGHTS AS BENEFICIARY THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS, AND WHETHER NOW EXISTING OR HEREAFTER MADE. ALL AMENDMENTS ARE TO BE ADVISED DIRECTLY TO THE TRANSFEREE WITHOUT
NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY. 
 THE ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO
ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER. 

  
 D-5 

					
	SIGNATURE AUTHENTICATED	 		 	
		 		 	                                      
                                         
                     
	The names(s), title(s), and signature(s) conform to that/those on file with us for the company and the signature(s) is/are authorized to execute this instrument.	 		 	(BENEFICIARY’S NAME)        
	 		 	By:
                                         
                                         
          
			
	  
	 	                	 	
	(Name of Bank)	 		 	Printed Name:
                                         
                                  
			
	  
	 		 	
	(Address of Bank)	 		 	Title:
                                         
                                         
        
			
	  
	 		 	
	(City, State, Zip Code)	 		 	
			
	  
	 		 	
	(Print Authorized Name and Title)	 		 	
			
	  
	 		 	
	(Authorized Signature)	 		 	
			
	  
	 		 	
	(Telephone Number)	 		 	

  
 D-6 

 EXHIBIT E 

RULES AND REGULATIONS 

NOTHING IN THESE RULES AND REGULATIONS (“RULES AND REGULATIONS”) SHALL SUPPLANT ANY PROVISION OF THE LEASE. IN THE EVENT OF A
CONFLICT OR INCONSISTENCY BETWEEN THESE RULES AND REGULATIONS AND THE LEASE, THE LEASE SHALL PREVAIL. 
 1.    No Tenant Party shall
encumber or obstruct the common entrances, lobbies, elevators, sidewalks and stairways of the Building(s) or the Project or use them for any purposes other than ingress or egress to and from the Building(s) or the Project. 

2.    Except as specifically provided in the Lease, no sign, placard, picture, advertisement, name or notice shall be installed or
displayed on any part of the outside of the Premises or the Building(s) without Landlord’s prior written consent. Landlord shall have the right to remove, at Tenant’s sole cost and expense and without notice, any sign installed or
displayed in violation of this rule. 
 3.    If Landlord objects in writing to any curtains, blinds, shades, screens, hanging plants or
other similar objects attached to or used in connection with any window or door of the Premises or placed on any windowsill, and (a) such window, door or windowsill is visible from the exterior of the Premises and (b) such curtain, blind,
shade, screen, hanging plant or other object is not included in plans approved by Landlord, then Tenant shall promptly remove such curtains, blinds, shades, screens, hanging plants or other similar objects at its sole cost and expense. 

4.    Major deliveries requiring more than twenty (20) minutes shall be made no later than 8 a.m. and no earlier than 6 p.m. No
deliveries shall be made that impede or interfere with other tenants in or the operation of the Project. Movement of furniture, office equipment or any other large or bulky material(s) through the Common Area shall be restricted to such hours as
Landlord may designate and shall be subject to reasonable restrictions that Landlord may impose. A temporary loading permit is required for all temporary parking and such permit, which permit Landlord may provide in its sole and absolute discretion.

 5.    Tenant shall not use any method of HVAC other than present at the Project and serving the Premises as of the Execution Date
unless consented to in writing in advance by Landlord. 
 6.    Tenant shall not install any radio, television or other antennae; cell
or other communications equipment; or other devices on the roof or exterior walls of the Premises except in accordance with the Lease. Tenant shall not interfere with radio, television or other digital or electronic communications at the Project or
elsewhere. 
 7.    Canvassing, peddling, soliciting and distributing handbills or any other written material within, on or around the
Project (other than within the Premises) are prohibited. Tenant shall cooperate with Landlord to prevent such activities by any Tenant Party. 

  
 E-1 

 8.    Tenant shall store all of its trash, garbage and Hazardous Materials in
receptacles within its Premises or in receptacles designated by Landlord outside of the Premises. Tenant shall not place in any such receptacle any material that cannot be disposed of in the ordinary and customary manner of trash, garbage and
Hazardous Materials disposal. Any Hazardous Materials transported through Common Area shall be held in secondary containment devices. Tenant shall be responsible, at its sole cost and expense, for Tenant’s removal of its trash, garbage and
Hazardous Materials. Tenant is encouraged to participate in the waste removal and recycling program that may be in place at the Project from time to time. 

9.    The Premises shall not be used for lodging or for any improper or immoral purpose. No cooking shall be done or permitted in the
Premises; provided, however, that Tenant may use (a) equipment approved in accordance with the requirements of insurance policies that Landlord or Tenant is required to purchase and maintain pursuant to the Lease for brewing coffee, tea,
hot chocolate and similar beverages, (b) microwave ovens for employees’ use and (c) equipment shown on plans approved by Landlord; provided, further, that any such equipment and microwave ovens are used in accordance with
Applicable Laws. 
 10.    Tenant shall not, without Landlord’s prior written consent, use the name of the Project, if any, in
connection with or in promoting or advertising Tenant’s business except as Tenant’s address. 
 11.    Tenant shall comply
with all safety, fire protection and evacuation procedures and regulations established by Landlord or any Governmental Authority. 

12.    Tenant assumes any and all responsibility for protecting the Premises from theft, robbery and pilferage, which responsibility
includes keeping doors locked and other means of entry to the Premises closed. 
 13.    Tenant shall not modify any locks to the
Premises without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or delay. Tenant shall furnish Landlord with copies of keys, pass cards or similar devices for locks to the Premises. 

14.    Tenant shall cooperate and participate in all reasonable security programs affecting the Premises. 

15.    Tenant shall not permit any animals in the Project, other than for service animals or for use in laboratory experiments. 

16.    Bicycles shall not be taken into the Building(s) (including the elevators and stairways of the Building) except into areas
designated by Landlord. 
 17.    The water and wash closets and other plumbing fixtures shall not be used for any purposes other than
those for which they were constructed, and no sweepings, rubbish, rags or other substances shall be deposited therein. 

  
 E-2 

 18.    Discharge of industrial sewage shall only be permitted if Tenant, at its sole
expense, first obtains all necessary permits and licenses therefor from all applicable Governmental Authorities. 
 19.    Smoking is
prohibited at the Project., except in designated outdoor areas of the Project (if any). 
 20.    The Project’s hours of operation
are currently 7:00 a.m.- 6:00 p.m., Monday through Friday. Tenant shall have access to the Premises 24/7/365. 
 21.    Tenant shall
comply with all orders, requirements and conditions now or hereafter imposed by Applicable Laws or Landlord (“Waste Regulations”) regarding the collection, sorting, separation and recycling of waste products, garbage, refuse and
trash generated by Tenant (collectively, “Waste Products”), including (without limitation) the separation of Waste Products into receptacles reasonably approved by Landlord and the removal of such receptacles in accordance with any
collection schedules prescribed by Waste Regulations. 
 22.    Tenant, at Tenant’s sole cost and expense, shall cause the Premises
to be exterminated on a monthly basis to Landlord’s reasonable satisfaction and shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably
satisfactory to Landlord, and to be treated against infestation by insects, rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Project for the purpose of
providing such extermination services, unless such persons have been approved by Landlord. If requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the Premises by the consumption of food or
beverages in a cold box or similar facility. 
 23.    If Tenant desires to use any portion of the Common Area for a Tenant-related
event, Tenant must notify Landlord in writing at least thirty (30) days prior to such event on the form attached as Attachment 1 to this Exhibit, which use shall be subject to Landlord’s prior written consent, not to be unreasonably
withheld, conditioned or delayed. Notwithstanding anything in this Lease or the completed and executed Attachment to the contrary, Tenant shall be solely responsible for setting up and taking down any equipment or other materials required for the
event, and shall promptly pick up any litter and report any property damage to Landlord related to the event. Any use of the Common Area pursuant to this Section shall be subject to the provisions of Article 28 of the Lease. 

Landlord may waive any one or more of these Rules and Regulations for the benefit of Tenant or any other tenant, but no such waiver by
Landlord shall be construed as a waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the Project, including
Tenant. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms covenants, agreements and conditions of the Lease. Landlord reserves the right to make such other and
reasonable additional rules and regulations as, in its judgment, may from time to time be needed for safety and security, the care and cleanliness of the Project, or the preservation of good order therein; provided, however, that Tenant shall
not be obligated to adhere to such additional rules or 

  
 E-3 

 
regulations until Landlord has provided Tenant with thirty (30) days prior written notice thereof and such new rules shall not materially increase Tenant’s Lease obligations or
materially reduce Tenant’s Lease rights. Tenant agrees to abide by these Rules and Regulations and any such additional rules and regulations properly issued or adopted by Landlord. Tenant shall be responsible for the observance of these Rules
and Regulations by all Tenant Parties. 

  
 E-4 

 ATTACHMENT 1 TO EXHIBIT E 

REQUEST FOR USE OF COMMON AREA 

REQUEST FOR USE OF COMMON AREA 
  

	
	Date of Request:
                                         
                                         
                                         
                                         
                                         

	
	Landlord/Owner:
                                         
                                         
                                         
                                         
                                        

	
	Tenant/Requestor:
                                         
                                         
                                         
                                         
                                      
	
	Property Location:
                                         
                                         
                                         
                                         
                                      
	
	 Event Description:
                                         
                                         
                                         
                                         
                                      

 

                          
                                         
                                         
                                         
                                         
                                         
  
  

                          
                                         
                                         
                                         
                                         
                                         
  

	
	 Proposed Plan for Security & Cleaning:
                                         
                                         
                                         
                                         
    
  

                          
                                         
                                         
                                         
                                         
                                         
  
  

                          
                                         
                                         
                                         
                                         
                                         
  

	
	Date of Event:
                                         
                                         
                                         
                                         
                                         
   
	
	Hours of Event: (to include set-up and take down):
                                         
                                         
                                         
                           
	
	Location at Property (see attached map):
                                         
                                         
                                         
                                         
  
	
	Number of Attendees:
                                         
                                         
                                         
                                         
                                

 Open to the Public?    ☐  YES    ☐  NO 

Food and/or Beverages?    ☐  YES    ☐  NO 

If YES: 
  

	 	•	 	 Will food be prepared on
site?    ☐  YES    ☐  NO 

  

	 	•	 	 Please describe:
                                         
                                         
                                         
                                         
                     

  

	 	•	 	 Will alcohol be
served?    ☐  YES    ☐  NO 

  

	 	•	 	 Please describe:
                                         
                                         
                                         
                                         
                     

  

	 	•	 	 Will attendees be charged for
alcohol?    ☐  YES    ☐  NO 

  
 E-1-1 

	 	•	 	 Is alcohol license or permit
required?    ☐  YES    ☐  NO 

  

	 	•	 	 Does caterer have alcohol license or
permit:    ☐  YES    ☐  NO    ☐  N/A 

Other Amenities (tent, booths, band, food trucks, bounce house, etc.):
                                         
                                         
                                         
         
  

                          
                                         
                                         
                                         
                                         
                                         
              
  

                          
                                         
                                         
                                         
                                         
                                         
              
 Other Event Details or Special Circumstances:
                                         
                                         
                                         
                                         
     
  

                          
                                         
                                         
                                         
                                         
                                         
              
  

                          
                                         
                                         
                                         
                                         
                                         
              
  

                          
                                         
                                         
                                         
                                         
                                         
              
  

                          
                                         
                                         
                                         
                                         
                                         
              
 The undersigned certifies that the foregoing is true, accurate and
complete and he/she is duly authorized to sign and submit this request on behalf of the Tenant/Requestor named above. 
 [INSERT NAME OF
TENANT/REQUESTOR] 
  

	
	By:
                                         
                                         
      
	Name:
                                         
                                         
 
	Title:
                                         
                                         
   
	Date:
                                         
                                         
   

  
 E-1-2 

 EXHIBIT F 

TENANT’S PROPERTY 
 Tenant
owned personal property, stock, inventory, furniture, furnishings and equipment not affixed to, or built into, the Premises. 
 Signage bearing
Tenant’s name, trade-name or logo. 
 Tenant trade fixtures that are proprietary in nature. 

  
 F-1 

 EXHIBIT G 

FORM OF ESTOPPEL CERTIFICATE 
  

	To:	 BMR-500 FAIRVIEW AVENUE LLC 

17190 Bernardo Center Drive 
 San
Diego, California 92128 
 Attention: Legal Department 

BioMed Realty, L.P. 
 17190
Bernardo Center Drive 
 San Diego, California 92128 
  

	Re:	 Certain space on the 2nd and 5th floor (the “Premises”) at 500 Fairview Avenue North, Seattle,
Washington (the “Property”) 

 As of the    day
of            , 20    (“Tenant”) hereby certifies to you as follows: 

1.    Tenant is a tenant at the Property under a lease (the “Lease”) for the Premises dated as of November 21, 2018.
The Lease has not been cancelled, modified, assigned, extended or amended [except as follows: [                    ]], and there are no other
agreements, written or oral, affecting or relating to Tenant’s lease of the Premises or any other space at the Property other
than                    . Unless extended per the terms of the Lease, the lease term expires on
[            ], 20[    ]. 
 2.    Tenant took delivery
and possession of the Premises, currently consisting of approximately [                    ] square feet, on
[            ], 20[    ], and commenced to pay rent on [            ], 20[    ]. Tenant
has full possession of the Premises, has not assigned the Lease or sublet any part of the Premises, and does not hold the Premises under an assignment or sublease[, except as follows:
[                    ]]. 

3.    All base rent, rent escalations and additional rent under the Lease have been paid through
[            ], 20[    ]. There is no prepaid rent[, except $[        ]][, and the amount of security deposit is
$[        ] [in cash][OR][in the form of a letter of credit]]. Tenant has also posted/delivered a Restoration Deposit in the amount
of                    in the [cash] or [LOC] As of the date of this Estoppel, Tenant is not entitled to any rent abatement under the Lease. 

4.    Base rent is currently payable in the amount of $[        ] per month. 

5.    Tenant is currently paying estimated payments of additional rent of $[        ] per month on
account of real estate taxes, insurance, management fees and Common Area maintenance expenses. 
 6.    All work to be performed for
Tenant under the Lease has been performed as required under the Lease and has been accepted by Tenant[, except [                    ]], and all
allowances to be paid to Tenant, including allowances for tenant improvements, moving expenses or other items, have been paid, except
[                    ]. 

  
 G-1 

 7.    The Lease is in full force and effect, Tenant has neither sent nor received a
notice of breach or default that has not been cured, Tenant is not aware of any existing default or of any event that with the giving of notice and passage of time could become a default under the Lease, and Tenant has no known claims against the
landlord or offsets or defenses against rent, and there are no disputes with the landlord, except [                    ]. Tenant has received no
notice of prior sale, transfer, assignment, hypothecation or pledge of the Lease or of the rents payable thereunder[, except [                    ]].

 8.    Tenant has no rights or options to purchase the Property. 

9.    To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of Tenant in, on
or around the Premises or the Project in violation of any environmental laws. 
 10.    The undersigned has executed this Estoppel
Certificate with the knowledge and understanding that [INSERT NAME OF LANDLORD, PURCHASER OR LENDER, AS APPROPRIATE] or its assignee is [acquiring the Property/making a loan secured by the Property] in reliance on this certificate and that the
undersigned shall be bound by this certificate. The statements contained herein may be relied upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], BMR-500 Fairview Avenue LLC, BioMed Realty, L.P., BRE
Edison L.P., and any [other] mortgagee of the Property and their respective successors and assigns. 
 Any capitalized terms not defined herein shall have
the respective meanings given in the Lease. 
 Dated this [    ] day of
[            ], 20[    ]. 
  

			
	LYELL IMMUNOPHARMA, INC.,
	a Delaware corporation
		
	By:	 	
                     

	Name:	 	
                     

	Title:	 	
                     

 EXHIBIT H 

TENANT STANDBY GENERATOR LOCATION 
  

 

  
 H-1 

 EXHIBIT I 

TENANT AIR HANDLER LOCATION 
  

 

  
 I-1 

 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (this “Amendment”) is entered into as of this
26th day of February, 2020, by and between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“Landlord”), and LYELL
IMMUNOPHARMA, INC., a Delaware corporation (“Tenant”). 
 RECITALS 

A.    WHEREAS, Landlord and Tenant are parties to that certain Lease dated as of November 27, 2018 (as the same may
have been amended, supplemented or modified from time to time, the “Existing Lease”), whereby Tenant leases certain premises (the “Premises”) from Landlord at 500 Fairview Avenue North in Seattle, Washington (the
“Building”); 
 B.    WHEREAS, Tenant has elected to waive any ability that Tenant may have under the
Existing Lease to construct a Pilot Plant (as defined below) within the Premises; 
 C.    WHEREAS, in consideration for
such waiver by Tenant, Landlord is willing to forego the Restoration Deposit (as defined in the Existing Lease); and 

D.    WHEREAS, Landlord and Tenant desire to modify and amend the Existing Lease only in the respects and on the
conditions hereinafter stated. 
 AGREEMENT 

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 

1.    Definitions. For purposes of this Amendment, capitalized terms shall have the meanings ascribed to them in
the Existing Lease unless otherwise defined herein. The Existing Lease, as amended by this Amendment, is referred to collectively herein as the “Lease.” From and after the date hereof, the term “Lease,” as used in the
Existing Lease, shall mean the Existing Lease, as amended by this Amendment. 
 2.    Restoration Deposit.
Notwithstanding anything to the contrary in the Existing Lease, Section 11.7 of the Existing Lease (and all references to the Restoration Deposit throughout the Existing Lease) are hereby deleted from the Existing Lease in
their entirety. Upon Tenant’s written request, Landlord shall return to Tenant the Restoration Deposit Letter of Credit. 

3.    Restrictions on Tenant Improvements and Alterations. Notwithstanding anything to the contrary in the Existing
Lease, Tenant hereby agrees that (a) Tenant shall not be permitted to construct, or cause to be constructed, a pilot plant or any similar facility (collectively, a “Pilot Plant”) within the Premises whether as part of the
Tenant Improvements or as an Alteration, (b) any request by Tenant to construct a Pilot Plant within the Premises (whether as part of the 

 Tenant Improvements or as an Alteration) shall be subject to Landlord’s approval in Landlord’s
sole and absolute discretion, and (c) in the event that Landlord approves any request by Tenant to construct a Pilot Plant within the Premises, Landlord shall be permitted to condition such approval on the reinstitution of the Restoration
Deposit (provided that the amount of such reinstituted Restoration Deposit shall be determined by Landlord in Landlord’s sole and absolute discretion). 

4.    TI Deadline. The definition of “TI Deadline” set forth in
Section 4.6 of the Existing Lease is hereby modified by replacing the term “July 31, 2020” with the term “October 31, 2020.” 

5.    Broker. Tenant represents and warrants that it has not dealt with any broker or agent in the negotiation for
or the obtaining of this Amendment and agrees to reimburse, indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord, at Tenant’s sole cost and expense) and hold harmless the Landlord Indemnitees
for, from and against any and all cost or liability for compensation claimed by any such broker or agent employed or engaged by it or claiming to have been employed or engaged by it. 

6.    No Default. Tenant represents, warrants and covenants that, to the best of Tenant’s knowledge, Landlord
and Tenant are not in default of any of their respective obligations under the Existing Lease and no event has occurred that, with the passage of time or the giving of notice (or both) would constitute a default by either Landlord or Tenant
thereunder. 
 7.    Notices. Tenant confirms that, notwithstanding anything in the Lease to the contrary,
notices delivered to Tenant pursuant to the Lease should be sent to: 
  

	
	 LYELL IMMUNOPHARMA, INC.
 500 Fairview Avenue
North, Suite 5000
 98109 Seattle, WA
 Attn: Jan Beck, Head of
R&D Operations

	
	With required copy to:
	
	 LYELL IMMUNOPHARMA, INC.
 400 E. Jamie Court,
Suite 301

	South San Francisco, CA 94080
	Attn: David West, Sr. Director – Strategic
	Transactions
	
	With a required copy to:
	
	 Cairncross & Hempelmann
 542 Second
Ave, Suite 500

	Seattle, WA 98104
	Attn: Ryan McFarland

  
 2 

 8.    Effect of Amendment. Except as modified by this Amendment,
the Existing Lease and all the covenants, agreements, terms, provisions and conditions thereof shall remain in full force and effect and are hereby ratified and affirmed. In the event of any conflict between the terms contained in this Amendment and
the Existing Lease, the terms herein contained shall supersede and control the obligations and liabilities of the parties. 

9.    Successors and Assigns. Each of the covenants, conditions and agreements contained in this Amendment shall
inure to the benefit of and shall apply to and be binding upon the parties hereto and their respective heirs, legatees, devisees, executors, administrators and permitted successors and assigns and sublessees. Nothing in this section shall in any way
alter the provisions of the Lease restricting assignment or subletting. 
 10.    Miscellaneous. This Amendment
becomes effective only upon execution and delivery hereof by Landlord and Tenant. The captions of the paragraphs and subparagraphs in this Amendment are inserted and included solely for convenience and shall not be considered or given any effect in
construing the provisions hereof. All exhibits hereto are incorporated herein by reference. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and shall not be effective
as a lease, lease amendment or otherwise until execution by and delivery to both Landlord and Tenant. 

11.    Authority. Tenant guarantees, warrants and represents that the individual or individuals signing this
Amendment on behalf of Tenant have the power, authority and legal capacity to sign this Amendment on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on
whose behalf such individual or individuals have signed. Landlord guarantees, warrants and represents that the individual or individuals signing this Amendment on behalf of Landlord have the power, authority and legal capacity to sign this Amendment
on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such individual or individuals have signed. 

12.    Counterparts; Facsimile and PDF Signatures. This Amendment may be executed in one or more counterparts, each
of which, when taken together, shall constitute one and the same document. A facsimile or portable document format (PDF) signature on this Amendment shall be equivalent to, and have the same force and effect as, an original signature. 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 3 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date and year
first above written. 
 LANDLORD: 
  

			
	 BMR-500 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

		
	By:	 	 /s/ Marie Lewis

	Name:	 	Marie Lewis
	Title:	 	SVP, Legal & Assistant Secretary

 TENANT: 
  

			
	 LYELL IMMUNOPHARMA, INC.,
 a
Delaware corporation

		
	By:	 	 /s/ Jan Beck

	Name:	 	Jan Beck
	Title:	 	Head R&D Operations

 CALIFORNIA ALL-PURPOSE
ACKNOWLEDGEMENT             CIVIL CODE §1189 
 A notary public or other officer completing
this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. 

 

			
	State of California	 	}
		 	}
	County of San Diego	 	}

 On February 28, 2020 before me, Serina E. Roth, Notary Public, personally appeared *Marie Lewis**, who 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 she executed the same in her authorized capacity and that by her signature on the instrument the person, or the entity upon
behalf of which the person acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct. 
  

					
	WITNESS my hand and official seal.	 		 	

	  
 /s/ Serina E. Roth
	 	  
 (Notary Seal)

	 Signature of Notary Public

    

 TENANT ACKNOWLEDGMENTS 

 

					
	STATE OF Washington	 	)
		 		 	) ss.
	COUNTY OF King	 	)

 On this 26th day of February, 2020, before me personally
appeared Jan Beck, to me known to be the Head of R&D Operations of LYELL IMMUNOPHARMA, INC., a Delaware corporation, the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary
act and deed of said corporation, for the uses and purposes therein mentioned. 
 IN WITNESS WHEREOF I have hereunto set my hand and affixed
my official seal the day and year first above written. 
  

					
	 

	 		 	 /s/ Jennifer S. Friedman

(Signature of officer)
 Notary Public in and for the State of

Washington, residing at Kirkland, WA
 My commission expires:
07/01/2020

 (Use this space for notarial stamp/seal)EX-10.22

 Exhibit 10.22 

LEASE AGREEMENT 
 THIS
LEASE AGREEMENT (this “Lease”) is made this 15 day of August, 2019, between ARE-SAN FRANCISCO NO. 65, LLC, a Delaware limited liability company
(“Landlord”), and LYELL IMMUNOPHARMA, INC., a Delaware corporation (“Tenant”). 
  

			
	Building:	  	That certain to-be-constructed 3-story building to be known as 201 Haskins Way, South San Francisco,
California
		
	Premises:	  	The entire Building, containing approximately 105,000 rentable square feet, as shown on Exhibit A, subject to adjustment pursuant to Section 5.
		
	Project:	  	The real property on which the Building in which the Premises are located, together with all improvements thereon and appurtenances thereto as described on Exhibit B.
		
	Base Rent:	  	$5.50 per rentable square foot of the Premises per month, subject to adjustment pursuant to Section 4 hereof.

 Rentable Area of Premises: 105,000 sq. ft., subject to adjustment pursuant to Section 5. 

Rentable Area of Building: 105,000 sq. ft., subject to adjustment pursuant to Section 5. 

Rentable Area of Project: 315,000 sq. ft., subject to adjustment pursuant to Section 5. 

Building’s Share of Operating Expenses of Project: 33.33%, subject to adjustment pursuant to Section 5. 

Tenant’s Share of Operating Expenses of Building: 100% 

Security Deposit: None 
 Target Commencement Date:
February 1, 2020 
 Rent Adjustment Percentage: 3% 
  

			
	Base Term:	  	Beginning on the Commencement Date (as defined in Section 2) and ending 120 months from the first day of the first full month following the Rent Commencement Date. For clarity, if the Rent Commencement Date occurs on the
first day of a month, the Base Term shall be measured from that date. If the Rent Commencement Date occurs on a day other than the first day of a month, the Base Term shall be measured from the first day of the following month.
		
	Permitted Use:	  	Research and development laboratory, related office and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of Section 7 hereof.

 Address for Rent Payment: 

P.O. Box 975383 
 Dallas, TX 75397-5383 

 

			
	Landlord’s Notice Address before September 1, 2019:	 	Landlord’s Notice Address on or after September 1, 2019:
	385 E. Colorado Boulevard, Suite 299	 	26 North Euclid Avenue
	Pasadena, CA 91101	 	Pasadena, CA 91101
	Attention: Corporate Secretary	 	Attention: Corporate Secretary

  

					
		  	  
 

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Equities, Inc.

			
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	Tenant’s Notice Address	 	Tenant’s Notice Address
	Prior to Rent Commencement Date:	 	Following Rent Commencement Date:
	400 East Jamie Court, Suite 301	 	201 Haskins Way
	South San Francisco, California	 	South San Francisco, California 94080
	Attention: Lease Administrator	 	Attention: Lease Administrator

 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

 

							
	☒	  	EXHIBIT A - PREMISES DESCRIPTION	 	☒	  	EXHIBIT B - DESCRIPTION OF PROJECT
	☒	  	EXHIBIT C - WORK LETTER	 	☒	  	EXHIBIT D - COMMENCEMENT DATE
	☒	  	EXHIBIT E - RULES AND REGULATIONS	 	☒	  	EXHIBIT F - TENANT’S PERSONAL PROPERTY

 1.    Lease of Premises. Upon and subject to all of the terms and conditions
hereof, Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. The portions of the Project which are for the non-exclusive use of tenants of the Project are
collectively referred to herein as the “Common Areas.” The Common Areas available at the Project shall include (a) a gym/fitness center with cardio and weight
work-out equipment, (b) men’s and women’s locker rooms adjoining the gym/fitness center, (c) a minimum of 2 small conference and 3 large conference rooms (which 3 large conference rooms may
be combined via operating walls into 1 large meeting room with an adjoining “pre-function” area and roof deck), (d) a cafe operating by a third party operator with dining area and seating,
(e) outdoor seating area with fire pit, and (f) secure bike storage area (collectively, the “Project Common Amenities”). Tenant shall have the non-exclusive right
during the Term to use the Common Areas along with others having the right to use the Common Areas, including the Project Common Amenities. Landlord reserves the right to modify Common Areas including, the Project Common Amenities, provided that
such modifications do not materially adversely affect Tenant’s access to or use of the Premises for the Permitted Use, and provided further that such changes do not result in the discontinuance of the Project Common Amenities other than on a
temporary basis while work is being performed in the Common Areas. From and after the Commencement Date through the expiration of the Term, Tenant shall have access to the Building and the Premises 24 hours a day, 7 days a week, except in the case
of emergencies, as the result of Legal Requirements, the performance by Landlord of any installation, maintenance or repairs, or any other temporary interruptions, and otherwise subject to the terms of this Lease. 

2.    Delivery; Acceptance of Premises; Commencement Date. Landlord shall use reasonable efforts to deliver
the Premises (“Delivery” or “Deliver”) for Tenant’s construction of the Tenant Improvements pursuant to the Work Letter in Tenant Improvement Work Readiness Condition on or before
the Target Commencement Date. If Landlord fails to timely Deliver the Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable except as provided herein.
Notwithstanding anything to the contrary contained herein, if Landlord fails to Deliver the Premises to Tenant by the date that is 150 days after the Target Commencement Date (as such date may be extended for Force Majeure delays and delays caused
by Tenant, the “Abatement Date”), then Base Rent shall be abated 1 day for each day from and including the Abatement Date that Landlord fails to Deliver the Premises to Tenant. If Landlord does not Deliver the
Premises within 210 days of the Target Commencement Date for any reason other than Force Majeure delays and delays caused by Tenant, this Lease may be terminated by Tenant by written notice to Landlord, and if so terminated by Tenant, neither
Landlord nor Tenant shall have any further rights, duties or obligations under this Lease, except with respect to provisions which expressly survive termination of this Lease. As used herein, the terms “Tenant
Improvements” and “Tenant Improvement Work Readiness Condition” shall have the meanings set forth for such terms in the Work Letter. If Tenant does not elect to void this Lease within 10 business days
of the lapse of such 210 day period, such right to void this Lease shall be waived and this Lease shall remain in full force and effect. 

The “Commencement Date” shall be the date that Landlord Delivers the Premises to Tenant in Tenant Improvement
Work Readiness Condition. The “Rent Commencement Date” shall be the earlier to occur of (i) the date that is 12 months after the Commencement Date, or (ii) the date that the Tenant 

  

					
		  	  
 

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 Improvements are Substantially Completed (as defined
in the Work Letter). Upon request of Landlord, Tenant shall execute and deliver a written acknowledgment of the Commencement Date, the Rent Commencement Date and the expiration date of the Term when such are established in the form of the
“Acknowledgement of Commencement Date” attached to this Lease as Exhibit D; provided, however, Tenant’s failure to execute and deliver such acknowledgment shall not affect Landlord’s rights hereunder
and Landlord’s failure to execute and deliver such acknowledgment shall not affect Tenant’s rights hereunder. The “Term” of this Lease shall be the Base Term, as defined above on the first page of this Lease
and the Extension Term which Tenant may elect pursuant to Section 39 hereof. 
 Except as set forth in the Work
Letter: (i) Tenant shall accept the Premises in their condition as of the Commencement Date; (ii) Landlord shall have no obligation for any defects in the Premises; and (iii) Tenant’s taking possession of the Premises shall be
conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time possession was taken. Any occupancy of the Premises by Tenant before the Commencement Date shall be subject to all of the terms and
conditions of this Lease, excluding the obligation to pay Base Rent and Operating Expenses. 
 Tenant agrees and acknowledges that, except
as otherwise expressly set forth herein, neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or
the Project for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises or the Project are suitable for the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to
the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenant’s
representations, warranties, acknowledgments and agreements contained herein. 
 3.     Rent. 

(a)    Base Rent. Base Rent for the month in which the Rent Commencement Date occurs shall be due and payable
on delivery of an executed copy of this Lease to Landlord. Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off, monthly installments of Base Rent on or before the first day
of each calendar month during the Term hereof after the Rent Commencement Date, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, via federally insured wire transfer (including ACH)
pursuant to the wire instructions provided by Landlord, or to such other person or at such other place as Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation
of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent
(as defined in Section 5) due hereunder except for any abatement as may be expressly provided in this Lease. 

Notwithstanding anything to the contrary contained in this Lease, so long as no event of Default has occurred and is continuing under this
Lease, Base Rent shall be abated for the period commencing on the Rent Commencement Date through the last day of the 3rd month following the Rent Commencement Date (the “Abatement
Period”). For clarity, if the Rent Commencement Date occurs on the first day of a month, the Abatement Period shall be measured from that date. If the Rent Commencement Date occurs on a day other than the first day of a month, the
Abatement Period shall be measured from the first day of the following month. Tenant shall commence paying full Base Rent on the day immediately following the expiration of the Abatement Period. 

(b)    Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as additional rent
(“Additional Rent”): (i) commencing on the Rent Commencement Date, Tenant’s Share of “Operating Expenses” (as defined in Section 5), and (ii) any and all other
amounts Tenant assumes or agrees to pay under the provisions of this Lease, including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, covenants and
conditions of this Lease to be performed by Tenant, after any applicable notice and cure period. 

  

					
		  	  
 

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4.    Base Rent Adjustments. 

(a)    Annual Adjustments. Base Rent shall be increased on each annual anniversary of the Rent Commencement
Date (each an “Adjustment Date”) by multiplying the Base Rent payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Base Rent payable immediately
before such Adjustment Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any fractional calendar month shall be prorated. 

(b)    Additional TI Allowance. In addition to the Tenant Improvement Allowance (as defined in the Work
Letter), Landlord shall, subject to the terms of the Work Letter, make available to Tenant the Additional Tenant Improvement Allowance (as defined in the Work Letter). Commencing on the Rent Commencement Date and continuing thereafter on the first
day of each month during the Base Term, Tenant shall pay the amount necessary to fully amortize the portion of the Additional Tenant Improvement Allowance actually funded by Landlord, if any, in equal monthly payments with interest at a rate of 8%
per annum over the Base Term, which interest shall begin to accrue on the date that Landlord first disburses such Additional Tenant Improvement Allowance or any portion(s) thereof (“TI Rent”). Any TI Rent (including
applicable interest) remaining unpaid as of the expiration or earlier termination of the Lease shall be paid to Landlord in a lump sum at the expiration or earlier termination of this Lease. 

5.    Operating Expense Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses
for each calendar year during the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. Commencing on the Rent Commencement Date, and continuing thereafter on the
first day of each month during the Term, Tenant shall pay Landlord an amount equal to 1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated. 

The term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or
accrued each calendar year by Landlord with respect to the Building (including the Building’s Share of all costs and expenses of any kind or description incurred or accrued by Landlord with respect to the Project which are not specific to the
Building or any other building located in the Project (including, without duplication, (v) Taxes (as defined in Section 9), (w) capital repairs, improvements and replacements amortized over the lesser of 10 years or
the useful life of such capital items (except for capital repairs, replacements and improvements to the roof, which shall be amortized over 15 years), adjusted to reflect Building operations 24 hours per day, 7 days per week and 365 days per year
(provided that those Operating Expenses incurred or accrued by Landlord with respect to any capital repairs, replacements or improvements which are for the intended purpose of promoting sustainability (for example, without limitation, by reducing
energy usage at the Project) (a “Capital Sustainability Expenditure”) may be amortized over a shorter period, at Landlord’s discretion, to the extent the cost of a Capital Sustainability Expenditure is offset by a
reduction in Operating Expenses), (x) the cost (including, without limitation, any subsidies which Landlord may provide in connection with the Project Common Amenities) of the Project Common Amenities now or hereafter located at the Project,
(y) costs related to any parking structure or parking areas serving the Project and costs for transportation services (including costs associated with Landlord’s operation of or participation in a shuttle service),and (z) and the
costs of Landlord’s third party property manager or, if there is no third party property manager, administration rent in the amount of 3% of Base Rent) (provided that during the Abatement Period, Tenant shall nonetheless be required to pay
administration rent each month equal to the amount of the administration rent that Tenant would have been required to pay in the absence of there being an Abatement Period)), excluding only: 

(a)     the original construction costs of the Project and renovation prior to the date of the Lease and costs of
correcting defects in such original construction or renovation; 

  

					
		  	  
 

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 (b)    capital
expenditures for expansion of the Project; 
 (c)    interest, principal payments of Mortgage (as defined in
Section 27) debts of Landlord, financing costs and amortization of funds borrowed by Landlord, whether secured or unsecured; 

(d)    depreciation of the Project (except for capital improvements, the cost of which are includable in Operating
Expenses); 
 (e)    advertising, legal and space planning expenses and leasing commissions and other costs and expenses
incurred in procuring and leasing space to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants; 

(f)    legal and other expenses incurred in the negotiation or enforcement of leases; 

(g)    completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or
performs for other tenants within their premises, and costs of correcting defects in such work; 
 (h)    costs to be
reimbursed by other tenants of the Project or Taxes to be paid directly by Tenant or other tenants of the Project, whether or not actually paid; 

(i)    salaries, wages, benefits and other compensation paid to officers and employees of Landlord who are not assigned in
whole or in part to the operation, management, maintenance or repair of the Project; 
 (j)    general organizational,
administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation, partnership, or other entity, including general corporate, legal and accounting expenses; 

(k)    costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in
connection with disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents, leasing agents,
purchasers or mortgagees of the Building; 
 (l)    costs incurred by Landlord due to the violation by Landlord, its
employees, agents or contractors or any tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7); 

(m)    penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes
and/or to file any tax or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency; 

(n)    overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or
services in or to the Project to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 

(o)    costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 

(p)    costs in connection with services (including electricity), items or other benefits of a type which are not standard
for the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project, whether or not such other tenant or occupant is specifically charged therefor by Landlord;

 (q)    costs incurred in the sale or refinancing of the Project; 

  

					
		  	  
 

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 (r)    net
income taxes of Landlord or the owner of any interest in the Project, franchise, capital stock, gift, estate or inheritance taxes or any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest
therein; 
 (s)    any costs incurred to remove, study, test or remediate Hazardous Materials in or about the Building
or the Project for which Tenant is not responsible under this Lease; 
 (t)    any expenses otherwise includable within
Operating Expenses to the extent actually reimbursed by insurance policies required to be maintained by Landlord in accordance with Section 17; 

(u)    reserves (other than de minimus amounts); 

(v)    costs arising from the gross negligence or willful misconduct of Landlord; and 

(w)    any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than
tenants of the Project under leases for space in the Project. 
 Within 90 days after the end of each calendar year (or such longer period
as may be reasonably required), Landlord shall furnish to Tenant a statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the
previous calendar year, and (b) the total of Tenant’s payments in respect of Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such
year, the excess shall be due and payable by Tenant as Rent within 30 days after delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for
such year Landlord shall pay the excess to Tenant within 30 days after delivery of such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant is delinquent in its obligation to pay Rent, Landlord shall
pay the excess to Tenant after deducting all other amounts due Landlord. Landlord’s and Tenant’s obligations to pay any overpayments or deficiencies due pursuant to this paragraph shall survive the expiration or earlier termination of this
Lease. 
 The Annual Statement shall be final and binding upon Tenant unless Tenant, within 90 days after Tenant’s receipt thereof,
shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. If, during such 90 day period, Tenant reasonably and in good faith questions or contests the accuracy of Landlord’s
statement of Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and records relating to the operation of the Project and such information as Landlord reasonably determines to be responsive to
Tenant’s questions (the “Expense Information”). If after Tenant’s review of such Expense Information, Landlord and Tenant cannot agree upon the amount of Tenant’s Share of Operating Expenses, then Tenant
shall have the right to have a regionally or nationally recognized independent public accounting firm selected by Tenant and approved by Landlord (which approval shall not be unreasonably withheld or delayed), working pursuant to a fee arrangement
other than a contingent fee (at Tenant’s sole cost and expense), audit and/or review the Expense Information for the year in question (the “Independent Review”). The results of any such Independent Review shall be
binding on Landlord and Tenant. If the Independent Review shows that the payments actually made by Tenant with respect to Operating Expenses for the calendar year in question exceeded Tenant’s Share of Operating Expenses for such calendar year,
Landlord shall at Landlord’s option either (i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the excess to Tenant within 30 days after delivery of such statement, except that
after the expiration or earlier termination of this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. If the Independent Review shows that
Tenant’s payments with respect to Operating Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery of such
statement. If the Independent Review shows that Tenant has overpaid with respect to Operating Expenses by more than 5% then Landlord shall reimburse Tenant for all costs incurred by Tenant for the Independent Review. Operating Expenses for the
calendar years in which Tenant’s obligation to share therein begins and ends shall be prorated. 

  

					
		  	  
 

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 “Tenant’s
Share” shall be the percentage set forth on the first page of this Lease as Tenant’s Share as reasonably adjusted by Landlord for changes in the physical size of the Premises or the Project occurring thereafter. Landlord shall,
prior to the Rent Commencement Date, cause the rentable square footage of the Premises, the Building and/or the Project to be re-measured by Stevenson Systems in accordance with the Building Owners and
Managers Association (ANSI/BOMA Z65.1-2017). If the actual rentable square footage of the Premises, the Building or the Project deviates from the amount specified in the definitions of
“Premises,” “Rentable Area of Premises,” “Rentable Area of Building” or “Rentable Area of Project” on page 1 of this Lease, then, promptly following such
measurement, this Lease shall be amended so as to (i) reflect the actual rentable square footage thereof in the definitions of “Premises,” “Rentable Area of Premises” and “Rentable
Area of Project,” and (ii) appropriately adjust the amount set forth in the definition of “Tenant’s Share of Operating Expenses of Building” and “Building’s Share of
Operating Expenses of Project” which were calculated based on the rentable square footages of the Premises, Building and Project originally set forth on page 1. If Landlord has a reasonable basis for doing so, Landlord may equitably
increase Tenant’s Share for any item of expense or cost reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Project that includes the Premises or that varies with
occupancy or use. Base Rent, Tenant’s Share of Operating Expenses and all other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 

6.     Intentionally Omitted. 

7.    Use. The Premises shall be used solely for the Permitted Use set forth in the basic lease provisions on page 1
of this Lease, and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises, and to the use and occupancy thereof,
including, without limitation, the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto, “ADA”) (collectively, “Legal
Requirements” and each, a “Legal Requirement”). Tenant shall, upon 5 days’ written notice from Landlord, discontinue any use of the Premises which is declared by any Governmental Authority (as
defined in Section 9) having jurisdiction to be a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenant’s or Landlord’s
insurance, increase the insurance risk, or cause the disallowance of any sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a “place of public accommodation”, as defined in the ADA or any similar
legal requirement. Tenant shall reimburse Landlord promptly upon demand for any additional premium charged for any such insurance policy by reason of Tenant’s failure to comply with the provisions of this Section or otherwise caused by
Tenant’s use and/or occupancy of the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the floor or structure of the Premises, subject the Premises to use that would damage
the Premises or obstruct or interfere with the rights of Landlord or other tenants or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises, or using or allowing
the Premises to be used for any unlawful purpose. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from the Premises from extending into Common Areas, or other space in
the Project. Tenant shall not place any machinery or equipment which would overload the floor in or upon the Premises or transport or move such items through the Common Areas of the Project or in the Project elevators without the prior written
consent of Landlord. Except as may be provided under the Work Letter, Tenant shall not, without the prior written consent of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or
water beyond the existing capacity of the Project as proportionately allocated to the Premises based upon Tenant’s Share as usually furnished for the Permitted Use. 

Landlord shall be responsible for the compliance of the Common Areas of the Project with Legal Requirements as of the Rent Commencement Date.
Following the Rent Commencement Date, Landlord shall, as an Operating Expense (to the extent such Legal Requirement is generally applicable to similar 

  

					
		  	  
 

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buildings in the area in which the Project is located) and at Tenant’s expense (to the extent such Legal Requirement is triggered by reason of Tenant’s, as compared to other tenants of
the Project, specific use of the Premises or Tenant’s Alterations) make any alterations or modifications to the Common Areas or the exterior of the Building that are required by Legal Requirements. Except as provided in the 2 immediately
preceding sentences, Tenant, at its sole expense, shall make any alterations or modifications to the interior of the Premises that are required by Legal Requirements (including, without limitation, compliance of the Premises with the ADA) related to
Tenant’s use or occupancy of the Premises or Tenant’s Alterations. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses, actions,
causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and disbursements and costs of suit) (collectively,
“Claims”) arising out of or in connection with Tenant’s failure to comply with Legal Requirements related to Tenant’s use or occupancy of the Premises or Tenant’s Alterations, and Tenant shall indemnify,
defend, hold and save Landlord harmless from and against any and all Claims arising out of Tenant’s breach of the foregoing requirement. 

Tenant acknowledges that Landlord may, but shall not be obligated to, seek to obtain Leadership in Energy and Environmental Design (LEED),
WELL Building Standard, or other similar “green” certification with respect to the Project and/or the Premises, and Tenant agrees to reasonably cooperate with Landlord, at no material cost or expense to Tenant, and to provide such
information and/or documentation as Landlord may reasonably request, in connection therewith. 
 8.    Holding
Over. If, with Landlord’s express written consent, Tenant retains possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate
termination by Landlord at any time, (ii) all of the other terms and provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and
effect (excluding any expansion or renewal option or other similar right or option) during such holdover period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this
Lease or such other amount agreed upon in writing by Landlord and Tenant, and (iv) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of the Premises after the expiration or earlier termination of
the Term without the express written consent of Landlord, (A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Rent in effect during the last 30 days of the Term,
and (B) Tenant shall be responsible for all damages suffered by Landlord resulting from or occasioned by Tenant’s holding over, including consequential damages; provided, however, that if Tenant delivers a written inquiry to Landlord
within 60 days prior to the expiration or earlier termination of the Term, Landlord will notify Tenant whether the potential exists for consequential damages. No holding over by Tenant, whether with or without consent of Landlord, shall operate to
extend this Lease except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term
or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease. 

9.    Taxes. Landlord shall pay, as part of Operating Expenses, all taxes, levies, fees, assessments and
governmental charges of any kind, existing as of the Commencement Date or thereafter enacted (collectively referred to as “Taxes”), imposed by any federal, state, regional, municipal, local or other governmental
authority or agency, including, without limitation, quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on or measured by or based,
in whole or in part, on rent payable to (or gross receipts received by) Landlord under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or other measure or
evaluation of any kind of the Premises or the Project, or (iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or at the direction
of, or resulting from Legal Requirements, or interpretations thereof, promulgated by any Governmental Authority, or (v) imposed as a license or other fee, charge, tax, or assessment on Landlord’s business or occupation of leasing space in
the Project. Landlord may contest by appropriate legal proceedings the 

  

					
		  	  
 

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amount, validity, or application of any Taxes or liens securing Taxes. Taxes shall not include any net income taxes imposed on Landlord except to the extent such net income taxes are in
substitution for any Taxes payable hereunder. If any such Tax is levied or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant
shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal
property or trade fixtures are levied against Landlord or Landlord’s property, or if the assessed valuation of the Project is increased by a value attributable to improvements in or alterations to the Premises, whether owned by Landlord or
Tenant and whether or not affixed to the real property so as to become a part thereof, higher than the base valuation on which Landlord from time-to-time allocates Taxes
to all tenants in the Project, Landlord shall have the right, but not the obligation, to pay such Taxes. Landlord’s determination of any excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such
payment by Landlord shall constitute Additional Rent due from Tenant to Landlord immediately upon demand. 

10.    Parking. Subject to all applicable Legal Requirements, Force Majeure, a Taking (as defined in
Section 19 below) and the exercise by Landlord of its rights hereunder, Tenant shall have the right, at no additional cost, to use 225 parking spaces, which shall be located in those areas in the surface parking lots and/or
parking structure, if any, serving the Project designated for non-reserved parking, subject in each case to Landlord’s rules and regulations. Landlord may allocate parking spaces among Tenant and other
tenants in the Project pro rata as described above if Landlord determines that such parking facilities are becoming crowded. Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties, including other
tenants of the Project. 
 If applicable to the Project, Tenant shall comply with the requirements of any TDMP (as defined below) which may
be required by the City of San Carlos or other Governmental Authority with respect to the parking areas at the Project which are binding on tenants in the Project or tenants using the parking lots or structures available at the Project. A copy of
any TDMP in effect from time to time during the Term shall be made available to Tenant. Notwithstanding anything to the contrary contained in this Lease, if applicable to the Project, Tenant shall be required to comply with the requirements of (and
Operating Expenses shall expressly include any costs incurred by Landlord to comply with) any transportation demand management plan (“TDMP”) and any other permit conditions (e.g. rider sharing and carpooling initiatives) imposed by
the City of San Carlos or other Governmental Authority. 
 11.    Utilities, Services. Landlord shall
provide, subject to the terms of this Section 11, water, electricity, heat, light, power, sewer, and other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), with respect
to the Common Areas, refuse and trash collection and janitorial services (collectively, “Utilities”). Landlord shall pay, as Operating Expenses or subject to Tenant’s reimbursement obligation, for all Utilities
used on the Premises, all maintenance charges for Utilities, and any storm sewer charges or other similar charges for Utilities imposed by any Governmental Authority or Utility provider, and any taxes, penalties, surcharges or similar charges
thereon. Landlord may cause, at Tenant’s expense, any Utilities to be separately metered or charged directly to Tenant by the provider. Tenant shall pay directly to the Utility provider, prior to delinquency, any separately metered Utilities
and services which may be furnished to Tenant or the Premises during the Term. Tenant shall pay, as part of Operating Expenses, its share of all charges for jointly metered Utilities based upon consumption, as reasonably determined by Landlord. No
interruption or failure of Utilities, from any cause whatsoever other than Landlord’s willful misconduct, shall result in eviction or constructive eviction of Tenant, termination of this Lease or the abatement of Rent. Tenant agrees to limit
use of water and sewer with respect to Common Areas to normal restroom use. Tenant shall retain third parties reasonably acceptable to Landlord to provide janitorial services and trash collection services to the Premises and Tenant shall pay such
third parties directly for such janitorial and trash collection services. 
 Notwithstanding anything to the contrary set forth herein, if
(i) a stoppage of an Essential Service (as defined below) to the Premises shall occur and such stoppage is due solely to the gross negligence or willful misconduct of Landlord and not due in any part to any act or omission on the part of Tenant
or any Tenant Party or any matter beyond Landlord’s reasonable control (any such stoppage of an Essential 

  

					
		  	  
 

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Service being hereinafter referred to as a “Service Interruption”), and (ii) such Service Interruption continues for more than 3 consecutive business days after Landlord
shall have received written notice thereof from Tenant, and (iii) as a result of such Service Interruption, the conduct of Tenant’s normal operations in the Premises are materially and adversely affected, then there shall be an abatement
of one day’s Base Rent for each day during which such Service Interruption continues after such 3 business day period; provided, however, that if any part of the Premises is reasonably useable for Tenant’s normal business operations or if
Tenant conducts all or any part of its operations in any portion of the Premises notwithstanding such Service Interruption, then the amount of each daily abatement of Base Rent shall only be proportionate to the nature and extent of the interruption
of Tenant’s normal operations or ability to use the Premises. The rights granted to Tenant under this paragraph shall be Tenant’s sole and exclusive remedy resulting from a failure of Landlord to provide services, and Landlord shall not
otherwise be liable for any loss or damage suffered or sustained by Tenant resulting from any failure or cessation of services. For purposes hereof, the term “Essential Services” shall mean the following services: operational
elevators, HVAC service, water, sewer and electricity, but in each case only to the extent that Landlord has an obligation to provide same to Tenant under this Lease. 

Landlord’s sole obligation for either providing emergency generators or providing emergency
back-up power to Tenant shall be: (i) to provide a 2,000kW emergency generator at the Project as of the Commencement Date, and (ii) to contract with a third party to maintain the emergency generator
as per the manufacturer’s standard maintenance guidelines. Except as otherwise provided in the immediately preceding sentence, Landlord shall have no obligation to provide Tenant with operational emergency generators or back-up power or to supervise, oversee or confirm that the third party maintaining the emergency generator is maintaining the generator as per the manufacturer’s standard guidelines or otherwise. During any
period of replacement, repair or maintenance of the emergency generator when the emergency generators are not operational, including any delays thereto due to the inability to obtain parts or replacement equipment, Landlord shall have no obligation
to provide Tenant with an alternative back-up generator or generators or alternative sources of back-up power. Tenant expressly acknowledges and agrees that Landlord
does not guaranty that such emergency generator will be operational at all times or that emergency power will be available to the Premises when needed. 

Tenant agrees to provide Landlord with access to Tenant’s water and/or energy usage data on a monthly basis, either by providing
Tenant’s applicable utility login credentials to Landlord’s Measurabl online portal, or by another delivery method reasonably agreed to by Landlord and Tenant. The costs and expenses incurred by Landlord in connection with receiving and
analyzing such water and/or energy usage data (including, without limitation, as may be required pursuant to applicable Legal Requirements) shall be included as part of Operating Expenses. 

Subject to Tenant complying with all of the provisions of this Lease including without limitation, Section 12
hereof, and all applicable Legal Requirements and Landlord’s reasonable rules and regulations (which rules and regulations shall be enforced in a non-discriminatory manner), Tenant shall have the right to
install a dedicated emergency generator of a size and wattage reasonably acceptable to Landlord (the “Emergency Generator”) in a location reasonably acceptable to Landlord and Tenant (collectively, the “Generator
Area”). Tenant shall have all of the obligations under this Lease with respect to the Generator Area as though the Generator Area were part of the Premises. The number of parking spaces available to Tenant under this Lease shall be reduced
by the number of parking spaces impacted by the Generator Area, if any. All such improvements to the Generator Area shall be of a design and type and with screening and landscaping acceptable to Landlord, in Landlord’s reasonable discretion.
Landlord shall have the right, in its sole and absolute discretion, to require Tenant to remove any such Emergency Generator installed by Tenant at the expiration or earlier termination of the Term. If the Emergency Generator is removed by Tenant,
Tenant will restore the Generator Area to its original use and condition. Notwithstanding anything to the contrary contained herein, Tenant shall surrender the Generator Area free of any debris and trash and free of any Hazardous Materials upon the
expiration or earlier termination of the Term. Landlord shall have no obligation to make any repairs or improvements to the Emergency Generator or the Generator Area and Tenant shall maintain the same, at Tenant’s sole cost and expense, in good
repair and condition during the Term as though the same were part of the Premises. 

  

					
		  	  
 

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 12. Alterations and Tenant’s
Property. Any alterations, additions, or improvements made to the Premises by or on behalf of Tenant (other than the Tenant Improvements which shall be constructed pursuant to the Work Letter and shall not constitute Alterations pursuant to this
Section 12), including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture, fixtures and equipment and customary office
decor (i.e., white boards) (other than removal of furniture, fixtures and equipment, if any, owned or paid for by Landlord) not involving any modifications to the structure or connections (other than by ordinary plugs or jacks) to Building Systems
(as defined in Section 13) (“Alterations”) shall be subject to Landlord’s prior written consent, which may be given or withheld in Landlord’s sole discretion if any such Alteration affects the
structure or Building Systems and shall not be otherwise unreasonably withheld. If Landlord approves any Alterations, Landlord may impose such conditions on Tenant in connection with the commencement, performance and completion of such Alterations
as Landlord may deem appropriate in Landlord’s sole and absolute discretion. Any request for approval shall be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans,
specifications, bid proposals, work contracts and such other information concerning the nature and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing addresses of all persons performing work or
supplying materials. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans and specifications or construction comply with
applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and expense any alteration or modification
required by Legal Requirements as a result of any Alterations. Other than in connection with the Tenant Improvements, Tenant shall pay to Landlord, as Additional Rent, on demand an amount equal to 5% of all charges incurred by Tenant or its
contractors or agents in connection with any Alteration to cover Landlord’s overhead and expenses for plan review, coordination, scheduling and supervision. Before Tenant begins any Alteration, Landlord may post on and about the Premises
notices of non-responsibility pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by reason of faulty work done by
Tenant or its contractors, delays caused by such work, or inadequate cleanup. 
 Tenant shall furnish evidence of cash on hand and available
for payment of Tenant’s Alterations in an amount of not less than 150% of the cost of the applicable Alteration, or make other arrangements reasonably satisfactory to Landlord to assure payment for the completion of all Alterations work free
and clear of liens, and shall provide (and cause each contractor or subcontractor to provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting
Landlord against liability for personal injury or property damage during construction. Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who
did the work and final lien waivers from all such contractors and subcontractors; and (ii) “as built” plans for any such Alteration. 

Except for Removable Installations (as hereinafter defined), all Installations (as hereinafter defined) shall be and shall remain the property
of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term, and shall remain upon and be surrendered with the Premises as a part thereof. Notwithstanding
the foregoing, Landlord may, at the time its approval of any such Installation is requested, notify Tenant that Landlord requires that Tenant remove such Installation upon the expiration or earlier termination of the Term, in which event Tenant
shall remove such Installation in accordance with the immediately succeeding sentence. Upon the expiration or earlier termination of the Term, Tenant shall remove (i) all wires, cables or similar equipment which Tenant has installed in the
Premises or in the risers or plenums of the Building, (ii) any Installations for which Landlord has given Tenant notice of removal in accordance with the immediately preceding sentence, and (iii) all of Tenant’s Property (as
hereinafter defined), and Tenant shall restore and repair any damage caused by or occasioned as a result of such removal, including, without limitation, capping off all such connections behind the walls of the Premises and repairing any holes.
During any restoration period beyond the expiration or earlier termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. If Landlord is requested by Tenant or any lender, lessor
or other person or entity claiming an interest in any 
  

  

					
		  	  
 

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of Tenant’s Property to waive any lien Landlord may have against any of Tenant’s Property, and Landlord consents to such waiver, then Landlord shall be entitled to be paid as
administrative rent a fee of $1,000 per occurrence for its time and effort in preparing and negotiating such a waiver of lien. 
 For
purposes of this Lease, (x) “Removable Installations” means any items listed on Exhibit F attached hereto and any items agreed by Landlord in writing to be included on Exhibit F in the future, (y)
“Tenant’s Property” means Removable Installations and, other than Installations, any personal property or equipment of Tenant that may be removed without material damage to the Premises, and (z)
“Installations” means all property of any kind paid for with the TI Fund, all Alterations, all fixtures, and all partitions, hardware, built-in machinery, built-in casework and cabinets and other similar additions, equipment, property and improvements built into the Premises so as to become an integral part of the Premises, including, without limitation, fume hoods
which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power
generator and transfer switch. 
 Notwithstanding anything to the contrary contained in this Lease, Tenant shall not be required to remove
or restore the Tenant Improvements at the expiration or earlier termination of the Term, nor shall Tenant have the right to remove any of the Tenant Improvements at any time during the Term or at the expiration or earlier termination of the Term
except as otherwise provided in this Section 12. 
 13.    Landlord’s Repairs.
Landlord, as an Operating Expense, shall maintain all of the structural, exterior, parking and other Common Areas of the Project, including HVAC, plumbing, fire sprinklers, elevators and all other building systems serving the Premises and other
portions of the Project (“Building Systems”), in good repair, reasonable wear and tear and uninsured losses and damages caused by Tenant, or by any of Tenant, or by any of Tenant’s assignees, sublessees,
licensees, agents, servants, employees, invitees and contractors (or any of Tenant’s assignees, sublessees and/or licensees respective agents, servants, employees, invitees and contractors) (collectively, “Tenant
Parties”) excluded. Losses and damages caused by Tenant or any Tenant Party shall be repaired by Landlord, to the extent not covered by insurance, at Tenant’s sole cost and expense. Landlord reserves the right to stop Building
Systems services when necessary (i) by reason of accident or emergency, or (ii) for planned repairs, alterations or improvements, which are, in the judgment of Landlord, desirable or necessary to be made, until said repairs, alterations or
improvements shall have been completed. Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption; provided, however, that Landlord shall, except in case
of emergency, make a commercially reasonable effort to give Tenant 3 business days’ advance notice of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations or improvements. Landlord shall endeavor to
minimize interference with Tenant’s operations in the Premises in connection with such planned temporary stoppages of Building Systems. Tenant shall promptly give Landlord written notice of any repair of which Tenant becomes aware required by
Landlord pursuant to this Section, after which Landlord shall make a commercially reasonable effort to effect such repair. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall
persist for an unreasonable time after Tenant’s written notice of the need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s expense and
agrees that the parties’ respective rights with respect to such matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be
controlled by Section 18. 
 14.    Tenant’s Repairs. Subject to
Section 13 and Section 18 hereof, Tenant, at its expense, shall repair, replace and maintain in good condition all portions of the Premises, including, without limitation, entries, doors, ceilings,
interior windows, interior walls, and the interior side of demising walls. Such repair and replacement may include capital expenditures and repairs whose benefit may extend beyond the Term. Should Tenant fail to make any such repair or replacement
or fail to maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of such failure within 10 days of Landlord’s notice, and thereafter diligently prosecute such cure to completion, Landlord may
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therefor; provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to
recover the costs of such cure from Tenant. Subject to Sections 17 and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party
and any repair that benefits only the Premises. 
 15.    Mechanic’s Liens. Tenant shall discharge, by bond
or otherwise, any mechanic’s lien filed against the Premises or against the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 10 business days after Tenant receives notice of the
filing thereof, at Tenant’s sole cost and shall otherwise keep the Premises and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien
described herein, Landlord shall have the right, but not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project and the cost thereof shall be immediately due from
Tenant as Additional Rent. If Tenant shall lease or finance the acquisition of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any
Uniform Commercial Code Financing Statement filed as a matter of public record by any lessor or creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of
Tenant located within the Premises. In no event shall the address of the Project be furnished on the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by
Tenant. 
 16.    Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord, its
officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signators (collectively, “Landlord Indemnified Parties”) harmless from and against any and all
Claims for injury or death to persons or damage to property occurring within or about the Premises or the Project arising directly or indirectly out of the use or occupancy of the Premises or the Project by Tenant or any Tenant Party (including,
without limitation, any act, omission or neglect by Tenant or any Tenant’s Parties in or about the Premises or at the Project) or the breach or default by Tenant in the performance of any of its obligations hereunder, except to the extent
caused by the willful misconduct or negligence of Landlord Indemnified Parties. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of records kept within the
Premises). Tenant further waives any and all Claims for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records). Landlord Indemnified
Parties shall not be liable for any damages arising from any act, omission or neglect of any tenant in the Project or of any other third party or Tenant Parties. 

17.    Insurance. Landlord shall maintain all risk property and, if applicable, sprinkler damage insurance covering
the full replacement cost of the Project. Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than $2,000,000 for bodily injury and property damage with respect to the Project
(including the Tenant Improvements). Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to, flood, environmental hazard and earthquake, loss or failure
of building equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds for employees employed to perform services and insurance for any improvements installed by
Tenant or which are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the Project. All such insurance shall be included as part of the Operating Expenses. The Project
may be included in a blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums
or additional insurance which Landlord reasonably deems necessary as a result of Tenant’s use of the Premises. 
 Tenant, at its sole
cost and expense, shall maintain during the Term: all risk property insurance with business interruption and extra expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at
Tenant’s expense; workers’ 

  

					
		  	  
 

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compensation insurance with no less than the minimum limits required by law; employer’s liability insurance with employers liability limits of $1,000,000 bodily injury by accident –
each accident, $1,000,000 bodily injury by disease – policy limit, and $1,000,000 bodily injury by disease – each employee; and commercial general liability insurance, with a minimum limit of not less than $4,000,000 per occurrence for
bodily injury and property damage with respect to the Premises. The commercial general liability insurance maintained by Tenant shall name Alexandria Real Estate Equities, Inc., and Landlord, its officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signators (collectively, “Landlord Insured Parties”), as additional insureds; insure on an occurrence and not a claims-made basis; be issued by insurance
companies which have a rating of not less than policyholder rating of A and financial category rating of at least Class X in “Best’s Insurance Guide”; not contain a hostile fire exclusion; contain a contractual liability
endorsement; and provide primary coverage to Landlord Insured Parties (any policy issued to Landlord Insured Parties providing duplicate or similar coverage shall be deemed excess over Tenant’s policies, regardless of limits). Tenant shall
(i) provide Landlord with 30 days advance written notice of cancellation of such commercial general liability policy, and (ii) request Tenant’s insurer to endeavor to provide 30 days advance written notice to Landlord of cancellation
of such commercial general liability policy. Certificates of insurance showing the limits of coverage required hereunder and showing Landlord as an additional insured, along with reasonable evidence of the payment of premiums for the applicable
period, shall be delivered to Landlord by Tenant prior to (i) the earlier to occur of (x) the Commencement Date, or (y) the date that Tenant accesses the Premises under this Lease, and (ii) each renewal of said insurance.
Tenant’s policy may be a “blanket policy” with an aggregate per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5 days
prior to the expiration of such policies, furnish Landlord with renewal certificates. 
 In each instance where insurance is to name
Landlord as an additional insured, Tenant shall upon written request of Landlord also designate and furnish certificates so evidencing Landlord as additional insured to: (i) any lender of Landlord holding a security interest in the Project or
any portion thereof, (ii) the landlord under any lease wherein Landlord is tenant of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other underlying lease
rather than that of a fee owner, and/or (iii) any management company retained by Landlord to manage the Project. 
 The property
insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers,
agents, invitees and contractors (“Related Parties”), in connection with any loss or damage thereby insured against. Neither party nor its respective Related Parties shall be liable to the other for loss or
damage caused by any risk insured against under property insurance required to be maintained hereunder, and each party waives any claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to
insure its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by
Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the
liability of Landlord or Tenant shall be deemed not released but shall be secondary to the other’s insurer. 
 With reasonable advance
notice, Landlord may require insurance policy limits to be raised to conform with requirements of Landlord’s lender and/or to bring coverage limits to levels then being generally required of new tenants within the Project; provided, however,
that the increased amount of coverage is consistent with coverage amounts then being required by institutional owners of similar projects with tenants occupying similar size premises in the geographical area in which the Project is located. 

18.    Restoration. If, at any time during the Term, the Project or the Premises are damaged or destroyed by
a fire or other insured casualty, Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take to restore 

  

					
		  	  
 

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the Project or the Premises, as applicable (the “Restoration Period”). If the Restoration Period is estimated to exceed 12 months (the “Maximum Restoration
Period”), Landlord may, in such notice, elect to terminate this Lease as of the date that is 75 days after the date of discovery of such damage or destruction; provided, however, that notwithstanding Landlord’s election to
restore, Tenant may elect to terminate this Lease by written notice to Landlord delivered within 10 business days of receipt of a notice from Landlord estimating a Restoration Period for the Premises longer than the Maximum Restoration Period.
Unless either Landlord or Tenant so elects to terminate this Lease, Landlord shall, subject to receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises (including the
Tenant Improvements but excluding any other improvements installed by Tenant or by Landlord and paid for by Tenant), subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as needed to obtain any license,
clearance or other authorization of any kind required to enter into and restore the Premises issued by any Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation
of Hazardous Materials (as defined in Section 30) in, on or about the Premises (collectively referred to herein as “Hazardous Materials Clearances”); provided, however, that if repair or
restoration of the Premises is not substantially complete, despite Landlord’s good faith reasonable efforts, as of the end of the Maximum Restoration Period or, if longer, the Restoration Period, Landlord may, in its sole and absolute
discretion, elect not to proceed with such repair and restoration, or Tenant may by written notice to Landlord delivered within 10 business days of the expiration of the Maximum Restoration Period or, if longer, the Restoration Period, elect to
terminate this Lease, in which event Landlord shall be relieved of its obligation to make such repairs or restoration and this Lease shall terminate as of the date that is 75 days after the later of: (i) discovery of such damage or destruction,
or (ii) the date all required Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior to such election by Landlord or Tenant. 

Tenant, at its expense, shall promptly perform, subject to delays arising from the collection of insurance proceeds, from Force Majeure (as
defined in Section 34) events or to obtain Hazardous Material Clearances, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance
with this Lease. Notwithstanding the foregoing, either Landlord or Tenant may terminate this Lease upon written notice to the other if the Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more
than 2 months to repair such damage; provided, however, that such notice is delivered within 10 business days after the date that Landlord provides Tenant with written notice of the estimated Restoration Period. Notwithstanding anything to the
contrary contained herein, Landlord shall also have the right to terminate this Lease if insurance proceeds are not available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances are obtained until the
Premises are repaired and restored, in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises, unless Landlord provides Tenant with other space during the period of repair that is
suitable for the temporary conduct of Tenant’s business. In the event that no Hazardous Material Clearances are required to be obtained by Tenant with respect to the Premises, rent abatement shall commence on the date of discovery of the damage
or destruction. Such abatement shall be the sole remedy of Tenant, and except as provided in this Section 18, Tenant waives any right to terminate the Lease by reason of damage or casualty loss. 

The provisions of this Lease, including this Section 18, constitute an express agreement between Landlord and Tenant
with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the Project, and any statute or regulation which is now or may hereafter be in effect shall have no application to this Lease or any
damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing that this Section 18 sets forth their entire understanding and agreement with respect to such matters.

 19.    Condemnation. If the whole or any material part of the Premises or the Project is taken for any
public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking
would in Landlord’s reasonable judgment, either prevent or materially interfere with Tenant’s use of the Premises or materially 

  

					
		  	  
 

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interfere with or impair Landlord’s ownership or operation of the Project, then upon written notice by Landlord this Lease shall terminate and Rent shall be apportioned as of said date. If
part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially reasonable under the circumstances to their condition prior to such
partial Taking and the rentable square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating Expenses and the Rent payable hereunder during the unexpired Term shall be reduced to such extent as may be
fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if
any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or
recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights it might otherwise have pursuant to any provision of state law to
terminate this Lease upon a partial Taking of the Premises or the Project. 
 20.    Events of Default.
Each of the following events shall be a default (“Default”) by Tenant under this Lease: 

(a)    Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder
when due; provided, however, that Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 3 days of any such notice not more than once in any 12 month period and Tenant agrees that such notice shall be in lieu of
and not in addition to, or shall be deemed to be, any notice required by law. 
 (b)    Insurance. Any
insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall
fail to obtain replacement insurance at least 20 days before the expiration of the current coverage. 

(c)    Abandonment. Tenant shall abandon the Premises (other than as the result of a casualty governed by
Section 18 or a Taking governed by Section 19); provided, however, that Tenant shall not be deemed to have abandoned the Premises if Tenant provides Landlord with reasonable advance notice prior to
vacating and, at the time of vacating the Premises, (i) Tenant completes Tenant’s obligations under the Decommissioning and HazMat Closure Plan in compliance with Section 28, (ii) Tenant has obtained the release
of the Premises of all Hazardous Materials Clearances and the Premises are free from any residual impact from the Tenant HazMat Operations and provides reasonably detailed documentation to Landlord confirming such matters, (iii) Tenant has made
reasonable arrangements with Landlord for the security of the Premises for the balance of the Term, and (iv) Tenant continues during the balance of the Term to satisfy and perform all of Tenant’s obligations under this Lease as they come
due. 
 (d)    Improper Transfer. Tenant shall assign, sublease or otherwise transfer or attempt to
transfer all or any portion of Tenant’s interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such action is not
released within 90 days of the action. 
 (e)    Liens. Tenant shall fail to discharge or otherwise obtain
the release of any lien placed upon the Premises in violation of this Lease within 10 business days after Tenant receives notice that any such lien is filed against the Premises. 

(f)    Insolvency Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall:
(A) make a general assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking
reorganization, arrangement, adjustment, liquidation, dissolution or 

  

					
		  	  
 

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composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a
“Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an
individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 

(g)    Estoppel Certificate or Subordination Agreement. Tenant fails to execute any document required from
Tenant under Sections 23 or 27 within 5 business days after a second notice requesting such document. 

(h)    Other Defaults. Tenant shall fail to comply with any provision of this Lease other than those
specifically referred to in this Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a period of 30 days after written notice thereof from Landlord to Tenant. 

Any notice given under Section 20(h) hereof shall: (i) specify the alleged default, (ii) demand that Tenant cure such
default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise
in such notice; provided that if the nature of Tenant’s default pursuant to Section 20(h) is such that it cannot be cured by the payment of money and reasonably requires more than 30 days to cure, then Tenant
shall not be deemed to be in default if Tenant commences such cure within said 30 day period and thereafter diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later than 90 days from
the date of Landlord’s notice. 
 21.    Landlord’s Remedies. 

(a)    Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or
releasing any obligation of Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum
or the highest rate permitted by law (the “Default Rate”), whichever is less, shall be payable to Landlord on demand as Additional Rent. Nothing herein shall be construed to create or impose a duty on Landlord to
mitigate any damages resulting from Tenant’s Default hereunder. 
 (b)    Late Payment Rent. Late
payment by Tenant to Landlord of Rent and other sums due will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited
to, processing and accounting charges and late charges which may be imposed on Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such
payment is due, Tenant shall pay to Landlord an additional sum equal to 6% of the overdue Rent as a late charge. Notwithstanding the foregoing, before assessing a late charge the first time in any calendar year, Landlord shall provide Tenant written
notice of the delinquency and will waive the right if Tenant pays such delinquency within 5 days thereafter. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment
by Tenant. In addition to the late charge, Rent not paid when due shall bear interest at the Default Rate from the 5th day after the date due until paid. 

(c)    Remedies. Upon the occurrence of a Default, Landlord, at its option, without further notice or demand
to Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any
notice or demand whatsoever. 
 (i)    Terminate this Lease, or at Landlord’s option, Tenant’s
right to possession only, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or

  

					
		  	  
 

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arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for
prosecution or any claim or damages therefor; 
 (ii)    Upon any termination of this Lease, whether
pursuant to the foregoing Section 21(c)(i) or otherwise, Landlord may recover from Tenant the following: 

(A)    The worth at the time of award of any unpaid rent which has been earned at the time of such
termination; plus 
 (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 have been reasonably avoided; plus 

(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 have been reasonably avoided; plus 

(D)    Any other amount 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, specifically including, but not limited to, brokerage commissions and advertising expenses incurred,
expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and 

(E)    At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be
permitted from time to time by applicable law. 
 The term “rent” as used in this Section 21 shall be deemed to
be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 21(c)(ii)(A) and (B), above, the “worth at the time of
award” shall be computed by allowing interest at the Default Rate. As used in Section 21(c)(ii)(C) above, the “worth at the time of award” 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%. 

(iii)    Landlord may continue this Lease in effect after Tenant’s Default and recover rent as it
becomes due (Landlord and Tenant hereby agreeing that Tenant has the right to sublet or assign hereunder, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease following a Default by Tenant,
Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes due. 

(iv)    Whether or not Landlord elects to terminate this Lease following a Default by Tenant, Landlord
shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s
interest in such subleases, licenses, concessions or arrangements. Upon Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of
such election, have no further right to or interest in the rent or other consideration receivable thereunder. 

(v)    Independent of the exercise of any other remedy of Landlord hereunder or under applicable law,
Landlord may conduct an environmental test of the Premises as generally described in Section 30(d) hereof, at Tenant’s expense. 

  

					
		  	  
 

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 (d)    Effect
of Exercise. Exercise by Landlord of any remedies hereunder or otherwise available shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease by Landlord, it being understood that such
surrender and/or termination can be effected only by the express written agreement of Landlord and Tenant. Any law, usage, or custom to the contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease
in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the
specific terms, provisions, and covenants of this Lease or as having modified the same and shall not be deemed a waiver of Landlord’s right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of
Rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed
by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to re-enter, re-take or otherwise obtain
possession of the Premises as provided in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant shall be dispossessed by a judgment or by warrant of any court or judge. Any reletting of
the Premises or any portion thereof shall be on such terms and conditions as Landlord in its sole discretion may determine. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s
failure to relet the Premises or collect rent due in respect of such reletting or otherwise to mitigate any damages arising by reason of Tenant’s Default. 

22.    Assignment and Subletting. 

(a)    General Prohibition. Without Landlord’s prior written consent subject to and on the conditions
described in this Section 22, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold
interest or grant any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. If Tenant is a corporation, partnership or limited liability company, the shares or other ownership interests
thereof which are not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers whereby 50% or more of the issued and
outstanding shares or other ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity or entities which were owners thereof at time of
execution of this Lease to persons or entities who were not owners of shares or other ownership interests of the corporation, partnership or limited liability company at time of execution of this Lease, shall be deemed an assignment of this Lease
requiring the consent of Landlord as provided in this Section 22. 
 (b)    Permitted
Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise transfer this Lease or sublet the Premises other than pursuant to a Permitted Assignment (as defined below), then at least 15 business days, but not more than 90
days, before the date Tenant desires the assignment or sublease to be effective (the “Assignment Date”), Tenant shall give Landlord a notice (the “Assignment Notice”) containing such
information about the proposed assignee or sublessee, including the proposed use of the Premises and any Hazardous Materials proposed to be used, stored handled, treated, generated in or released or disposed of from the Premises, the Assignment
Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms and conditions of the proposed assignment or sublease, including a copy of any proposed assignment or sublease in its final form, and such other
information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its consent. Landlord may, by giving written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant
such consent (provided that Landlord shall further have the right to review and approve or disapprove the proposed form of sublease prior to the effective date of any such subletting), (ii) refuse such consent, in its reasonable discretion; or
(iii) terminate this Lease with respect to the space described in the Assignment Notice as of the Assignment Date (an “Assignment Termination”). Among other reasons, it shall be reasonable for Landlord to withhold
its consent in any of these instances: (1) the proposed assignee or subtenant is a governmental agency; (2) in Landlord’s reasonable judgment, the use of the Premises by the proposed assignee or subtenant would entail any alterations
that would lessen the value of the leasehold 

  

					
		  	  
 

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improvements in the Premises, or would require increased services by Landlord; (3) in Landlord’s reasonable judgment, the proposed assignee or subtenant is engaged in areas of
scientific research or other business concerns that are controversial such that they may (i) attract or cause negative publicity for or about the Building or the Project, (ii) negatively affect the reputation of the Building, the Project
or Landlord, (iii) attract protestors to the Building or the Project, or (iv) lessen the attractiveness of the Building or the Project to any tenants or prospective tenants, purchasers or lenders; (4) in Landlord’s reasonable
judgment, the proposed assignee or subtenant lacks the creditworthiness to support the financial obligations it will incur under the proposed assignment or sublease; (5) in Landlord’s reasonable judgment, the character, reputation, or
business of the proposed assignee or subtenant is inconsistent with the desired tenant-mix or the quality of other tenancies in the Project or is inconsistent with the type and quality of the nature of the
Building; (6) Landlord has received from any prior landlord to the proposed assignee or subtenant a negative report concerning such prior landlord’s experience with the proposed assignee or subtenant; (7) Landlord has experienced
previous defaults by or is in litigation with the proposed assignee or subtenant; (8) the use of the Premises by the proposed assignee or subtenant will violate any applicable Legal Requirement; (9) the proposed assignee or subtenant, or
any entity that, directly or indirectly, controls, is controlled by, or is under common control with the proposed assignee or subtenant, is then an occupant of the Project; (10) the proposed assignee or subtenant is an entity with whom Landlord
is negotiating to lease space in the Project; or (11) the assignment or sublease is prohibited by Landlord’s lender. If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw
such Assignment Notice by written notice to Landlord of such election within 5 business days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall continue in full
force and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord
to exercise any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall pay to
Landlord a fee equal to Two Thousand Five Hundred Dollars ($2,500) in connection with its consideration of any Assignment Notice and/or its preparation or review of any consent documents. Notwithstanding the foregoing, Landlord’s consent to an
assignment of this Lease or a subletting of any portion of the Premises to any entity controlling, controlled by or under common control with Tenant (a “Control Permitted Assignment”) shall not be required, provided
that Tenant and any assignee or sublessee subject to a Control Permitted Assignment shall execute a consent to assignment or consent to sublease, as applicable, on Landlord’s standard commercially reasonable form. In addition, Tenant shall have
the right to assign this Lease, upon 30 days prior written notice to Landlord but without obtaining Landlord’s prior written consent, to a corporation or other entity which is a
successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or substantially all of the assets or the
ownership interests of Tenant provided that (i) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a good business purpose and not principally for the purpose of transferring the Lease, and (ii) the
net worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not less than the greater of the net worth (as determined in accordance with GAAP) of Tenant as of (A) the
Commencement Date, or (B) as of the date of Tenant’s most current quarterly or annual financial statements, and (iii) such assignee shall agree in writing to assume all of the terms, covenants and conditions of this Lease (a
“Corporate Permitted Assignment”). Control Permitted Assignments and Corporate Permitted Assignments are hereinafter referred to as “Permitted Assignments.” 

Notwithstanding anything to the contrary contained in this Lease, Tenant may from time to time enter into agreements for up to 15% of the
Premises (each, a “Shared Space Arrangement”) with third parties pursuant to which such third parties may occupy portions of the Premises as “Shared Space Area”, and such agreements shall
not require Landlord’s consent under this Section 22; provided, however, that Tenant shall be required to provide Landlord with a copy of each such license agreement and, prior to the effective date of each such
license agreement, Tenant and each licensee shall be required to execute Landlord’s reasonable form of acknowledgment pursuant to which Tenant and the licensee acknowledge and agree, among other things, that: (i) the terms of the Shared
Space Arrangement are subject and subordinate to the terms of the Lease, (ii) if the Lease terminates, then the 

  

					
		  	  
 

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Shared Space Arrangement shall terminate concurrently therewith, (iii) each licensee shall, during the term of its applicable Shared Space Arrangement, maintain substantially the same
insurance (as reasonably determined by Landlord) as is required of Tenant under the Lease and provide Landlord with insurance certificates evidencing the same and naming the Landlord Parties as additional insureds, and (iv) the waivers and
releases set forth in the second to last paragraph of Section 17 that apply as between Landlord and Tenant shall also apply as between Landlord and licensee. Tenant shall be fully responsible for the conduct of such
companies within the Shared Space Area and the Project, and Tenant’s indemnification obligations set forth in this Lease shall apply with respect to the conduct of such parties within the Shared Space Area and Project. 

(c)    Additional Conditions. As a condition to any such assignment or subletting, whether or not
Landlord’s consent is required, Landlord may require: 
 (i)    that any assignee or subtenant
agree, in writing at the time of such assignment or subletting, that if Landlord gives such party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which
payments will be received by Landlord without any liability except to credit such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for
any reason; provided, however, in no event shall Landlord or its successors or assigns be obligated to accept such attornment; and 

(ii)    A list of Hazardous Materials, certified by the proposed assignee or sublessee to be true and
correct, which the proposed assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents relating to such use, storage, handling, treatment, generation,
release or disposal of Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation: permits; approvals; reports and correspondence;
storage and management plans; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given its written consent to do so, which
consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the
Project for the closure of any such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents containing information of a proprietary nature which, in and of
themselves, do not contain a reference to any Hazardous Materials or hazardous activities. 
 (d)    No Release of
Tenant, Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the
payment of Rent and for compliance with all of Tenant’s other obligations under this Lease. If the Rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other
consideration therefor or incident thereto in any form) exceeds the sum of the rental payable under this Lease, (excluding however, any Rent payable under this Section) and actual and reasonable brokerage fees, legal costs and any design or
construction fees directly related to and required pursuant to the terms of any such sublease) (“Excess Rent”), then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess
Rent within 10 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any part thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent
from any such subletting, and Landlord as assignee and as attorney-in-fact for Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect
such rent and apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect such rent. 

(e)    No Waiver. The consent by Landlord to an assignment or subletting shall not relieve Tenant or any
assignees of this Lease or any sublessees of the Premises from obtaining the consent of 

  

					
		  	  
 

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Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under the Lease. The acceptance of Rent
hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent to any subletting, assignment or
other transfer of the Premises. 
 (f)     Prior Conduct of Proposed Transferee. Notwithstanding any other
provision of this Section 22, if (i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in connection with Hazardous Materials
contaminating a property, where the contamination resulted from such party’s action or use of the property in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued by any Governmental Authority in
connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority), or
(iii) because of the existence of a pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible party in connection with
the remediation of such pre-existing environmental condition would be materially increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall have
the absolute right to refuse to consent to any assignment or subletting to any such party. 
 23.    Estoppel
Certificate. Tenant shall, within 10 business days of written notice from Landlord, execute, acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this
Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in
advance, if any, (ii) acknowledging that there are not any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of
this Lease or the Premises as may be requested thereon. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure to deliver
such statement within such time shall, at the option of Landlord, constitute a Default under this Lease, and, in any event, shall be conclusive upon Tenant that the Lease is in full force and effect and without modification except as may be
represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 
 Within 30 days after written
request from Tenant, Landlord will similarly execute an estoppel certificate: (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as
so modified is in full force and effect) and the dates to which the rental and other charges are paid in advanced, if any, (ii) acknowledging that there are not, to Landlord’s knowledge, any uncured defaults on the part of Tenant
hereunder, or specifying such defaults if any are claimed and (iii) setting forth such further information with respect to the status of this Lease or the Premises as may be reasonably requested thereon. 

24.    Quiet Enjoyment. So long as Tenant is not in Default under this Lease, Tenant shall, subject to the
terms of this Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. 

25.    Prorations. All prorations required or permitted to be made hereunder shall be made on the basis of a
360 day year and 30 day months. 
 26.    Rules and Regulations. Tenant shall, at all times during the
Term and any extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are attached hereto as
Exhibit E. Any new rules and regulations imposed by Landlord pursuant to this Section 26 shall not (i) materially adversely affect Tenant’s parking or Tenant’s access to or use of the Premises for the
Permitted Use, and/or (ii) materially increase Tenant’s financial obligations to Landlord under this 

  

					
		  	  
 

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Lease in a manner not otherwise contemplated by the other provisions of this Lease. If there is any conflict between said rules and regulations and other provisions of this Lease, the terms and
provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and shall not enforce such rules and regulations in a discriminatory manner. 

27.    Subordination. This Lease and Tenant’s interest and rights hereunder are hereby made and shall
be subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and
extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided, however that so long as there is no Default hereunder, Tenant’s right to possession of the Premises shall not be disturbed
by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to execute, acknowledge and deliver such instruments, confirming such subordination, and
such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenant’s quiet enjoyment of the Premises as
set forth in Section 24 hereof. Notwithstanding the foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease
shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording and in that event such Holder shall have the same rights with respect to this Lease as though this Lease had been executed prior to
the execution, delivery and recording of such Mortgage and had been assigned to such Holder. The term “Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other
encumbrances, and any reference to the “Holder” of a Mortgage shall be deemed to include the beneficiary under a deed of trust. 

As of the date of this Lease, there is no existing Mortgage encumbering the Project. Landlord agrees to use reasonable efforts to cause the
Holder of any future Mortgage to enter into a subordination, non-disturbance and attornment agreement (“SNDA”) with Tenant with respect to this Lease. The SNDA shall be on the form proscribed
by the Holder and Tenant shall pay the Holder’s fees and costs in connection with obtaining such SNDA; provided, however, that Landlord shall request that Holder make any changes to the SNDA requested by Tenant. Landlord’s failure to cause
the Holder to enter into the SNDA with Tenant (or make any of the changes requested by Tenant) shall not be a default by Landlord under this Lease. 

28.    Surrender. Upon the expiration of the Term or earlier termination of Tenant’s right of
possession, Tenant shall surrender the Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept, used, stored,
handled, treated, generated in, or released or disposed of from, the Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances,
broom clean, ordinary wear and tear and casualty loss and condemnation covered by Sections 18 and 19 excepted. At least 3 months prior to the surrender of the Premises or such earlier date as Tenant may elect to cease operations at the
Premises, Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any Installations permitted by Landlord to
remain in the Premises) at the expiration or earlier termination of the Term, free from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Decommissioning and HazMat
Closure Plan”). Such Decommissioning and HazMat Closure Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of any Tenant Party with respect to the Premises,
and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises, and shall be subject to the review and approval of Landlord’s environmental consultant. In connection with the review
and approval of the Decommissioning and HazMat Closure Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary information concerning Tenant
HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Decommissioning and HazMat 

  

					
		  	  
 

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Closure Plan shall have been satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s
environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the effective date of such surrender or early termination of the Lease, free from
any residual impact from Tenant HazMat Operations. Tenant shall reimburse Landlord, as Additional Rent, for the actual out-of-pocket expense incurred by Landlord for
Landlord’s environmental consultant to review and approve the Decommissioning and HazMat Closure Plan and to visit the Premises and verify satisfactory completion of the same, which cost shall not exceed $5,000. Landlord shall have the
unrestricted right to deliver such Decommissioning and HazMat Closure Plan and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. 

If Tenant shall fail to prepare or submit a Decommissioning and HazMat Closure Plan approved by Landlord, or if Tenant shall fail to complete
the approved Decommissioning and HazMat Closure Plan, or if such Decommissioning and HazMat Closure Plan, whether or not approved by Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about the
Premises, Landlord shall have the right to take such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the cost of which
actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 28. 

Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the
Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost access card or key or the cost of reprogramming the
access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned
and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All obligations of Tenant
hereunder not fully performed as of the termination of the Term, including the obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation,
indemnity obligations, payment obligations with respect to Rent and obligations concerning the condition and repair of the Premises. 

29.    Waiver of Jury Trial. TO THE EXTENT PERMITTED BY LAW, TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY
JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION
HEREWITH OR THE TRANSACTIONS RELATED HERETO. 
 30.    Environmental Requirements. 

(a)    Prohibition/Compliance/lndemnity. Tenant shall not cause or permit any Hazardous Materials (as
hereinafter defined) to be brought upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by
Tenant or any Tenant Party. If Tenant breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises, the Project or
any adjacent property or if contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises by anyone
other than Landlord and Landlord’s employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors
harmless from any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or 

  

					
		  	  
 

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judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without limitation, punitive damages and damages based upon diminution in
value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including, without limitation, attorneys’, consultants’ and experts’ fees, court costs and amounts
paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal injury, property damage, or contamination of, or adverse effects
upon, the environment, water tables or natural resources), liabilities or losses (collectively, “Environmental Claims”) which arise during or after the Term as a result of such contamination. This indemnification of
Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, treatment, remedial, removal, or restoration work required by any federal, state or local Governmental Authority
because of Hazardous Materials present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, the Building, the Project or any adjacent property
caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Building, the Project or any adjacent property, Tenant shall promptly take all actions at its sole expense and in accordance with applicable
Environmental Requirements as are necessary to return the Premises, the Building, the Project or any adjacent property to the condition existing prior to the time of such contamination, provided that Landlord’s approval of such action shall
first be obtained, which approval shall not unreasonably be withheld so long as such actions would not potentially have any material adverse long-term or short-term effect on the Premises, the Building or the Project. Notwithstanding anything to the
contrary contained in this Section 30, Tenant shall not be responsible for, and the indemnification and hold harmless obligation set forth in this paragraph shall not apply to (i) contamination in, on, under or above the Premises
which Tenant can demonstrate existed in the Premises immediately prior to the Commencement Date, (ii) the presence of any Hazardous Materials in the Premises which Tenant can demonstrate migrated from outside of the Premises into the Premises,
or (iii) any contamination at the Project reflected in the Environmental Reports (as defined below), unless in any case, the presence of such Hazardous Materials (x) is the result of a breach by Tenant of any of its obligations under this
Lease, or (y) was caused, contributed to or exacerbated by Tenant or any Tenant Party. 
 Tenant acknowledges having received the
following environmental reports from Landlord: (i) ADMP Amendment prepared by Ramboll dated January 9, 2019, (ii) Asbestos Dust Mitigation Plan prepared by Ramboll dated November 2018, (iii) Building Demo Supplemental (and Original) Survey
Report prepared by Ramboll dated August 28, 2018, (iv) Groundwater Protection Program Case Closure dated February 2, 2001, (v) Limited Phase II prepared by Phase One, Inc. dated April 2010, (vi) Phase 1 ESA prepared by Phase One, Inc.
dated March 2010, (vii) Phase 1 ESA prepared Weston Solutions dated May 2008, (viii) Phase 1 ESA (Final) prepared by Versar dated July 9, 2012, (ix) Phase 1 ESA prepared by Ramboll Environ dated July 2017, (x) Phase II Soil Characterization
Report prepared by Ramboll dated April 5, 2019, and (xi) Soil Management Plan & Dust Control Plan prepared by Ramboll dated September 28, 2018 (collectively, the “Environmental Reports”). 

(b)    Business. Landlord acknowledges that it is not the intent of this
Section 30 to prohibit Tenant from using the Premises for the Permitted Use. Tenant may operate its business according to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and
properly monitored according to all then applicable Environmental Requirements. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the
Commencement Date a list identifying each type of Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting forth any and all governmental approvals or
permits required in connection with the presence, use, storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials List”). Upon
Landlord’s request, or any time that Tenant is required to deliver a Hazardous Materials List to any Governmental Authority (e.g., the fire department) in connection with Tenant’s use or occupancy of the Premises, Tenant shall deliver to
Landlord a copy of such Hazardous Materials List. Tenant shall deliver to Landlord true and correct copies of the following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment,
generation, release or disposal of Hazardous Materials prior to the Commencement Date, or if unavailable at that 

  

					
		  	  
 

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time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans, notice of violations of any Legal
Requirements; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent
may be withheld in Landlord’s sole and absolute discretion); all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the
closure of any such tanks; and a Decommissioning and Hazmat Closure Plan (to the extent surrender in accordance with Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to provide Landlord with any portion(s)
of the Haz Mat Documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section to provide Landlord with
information which could be detrimental to Tenant’s business should such information become possessed by Tenant’s competitors. 

(c)    Tenant Representation and Warranty. Tenant hereby represents and warrants to Landlord that
(i) neither Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection with Hazardous Materials contaminating a property which
contamination was permitted by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is not subject to any enforcement order issued by any Governmental
Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority).
If Landlord determines that this representation and warranty was not true as of the date of this lease, Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion. 

(d)    Testing. Landlord shall have the right to conduct annual tests of the Premises to determine whether
any contamination of the Premises or the Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the Premises if there is violation of this Section 30 or if
contamination for which Tenant is responsible under this Section 30 is identified; provided, however, that if Tenant conducts its own tests of the Premises using third party contractors and test procedures acceptable to
Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant. In addition, at any time, and from time to time, prior to the expiration or earlier termination of the Term,
Landlord shall have the right to conduct appropriate tests of the Premises and the Project to determine if contamination has occurred as a result of Tenant’s use of the Premises. In connection with such testing, upon the request of Landlord,
Tenant shall deliver to Landlord or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If contamination has
occurred for which Tenant is liable under this Section 30, Tenant shall pay all costs to conduct such tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an
Operating Expense). Landlord shall provide Tenant with a copy of all third party, non-confidential reports and tests of the Premises made by or on behalf of Landlord during the Term without representation or
warranty and subject to a confidentiality agreement. Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any environmental conditions identified by such testing in accordance with all Environmental Requirements.
Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights which Landlord may have against Tenant. 

(e)    Disclosure Regarding Hazardous Materials. Section 25359.7 of the California Health and Safety
Code requires owners of nonresidential property who know or have reasonable cause to believe that a release of Hazardous Materials have come to be located on or beneath real property to provide written notice of that condition to tenants.
Accordingly, please be advised that Hazardous Materials including total petroleum hydrocarbons (TPH) as diesel, motor oil and gasoline, polychlorinated biphenyls (PCBs), phenol, volatile organic compounds (VOCs) including tetrachloroethene (PCE),
benzene, toluene and xylenes, and metals including lead, chromium, nickel and arsenic are documented to be present in soil at the Property and toluene and total petroleum hydrocarbons as diesel (TPH-d) are
found in groundwater (collectively, the “Environmental Condition”). The San Mateo County Environmental Health Department issued a “no further action” letter in 2002. 

  

					
		  	  
 

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 Tenant acknowledges and agrees that
Tenant has been provided with an adequate opportunity to retain its own consultants and experts to conduct inspections and examinations of the Environmental Condition. Tenant also acknowledges that this information is a brief summary of the
Environmental Condition at the Premises and is not comprehensive. By Tenant’s execution of this Lease, Tenant acknowledges receipt of the foregoing notice given pursuant to Section 25359.7 of the California Health and Safety Code. The
provisions of this Section shall survive the termination of the Lease. 
 (f)    Underground Tanks. Tenant
shall have no right to use or install any underground or other storage tanks at the Project. 
 (g)    Tenant’s
Obligations. Tenant’s obligations under this Section 30 shall survive the expiration or earlier termination of the Lease. During any period of time after the expiration or earlier termination of this Lease
required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials (including, without limitation, the release and termination of any licenses or permits restricting the use of the Premises and the completion of the
approved Decommissioning and Hazmat Closure Plan), Tenant shall continue to pay the full Rent in accordance with this Lease for any portion of the Premises not relet by Landlord in Landlord’s sole discretion, which Rent shall be prorated daily.

 (h)    Definitions. As used herein, the term “Environmental Requirements”
means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental conditions on, under,
or about the Premises or the Project, or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local
counterparts thereto, and any regulations or policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed
or defined as hazardous or toxic, or regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural
gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the “operator” of
Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes,
by-products, or residues generated, resulting, or produced therefrom. 

31.    Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless
Landlord fails to perform any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days,
then after such period of time as is reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the Premises and to any landlord of any lease of property in or
on which the Premises are located and Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Project by power of sale or a judicial action if such should prove
necessary to effect a cure; provided Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such notices. All obligations of Landlord hereunder shall be construed as covenants, not
conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder. 

Notwithstanding the foregoing, if any claimed Landlord default hereunder will immediately, materially and adversely affect Tenant’s
ability to conduct its business in the Premises (a “Material Landlord Default”), Tenant shall, as soon as reasonably possible, but in any event within 2 business days of obtaining knowledge of such claimed Material
Landlord Default, give Landlord written notice of such claim which notice shall specifically state that a Material Landlord Default exists and telephonic notice to Tenant’s principal contact with Landlord. Landlord shall then have 2 business
days to commence cure of such claimed Material Landlord Default and shall diligently prosecute such cure to 

  

					
		  	  
 

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completion. If such claimed Material Landlord Default is not a default by Landlord hereunder, Landlord shall be entitled to recover from Tenant, as Additional Rent, any costs incurred by Landlord
in connection with such cure in excess of the costs, if any, that Landlord would otherwise have been liable to pay hereunder. If Landlord fails to commence cure of any claimed Material Landlord Default as provided above, Tenant may commence and
prosecute such cure to completion provided that it does not affect any Building Systems affecting other tenants, the Building structure or Common Areas, and shall be entitled to recover the costs of such cure (but not any consequential or other
damages) from Landlord by way of reimbursement from Landlord with no right to offset against Rent, to the extent of Landlord’s obligation to cure such claimed Material Landlord Default hereunder, subject to the limitations set forth in the
immediately preceding sentence of this paragraph and the other provisions of this Lease. 
 All obligations of Landlord under this Lease
will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term “Landlord” in this Lease shall mean only the owner for the time being of the Premises. Upon the
transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the
duration of such owner’s ownership. 
 32.    Inspection and Access. Landlord and its agents,
representatives, and contractors may enter the Premises at any reasonable time to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlord’s
representatives may enter the Premises during business hours on not less than 48 hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of
effecting any such repairs, inspecting the Premises, showing the Premises to prospective purchasers and, during the last 18 months of the Term, to prospective tenants or for any other business purpose. Landlord may grant easements, make public
dedications, designate Common Areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially, adversely affects Tenant’s use or occupancy of the Premises for the
Permitted Use. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in the case of emergencies, have the right to escort Landlord or
its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder. 

33.    Security. Tenant acknowledges and agrees that security devices and services, if any, while intended
to deter crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives
any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall
be solely responsible for the personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at Tenant’s cost obtain
insurance coverage to the extent Tenant desires protection against such criminal acts. 
 34.    Force
Majeure. Except for the payment of Rent, neither Landlord nor Tenant shall be held responsible or liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, sinkholes or
subsidence, strikes, lockouts, or other labor disputes, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable
costs or failure of, or inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies, delay in issuance or revocation of permits, enemy or hostile
governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond their reasonable control (“Force Majeure”). 

  

					
		  	  
 

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35.    Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent
or other person (collectively, “Broker”) in connection with this transaction and that no Broker brought about this transaction, other than Flinn Ferguson Cresa, CBRE and Jones Lang LaSalle. Landlord and Tenant each
hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than Flinn Ferguson Cresa, CBRE and Jones Lang LaSalle, claiming a commission or other form of compensation by virtue of having dealt with Tenant
or Landlord, as applicable, with regard to this leasing transaction. Landlord shall be responsible for all commissions due to Flinn Ferguson Cresa, CBRE and Jones Lang LaSalle arising out of the execution of this Lease in accordance with the terms
of a separate written agreement between Flinn Ferguson Cresa, CBRE and Jones Lang LaSalle, on the one hand, and Landlord, on the other hand. 

36.    Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER
AGREEMENT BETWEEN LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO:
TENANT’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC,
BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE
PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE
PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED
AGAINST LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF
LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 

37.    Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under
present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision
of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid and enforceable. 

38.    Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which
may be granted or withheld in Landlord’s reasonable discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any
curtains, blinds, shades or screens other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on the window sills,
(v) place any equipment, furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering, placards, decorations,
or advertising media of any type which can be viewed from the exterior of the Premises. Interior signs on doors and the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at the sole cost and expense of Tenant, and shall
be of a size, color and type acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering. 

  

					
		  	  
 

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 Tenant shall also have the right to
display, at Tenant’s cost and expense, a sign bearing Tenant’s name and/or logo at a location on the Building top designated by Landlord. Notwithstanding the foregoing, Tenant acknowledges and agrees that Tenant’s name signage on the
Building including, without limitation, the size, color and type, shall be subject to Landlord’s prior written approval and shall be consistent with Landlord’s signage program at the Project and applicable Legal Requirements. Tenant shall
be responsible, at Tenant’s sole cost and expense, for the maintenance of Tenant’s signs, for the removal of Tenant’s signs at the expiration or earlier termination of this Lease and for the repair all damage resulting from such
removal. 
 39.    Right to Extend Term. Tenant shall have the right to extend the Term of this Lease upon
the following terms and conditions: 
 (a)    Extension Rights. Tenant shall have 1 right (the
“Extension Right”) to extend the term of this Lease for 120 months (the “Extension Term”) on the same terms and conditions as this Lease (other than with respect to Base Rent and the Work
Letter) by giving Landlord written notice of its election to exercise each Extension Right at least 12 months prior, and no earlier than 15 months prior, to the expiration of the Base Term of this Lease. 

Upon the commencement of any Extension Term, Base Rent shall be payable at the Market Rate (as defined below). Base Rent shall thereafter be
adjusted on each annual anniversary of the commencement of such Extension Term by a percentage as determined by Landlord and agreed to by Tenant at the time the Market Rate is determined. As used herein, “Market Rate”
shall mean the rate that comparable landlords of comparable buildings have accepted in current transactions from non-equity (i.e., not being offered equity in the buildings) and nonaffiliated tenants of
similar financial strength for space of comparable size, quality (including all Tenant Improvements, Alterations and other improvements) and floor height in Class A laboratory/office buildings in the South San Francisco area for a comparable
term, with the determination of the Market Rate to take into account all relevant factors, including tenant inducements, views, available amenities, parking costs, leasing commissions, allowances or concessions, if any. 

If, on or before the date which is 270 days prior to the expiration of the Base Term of this Lease, Tenant has not agreed with Landlord’s
determination of the Market Rate and the rent escalations during the Extension Term after negotiating in good faith, Tenant shall be deemed to have elected arbitration as described in Section 40(b). Tenant acknowledges and
agrees that, if Tenant has elected to exercise the Extension Right by delivering notice to Landlord as required in this Section 40(a), Tenant shall have no right thereafter to rescind or elect not to extend the term of this
Lease for the Extension Term. 
 (b)    Arbitration. 

(i)    Within 10 days of Tenant’s notice to Landlord of its election (or deemed election) to arbitrate
Market Rate and escalations, each party shall deliver to the other a proposal containing the Market Rate and escalations that the submitting party believes to be correct (“Extension Proposal”). If either party fails to
timely submit an Extension Proposal, the other party’s submitted proposal shall determine the Base Rent and escalations for the Extension Term. If both parties submit Extension Proposals, then Landlord and Tenant shall meet within 7 days after
delivery of the last Extension Proposal and make a good faith attempt to mutually appoint a single Arbitrator (and defined below) to determine the Market Rate and escalations. If Landlord and Tenant are unable to agree upon a single Arbitrator, then
each shall, by written notice delivered to the other within 10 days after the meeting, select an Arbitrator. If either party fails to timely give notice of its selection for an Arbitrator, the other party’s submitted proposal shall determine
the Base Rent for the Extension Term. The 2 Arbitrators so appointed shall, within 5 business days after their appointment, appoint a third Arbitrator. If the 2 Arbitrators so selected cannot agree on the selection of the third Arbitrator within the
time above specified, then either party, on behalf of both parties, may request such appointment of such third Arbitrator by application to any state court of general jurisdiction in the jurisdiction in which the Premises are located, upon 10 days
prior written notice to the other party of such intent. 

  

					
		  	  
 

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(ii)    The decision of the Arbitrator(s) shall be made within 30 days after the appointment of a single
Arbitrator or the third Arbitrator, as applicable. The decision of the single Arbitrator shall be final and binding upon the parties. The average of the two closest Arbitrators in a three Arbitrator panel shall be final and binding upon the parties.
Each party shall pay the fees and expenses of the Arbitrator appointed by or on behalf of such party and the fees and expenses of the third Arbitrator shall be borne equally by both parties. If the Market Rate and escalations are not determined by
the first day of the Extension Term, then Tenant shall pay Landlord Base Rent in an amount equal to the Base Rent in effect immediately prior to the Extension Term and increased by the Rent Adjustment Percentage until such determination is made.
After the determination of the Market Rate and escalations, the parties shall make any necessary adjustments to such payments made by Tenant. Landlord and Tenant shall then execute an amendment recognizing the Market Rate and escalations for the
Extension Term. 
 (iii)    An “Arbitrator” shall be any person appointed
by or on behalf of either party or appointed pursuant to the provisions hereof and: (i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than 10 years of experience in the appraisal of improved office
and high tech industrial real estate in the San Francisco peninsula area, or (B) a licensed commercial real estate broker with not less than 15 years’ experience representing landlords and/or tenants in the leasing of high tech or life
sciences space in the San Francisco peninsula area, (ii) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (iii) be in all respects impartial and
disinterested. 
 (c)    Rights Personal. The Extension Right is personal to Tenant and is not assignable
without Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in this Lease, except that they may be assigned in
connection with any Permitted Assignment of this Lease. 
 (d)    Exceptions. Notwithstanding anything set
forth above to the contrary, the Extension Right shall, at Landlord’s option, not be in effect and Tenant may not exercise any of the Extension Right: 

(i)    during any period of time that Tenant is in Default under any provision of this Lease; or 

(ii)    if Tenant has been in Default under any provision of this Lease 3 or more times, whether or not the
Defaults are cured, during the 12 month period immediately prior to the date that Tenant intends to exercise the Extension Right, whether or not the Defaults are cured. 

(e)    No Extensions. The period of time within which the Extension Right may be exercised shall not be
extended or enlarged by reason of Tenant’s inability to exercise the Extension Right. 

(f)    Termination. The Extension Right shall, at Landlord’s option, terminate and be of no further
force or effect even after Tenant’s due and timely exercise of the Extension Right, if, after such exercise, but prior to the commencement date of the Extension Term, (i) Tenant fails to timely cure any default by Tenant under this Lease;
or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of the Extension Right to the date of the commencement of the Extension Term, whether or not such Defaults are cured. 

40.    Miscellaneous. 

(a)    Notices. All notices or other communications between the parties shall be in writing and shall be
deemed duly given upon delivery or refusal to accept delivery by the addressee thereof if 

  

					
		  	  
 

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delivered in person, or upon actual receipt if delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above. Landlord and Tenant may
from time to time by written notice to the other designate another address for receipt of future notices. 

(b)    Joint and Several Liability. If and when included within the term “Tenant,” as used in this
instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant. 

(c)    Financial Information. Starting with reports generated at the end of Tenant’s 2019 fiscal year,
Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s most recent audited annual financial statements within 90 days of the end of each of Tenant’s fiscal years during the Term, (ii) Tenant’s most
recent unaudited quarterly financial statements within 45 days of the end of each of Tenant’s first three fiscal quarters of each of Tenant’s fiscal years during the Term, and (iii) corporate brochures and/or profiles prepared by
Tenant for prospective investors, if available. So long as Tenant is a “public company” and its financial information is publicly available, then the foregoing delivery requirements of this Section 40(c) shall not
apply. Landlord shall treat Tenant’s financial information as confidential information belonging to Tenant and will not disclose the same other than on a
need-to-know basis to Landlord’s affiliates, legal, financial or tax advisors, consultants, potential lenders and potential purchasers and as required by Legal
Requirements. 
 (d)    Recordation. Neither this Lease nor a memorandum of lease shall be filed by or on behalf
of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease. 

(e)    Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved
against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular
number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision
hereof, or in any way affect the interpretation of this Lease. 
 (f)    Not Binding Until Executed. The
submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by
both parties. 
 (g)    Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times
to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or
contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if
the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of
any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 

(h)    Choice of Law. Construction and interpretation of this Lease shall be governed by the internal laws of the
state in which the Premises are located, excluding any principles of conflicts of laws. 
 (i)    Time. Time is
of the essence as to the performance of Tenant’s obligations under this Lease. 
 (j)    OFAC. Tenant and
all beneficial owners of Tenant are currently (a) in compliance with and shall at all times during the Term of this Lease remain in compliance with the regulations of the Office 

  

					
		  	  
 

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of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation relating thereto (collectively, the
“OFAC Rules”), (b) not listed on, and shall not during the term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List, or the Sectoral Sanctions
Identification List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or entity with
whom a U.S. person is prohibited from conducting business under the OFAC Rules. 
 (k)     Incorporation by
Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall
control. 
 (l)    Entire Agreement. This Lease, including the exhibits attached hereto, constitutes the
entire agreement between Landlord and Tenant pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties,
and there are no warranties, representations or other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof except as specifically set forth herein. 

(m)    No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the
monthly installment of Base Rent or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement or statement on any check or letter accompanying a check for payment of any Base
Rent or Additional Rent be an accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue any other remedy provided in this Lease. 

(n)    Hazardous Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its
employees, agents and contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require
any form of protective clothing or equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord
shall, to the extent required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant. 

(o)    EV Charging Stations. Landlord shall not unreasonably withhold its consent to Tenant’s written
request to install 1 or more electric vehicle car charging stations (“EV Stations”) in the parking area serving the Project; provided, however, that Tenant complies with all reasonable requirements, standards, rules and regulations
which may be imposed by Landlord, at the time Landlord’s consent is granted, in connection with Tenant’s installation, maintenance, repair and operation of such EV Stations, which may include, without limitation, the charge to Tenant of a
reasonable monthly rental amount for the parking spaces used by Tenant for such EV Stations, Landlord’s designation of the location of Tenant’s EV Stations, and Tenant’s payment of all costs whether incurred by Landlord or Tenant in
connection with the installation, maintenance, repair and operation of each Tenant’s EV Station(s). Nothing contained in this paragraph is intended to increase the number of parking spaces which Tenant is otherwise entitled to use at the
Project under Section 10 of this Lease nor impose any additional obligations on Landlord with respect to Tenant’s parking rights at the Project. 

(p)    California Accessibility Disclosure. For purposes of Section 1938(a) of the California Civil
Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the Project has not undergone inspection by a Certified Access Specialist (CASp). In addition, the following notice is hereby provided pursuant to Section 1938(e)
of the California Civil Code: “A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law.
Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not 

  

					
		  	  
 

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prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The
parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility
standards within the premises.” In furtherance of and in connection with such notice: (i) Tenant, having read such notice and understanding Tenant’s right to request and obtain a CASp inspection, hereby elects not to obtain such CASp
inspection and forever waives its rights to obtain a CASp inspection with respect to the Premises, Building and/or Project to the extent permitted by Legal Requirements; and (ii) if the waiver set forth in clause (i) hereinabove is not
enforceable pursuant to Legal Requirements, then Landlord and Tenant hereby agree as follows (which constitutes the mutual agreement of the parties as to the matters described in the last sentence of the foregoing notice): (A) Tenant shall have the one-time right to request for and obtain a CASp inspection, which request must be made, if at all, in a written notice delivered by Tenant to Landlord; (B) any CASp inspection timely requested by Tenant shall
be conducted (1) at a time mutually agreed to by Landlord and Tenant, (2) in a professional manner by a CASp designated by Landlord and without any testing that would damage the Premises, Building or Project in any way, and (3) at
Tenant’s sole cost and expense, including, without limitation, Tenant’s payment of the fee for such CASp inspection, the fee for any reports prepared by the CASp in connection with such CASp inspection (collectively, the
“CASp Reports”) and all other costs and expenses in connection therewith; (C) the CASp Reports shall be delivered by the CASp simultaneously to Landlord and Tenant; (D) Tenant, at its sole cost and expense,
shall be responsible for making any improvements, alterations, modifications and/or repairs to or within the Premises to correct violations of construction-related accessibility standards including, without limitation, any violations disclosed by
such CASp inspection; and (E) if such CASp inspection identifies any improvements, alterations, modifications and/or repairs necessary to correct violations of construction-related accessibility standards relating to those items of the Building
and Project located outside the Premises that are Landlord’s obligation to repair as set forth in this Lease, then Landlord shall perform such improvements, alterations, modifications and/or repairs as and to the extent required by Legal
Requirements to correct such violations, and Tenant shall reimburse Landlord for the cost of such improvements, alterations, modifications and/or repairs within 10 business days after Tenant’s receipt of an invoice therefor from Landlord. 

(q)    Counterparts. This Lease may be executed in 2 or more counterparts, each of which shall be deemed an
original, but all of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process complying with the U.S. federal ESIGN Act of 2000) or
other transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes. Electronic signatures shall be deemed original signatures for purposes of this Lease and
all matters related thereto, with such electronic signatures having the same legal effect as original signatures. 
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 IN WITNESS WHEREOF, Landlord and
Tenant have executed this Lease as of the day and year first above written. 
  

			
	 TENANT:
  

LYELL IMMUNOPHARMA, INC.,
 a Delaware
corporation

		
	By:	 	 /s/ Elizabeth Homans

	Its:	 	CEO

  

							
	LANDLORD:
	
	 ARE-SAN FRANCISCO NO. 65, LLC,

a Delaware limited liability company

		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership, managing member

			
		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 general partner

				
		 		 	By:	 	 /s/ Allison Grochola

		 		 	Its:	 	 Allison Grochola
 Vice President

RE Legal Affairs

  

					
		  	  
 

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 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 
  

 

  

					
		  	  
 

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 EXHIBIT B TO LEASE 

DESCRIPTION OF PROJECT 
 Real
property in the City of South San Francisco, County of San Mateo, State of California, described as follows: 
 Parcel 4, as shown on the Parcel Map filed
on June 7, 1979 in Book 47 of Parcel Maps at Pages 4 and 5, San Mateo County Records. 
 APN: 015-102-230 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  
 EXHIBIT C TO LEASE 

WORK LETTER 
 THIS
WORK LETTER (this “Work Letter”) is incorporated into that certain Lease Agreement (the “Lease”) dated as of August 15, 2019 by and between
ARE-SAN FRANCISCO NO. 65, LLC, a Delaware limited liability company (“Landlord”), and LYELL IMMUNOPHARMA, INC., a Delaware
corporation (“Tenant”). Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

1.    General Requirements. 

(a)    Tenant designates Geoff Quinn and Dan McCauley (either such individual acting alone, “Tenant’s
Representative”) as the only persons authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other communication
(“Communication”) from or on behalf of Tenant in connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change either Tenant’s Representative at any
time upon not less than 5 business days advance written notice to Landlord. 
 (b)    Landlord’s Authorized
Representative. Landlord designates Toon Jordan and Todd Miller (either such individual acting alone, “Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this
Work Letter. Tenant shall not be obligated to respond to or act upon any request, approval, inquiry or other Communication from or on behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s
Representative. Landlord may change either Landlord’s Representative at any time upon not less than 5 business days advance written notice to Tenant. 

(c)    Architects, Consultants and Contractors. Landlord and Tenant hereby acknowledge and agree that the
architect (the “TI Architect”) for the Tenant Improvements (as defined in Section 2(a) below), the general contractor and any subcontractors for the Tenant Improvements shall be selected by
Tenant, subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. The following architects and contractors are pre-approved: DGA, SABArchitects, Perkins +
Will, Flad Architects, Ferguson Pape Baldwin Architects (FPBA), Truebeck Construction, Skanska, DPR, Novo Construction, and XL Construction. Landlord shall be named a third party beneficiary of any contract entered into by Tenant with the TI
Architect, any consultant, any contractor or any subcontractor, and of any warranty made by any contractor or any subcontractor. 
 WRNS
Studio shall be the architect for Landlord’s Work (as defined below) and Truebeck Construction, Inc. shall be the general contractor for Landlord’s Work. Landlord shall select any subcontractors for Landlord’s Work in Landlord’s
sole and absolute discretion. 
 2.    Landlord’s Work and Tenant Improvements. 

(a)    Landlord’s Work and Tenant Improvements Defined. As used herein, (i)
“Landlord’s Work” shall mean the design and construction of the building shell (“Building Shell”) consisting of the elements described on the Basis of Design attached hereto as
Schedule 1 for categories of “Cold Shell” and “Full Shell Warm Up”(collectively, the “Basis of Design”) and the plans attached hereto as Schedule 2 (“Building Shell
Construction Drawings”), and (ii) “Tenant Improvements” shall mean the design and construction of improvements to the Premises of a fixed and permanent nature as more particularly provided for in this
Work Letter. The design of the Building Shell shall be consistent with the Basis of Design and the Building Shell Construction Drawings described on Schedule 1 and Schedule 2, respectively; provided, however, that Tenant
acknowledges that Landlord may make changes to the Building Shell, as determined by Landlord in its sole and absolute discretion; provided, however, that Landlord shall not make any changes to the Building Shell that would result in (i) a
material increase or 

  

					
		  	  
 

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decrease (in excess of 5%) in the size of the Building, (ii) material changes to the Tenant Improvements reflected in the approved TI Construction Drawings, (iii) a material increase in
the cost of the Tenant Improvements (as reflected in the Budget (as defined in Section 5(a) below)), (iv) a material delay in the schedule for the construction of the Tenant Improvements, or (v) require material
changes to the Space Plans or TI Construction Drawings, without Tenant’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord shall promptly notify Tenant in writing of any anticipated material changes
to be made by Landlord to the Building Shell that could result in any of changes contemplated in subsections (i) through (v) above. Notwithstanding anything to the contrary contained herein, Landlord is under no obligation to make any changes
that may be requested by Tenant to the Building Shell. Other than (i) completing Landlord’s Work, at Landlord’s sole cost and expense, and (ii) funding the TI Allowance, Landlord shall not have any obligation whatsoever with
respect to the finishing of the Premises or the Project for Tenant’s use and occupancy. 
 Notwithstanding anything to the contrary
contained in the Lease, Tenant’s taking Delivery of the Premises shall not constitute a waiver of: (i) any warranty with respect to workmanship (including installation of equipment) or material (exclusive of equipment provided directly by
manufacturers), (ii) any non-compliance of Landlord’s Work with applicable Legal Requirements, or (iii) any claim that Landlord’s Work was not completed substantially in accordance with the
Building Shell plans (collectively, a “Construction Defect”). Tenant shall have one year after Tenant Improvement Work Readiness Condition within which to notify Landlord of any such Construction Defect discovered by
Tenant, and Landlord shall use reasonable efforts to remedy or cause the responsible contractor to remedy any such Construction Defect within 30 days thereafter. Notwithstanding the foregoing, Landlord shall not be in default under the Lease if the
applicable contractor, despite Landlord’s reasonable efforts, fails to remedy such Construction Defect within such 30-day period, in which case Landlord shall, at Landlord’s sole cost and expense,
continue to use reasonable efforts to cause such Construction Defect to be remedied within a reasonable period. 
 Tenant shall be entitled
to receive the benefit of all construction warranties and manufacturer’s equipment warranties issued to Landlord relating to equipment installed in the Premises. If requested by Tenant, Landlord shall attempt to obtain extended warranties from
manufacturers and suppliers of such equipment, but the cost of any such extended warranties shall be borne solely by Tenant. Landlord shall promptly undertake and complete, or cause to be completed, all punch list items related to Landlord’s
Work. 
 (b)    Tenant’s Space Plans. Tenant shall deliver to Landlord schematic drawings and outline
specifications (the “Space Plans”) detailing Tenant’s requirements for the Tenant Improvements using a shared BIM model within 90 days of the date hereof. The BIM model and the Space Plans shall be subject to
Landlord’s approval, which shall not be unreasonably withheld, conditioned or delayed. Not more than 10 business days thereafter, Landlord shall deliver to Tenant the reasonable written objections, questions or comments of Landlord and the TI
Architect with regard to the Space Plans. Tenant shall cause the Space Plans to be revised to address such written comments and shall resubmit said drawings to Landlord for approval within 30 days thereafter. Such process shall continue until
Landlord has approved the Space Plans. Landlord and Tenant acknowledge and agree that the Tenant Improvements shall comply in all respects with the LEED Standards set forth on Schedule 3 attached hereto. 

(c)    Working Drawings. Tenant shall cause the TI Architect to prepare and deliver to Landlord for review
and comment construction plans, specifications and drawings for the Tenant Improvements (“TI Construction Drawings”), which TI Construction Drawings shall be prepared substantially in accordance with the Space Plans.
Tenant shall be solely responsible for ensuring that the TI Construction Drawings reflect Tenant’s requirements for the Tenant Improvements. Landlord shall deliver its written comments on the TI Construction Drawings to Tenant not later than 10
business days after Landlord’s receipt of the same; provided, however, that Landlord may not disapprove any matter that is consistent with the Space Plans. Tenant and the TI Architect shall consider all such comments in good faith and shall,
within 10 business days after receipt, notify Landlord how Tenant proposes to respond to such comments. Any disputes in connection with such comments shall be resolved in accordance with Section 2(d) hereof. Provided that the design
reflected in the TI Construction Drawings is consistent with 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  
 
the Space Plans, Landlord shall approve the TI Construction Drawings submitted by Tenant. Once approved by Landlord, subject to the provisions of Section 4 below, Tenant
shall not materially modify the TI Construction Drawings except as may be reasonably required in connection with the issuance of the TI Permit (as defined in Section 3(a) below). 

(d)    Approval and Completion. If any dispute regarding the design of the Tenant Improvements is not
settled within 10 business days after notice of such dispute is delivered by one party to the other, Tenant may make the final decision regarding the design of the Tenant Improvements, provided (i) Tenant acts reasonably and such final decision
is either consistent with or a compromise between Landlord’s and Tenant’s positions with respect to such dispute, (ii) that all costs and expenses resulting from any such decision by Tenant shall be payable out of the TI Fund (as
defined in Section 5(d) below), and (iii) Tenant’s decision will not adversely affect the base Building, structural components of the Building or any Building systems (in which case Landlord shall make the final decision). Any changes to
the TI Construction Drawings following Landlord’s and Tenant’s approval of same requested by Tenant shall be processed as provided in Section 4 hereof. 

(e)    Coordination Obligations. Tenant acknowledges that Landlord shall continue to require access to the
Building following Landlord’s delivery to Tenant of the Premises for the construction of the Tenant Improvements in order to complete Landlord’s Work. “Tenant Improvement Work Readiness Condition” shall be
deemed to have occurred when the Premises is delivered to Tenant with Landlord’s Work at such a point at which the core and shell of the Building are in a condition such that Tenant may construct the Tenant Improvements without unreasonable
interference from Landlord. Commencing on the Commencement Date, Landlord and Tenant shall work together in a cooperative manner, and shall likewise require each of their respective architects and engineers and contractors to work together in a
cooperative manner, to coordinate the remaining Landlord’s Work and the Tenant Improvements to minimize interference with Tenant’s performance of Tenant’s Work and Landlord’s performance of Landlord’s Work, respectively, and
to achieve the substantial completion of all such work in as prompt and efficient manner as reasonably practicable. 

3.    Performance of the Tenant Improvements. 

(a)    Commencement and Permitting of the Tenant Improvements. Tenant shall commence construction of the
Tenant Improvements upon obtaining and delivering to Landlord a building permit (the “TI Permit”) authorizing the construction of the Tenant Improvements consistent with the TI Construction Drawings approved by
Landlord. The cost of obtaining the TI Permit shall be payable from the TI Fund. Landlord shall assist Tenant in obtaining the TI Permit. Prior to the commencement of the Tenant Improvements, Tenant shall deliver to Landlord a copy of any contract
with Tenant’s contractors (including the TI Architect), and certificates of insurance from any contractor performing any part of the Tenant Improvement evidencing industry standard commercial general liability, automotive liability,
“builder’s risk”, and workers’ compensation insurance. Tenant shall cause the general contractor to provide a certificate of insurance naming Landlord, Alexandria Real Estate Equities, Inc., and Landlord’s lender (if any) as
additional insureds for the general contractor’s liability coverages required above. 
 (b)    Selection of
Materials, Etc. Where more than one type of material or structure is indicated on the TI Construction Drawings approved by Tenant and Landlord, the option will be within Tenant’s reasonable discretion if the matter concerns the
Tenant Improvements, and within Landlord’s sole and absolute subjective discretion if the matter concerns the structural components of the Building or any Building system. 

(c)    Tenant Liability. Tenant shall be responsible for correcting any deficiencies or defects in the
Tenant Improvements. 
 (d)    Substantial Completion. Tenant shall substantially complete or cause to be
substantially completed the Tenant Improvements in a good and workmanlike manner, in accordance with the TI Permit subject, in each case, to Minor Variations and normal “punch list” items of a
non-material 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  
 
nature which do not interfere with the use of the Premises (“Substantial Completion” or “Substantially Complete”). Upon Substantial
Completion of the Tenant Improvements, Tenant shall require the TI Architect and the general contractor to execute and deliver, for the benefit of Tenant and Landlord, a Certificate of Substantial Completion in the form of the American Institute of
Architects (“AIA”) document G704. For purposes of this Work Letter, “Minor Variations” shall mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements and/or
to obtain or to comply with any required permit (including the TI Permit); (ii) to comport with good design, engineering, and construction practices which are not material; or (iii) to make reasonable adjustments for field deviations or
conditions encountered during the construction of the Tenant Improvements. 
 4.    Changes. Any changes
requested by Tenant to the Tenant Improvements after the delivery and approval by Landlord of the Space Plans, shall be requested and instituted in accordance with the provisions of this Section 4 and shall be subject to
the written approval of Landlord, which approval shall not be unreasonably withheld, conditioned or delayed. 

(a)    Tenant’s Right to Request Changes. If Tenant shall request changes to the Tenant Improvements
(“Changes”), Tenant shall request such Changes by notifying Landlord in writing in substantially the same form as the AIA standard change order form (a “Change Request”), which Change
Request shall detail the nature and extent of any such Change. Such Change Request must be signed by Tenant’s Representative. Landlord shall review and approve or disapprove such Change Request within 10 business days thereafter, provided that
Landlord’s approval shall not be unreasonably withheld, conditioned or delayed. 
 (b)    Implementation of
Changes. If Landlord approves such Change and Tenant deposits with Landlord any Excess TI Costs (as defined in Section 5(d) below) required in connection with such Change, Tenant may cause the approved Change to
be instituted. If any TI Permit modification or change is required as a result of such Change, Tenant shall promptly provide Landlord with a copy of such TI Permit modification or change. 

5.    Costs. 

(a)    Budget For Tenant Improvements. Before the commencement of construction of the Tenant Improvements,
Tenant shall obtain a detailed breakdown, by trade, of the costs incurred or that will be incurred, in connection with the design and construction of the Tenant Improvements (the “Budget”), and deliver a copy of the
Budget to Landlord for Landlord’s approval, which shall not be unreasonably withheld or delayed. The Budget shall be based upon the TI Construction Drawings approved by Landlord. The Budget shall include a payment to Landlord of administrative
rent (“Administrative Rent”) equal to 1% of the TI Costs (as hereinafter defined) for monitoring and inspecting the construction of the Tenant Improvements, which sum shall be payable from the TI Fund. 

(b)    TI Allowance. Landlord shall provide to Tenant a tenant improvement allowance (collectively, the
“TI Allowance”) as follows: 
 1.    a “Tenant Improvement
Allowance” in the maximum amount of $150.00 per rentable square foot in the Premises, which is included in the Base Rent set forth in the Lease; and 

2.    an “Additional Tenant Improvement Allowance” in the maximum amount of $50.00 per
rentable square foot in the Premises, which shall, to the extent used, result in TI Rent as set forth in Section 4(b) of the Lease. 

Before commencing the construction of the Tenant Improvements, Tenant shall notify Landlord how much Additional Tenant Improvement Allowance
Tenant has elected to receive from Landlord. Such election shall be final and binding on Tenant, and may not thereafter be modified without Landlord’s consent, which may be granted or withheld in Landlord’s sole and absolute subjective
discretion The TI Allowance shall be disbursed in accordance with this Work Letter. 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  
 Tenant shall have no right to the
use or benefit (including any reduction to Base Rent) of any portion of the TI Allowance not required for the construction of (i) the Tenant Improvements described in the TI Construction Drawings approved pursuant to
Section 2(d) or (ii) any Changes pursuant to Section 4. Tenant shall have no right to any portion of the TI Allowance that is not disbursed before the last day of the month that is 21 months
after the Commencement Date. 
 Notwithstanding anything to the contrary contained in the Lease or in this Work Letter and for the avoidance
of doubt, if Landlord re-measures the Premises pursuant to Section 5 of the Lease and, through such re-measurement, determines that the
rentable square footage of the Premises is larger than the rentable square footage set forth for the Premises on page 1 of the Lease (“Additional Premises RSF”), then Tenant shall be entitled, pursuant to
Section 5(b)(1) above, to $150.00 per rentable square foot of such Additional Premises RSF (“Additional Premises RSF TI Allowance”). Tenant shall have no right to any portion of the Additional
Premises RSF TI Allowance that is not disbursed before the later of (i) last day of the month that is 21 months after the Commencement Date, or (ii) 90 days after the date that Landlord delivers the
re-measurement notice to Tenant. 
 (c)    Costs Includable in TI
Fund. The TI Fund shall be used solely for the payment of design, permits and construction costs in connection with the construction of the Tenant Improvements, including, without limitation, the cost of electrical power and other
utilities used in connection with the construction of the Tenant Improvements, the cost of preparing the Space Plans and the TI Construction Drawings, all costs set forth in the Budget, including Landlord’s Administrative Rent, and the cost of
Changes (collectively, “TI Costs”). Notwithstanding anything to the contrary contained herein, the TI Fund shall not be used to purchase any furniture, personal property or other
non-Building system materials or equipment, including, but not be limited to, Tenant’s voice or data cabling, non-ducted biological safety cabinets and other
scientific equipment not incorporated into the Tenant Improvements. 
 (d)    Excess TI Costs. Landlord
shall have no obligation to bear any portion of the cost of any of the Tenant Improvements except to the extent of the TI Allowance. If at any time and from
time-to-time, the remaining TI Costs under the Budget exceed the remaining unexpended TI Allowance (“Excess TI Costs”), monthly
disbursements of the TI Allowance shall be made in the proportion that the remaining TI Allowance bears to the outstanding TI Costs under the Budget, and Tenant shall fund the balance of each such monthly draw. For purposes of any litigation
instituted with regard to such amounts, those amounts required to be paid by Tenant will be deemed Rent under the Lease. The TI Allowance and Excess TI Costs are herein referred to as the “TI Fund.” Notwithstanding
anything to the contrary set forth in this Section 5(d), Tenant shall be fully and solely liable for TI Costs and the cost of Minor Variations in excess of the TI Allowance. 

(e)    Payment for TI Costs. During the course of design and construction of the Tenant Improvements,
subject to the terms of Section 5(d), Landlord shall reimburse Tenant for TI Costs once a month against a draw request in Landlord’s standard form, containing evidence of payment of such TI Costs by Tenant and such
certifications, lien waivers (including a conditional lien release for each progress payment and unconditional lien releases for the prior month’s progress payments), inspection reports and other matters as Landlord customarily obtains, to the
extent of Landlord’s approval thereof for payment, no later than 30 days following receipt of such draw request. Upon completion of the Tenant Improvements (and prior to any final disbursement of the TI Fund), Tenant shall deliver to Landlord:
(i) sworn statements setting forth the names of all contractors and first tier subcontractors who did the work and final, unconditional lien waivers from all such contractors and first tier subcontractors;
(ii) as-built plans (one copy in print format and two copies in electronic CAD format) for such Tenant Improvements; (iii) a certification of substantial completion in Form AIA G704, (iv) a
certificate of occupancy for the Premises; and (v) copies of all operation and maintenance manuals and warranties affecting the Premises. 

  

					
		  	  
 

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6.    Miscellaneous. 

(a)    Consents. Whenever consent or approval of either party is required under this Work Letter, that party
shall not unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth herein to the contrary. 

(b)    Modification. No modification, waiver or amendment of this Work Letter or of any of its conditions or
provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 
 (c)    No
Default Funding. In no event shall Landlord have any obligation to fund any portion of the TI Allowance during any period that Tenant is in Default under the Lease. 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  
 Schedule 1 

Basis of Design 
 201 Haskins
MEP and Structural Design Description 
 02/04/2019 

MECHANICAL 
  

	•	 	 Landlord provided on floor once through AHU(s) with economizer capable of providing 8 ACH for laboratory and 1.33
AHU for laboratory support office space for heating and cooling depending on HVAC system typology. AHU(s) for atrium shall meet code requirements for air changes and be recirculating type with economizer. 

 

	•	 	 AHU will include MERV 13 filtration. 

 

	•	 	 Landlord will provide chillers for the base building load based on the estimated peak day load established by
ASHRAE standards for the site. 

  

	•	 	 Chillers to be high efficiency type, consistent with ASHRAE 90.1-2010.

  

	•	 	 Low temperature chilled water will be distributed to AHUs. Medium temperature chilled water to be installed in
vertical shafts for future tenant improvement. 

  

	•	 	 System will be designed to provide N+1 redundancy for the vivarium. 

 

	•	 	 Landlord will provide cooling towers sized for the chiller loads. 

 

	•	 	 System will be designed such that cooling tower or boiler effluent shall not be
re- entrained into any fresh air intake. 

  

	•	 	 Landlord provided boilers for hot water reheat for the base building load per ASHRAE standards for the site.

  

	•	 	 Landlord will provide hot water reheat distributed down vertical shafts with valved stubs for future tenant
connection. 

  

	•	 	 Landlord will provide infrastructure for lab exhaust – 100% exhaust from all lab areas to outside of the
building including rooftop fans and duct risers based on the required CFM/SF of the laboratory/laboratory support office area. 

  

	•	 	 Landlord will provide a Building Management System (BMS) sufficient to allow tenant to provide lab and office
zone temperature. 

  

	•	 	 Vivarium HVAC System 

 

	•	 	 Landlord will provide roof space and shaft space to allow separate air distribution system and exhaust for
vivarium. 

  

	•	 	 Landlord will provide heat exchanger to serve as waterside economizer for the chilled water loops.

  

	•	 	 Landlord will provide sheet metal ductwork design per SMACNA, high and low pressure supply ductwork, and return
ductwork shall be galvanized metal for duct risers. Lab exhaust riser ductwork shall be compatible with exhaust materials served and potential decontamination chemicals. 

 

	•	 	 Variable Frequency Drives (VFD) will be specified for applications that either require the load to vary speed or
offer operating cost efficiencies through energy savings. VFDs will be located as close as practical to their driven load and no further than the maximum feeder length suggested by the VFD manufacturer. 

 

	•	 	 Motor Control Centers (MCC) shall be NEMA 1 enclosures with gasketing. 

 

	•	 	 All motors in the base building will have a local safety disconnect switch. 

ELECTRICAL 
  

	•	 	 Power to the buildings and garage will be provided by three (3) 480V PG&E transformers.

  

	•	 	 The landlord provided emergency generator shall be 2000KW/2500kVA. The generator will be provided with a
base-mounted belly tank capacity for an estimated 8 hours of operation. The generator shall serve the building life-safety loads as well as tenant miscellaneous standby loads. The generator will be located outside the building in a weatherproof,
sound-limiting enclosure. Engine-generator will be provided with critical grade muffler and will meet exhaust emissions requirements per BAAQMD. 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  

	•	 	 Electrical system grounding will be provided 

 

	•	 	 Lighting systems to follow Illuminating Engineering Society (IES) recommendations for light source. 75% of all
light fixtures to be high efficiency LED type at minimum. Minimum illumination levels to be as follows: 

 Area Type Foot Candles 

Rest Rooms by Landlord 30 
 Mechanical/Electrical Rooms by
Landlord 30 
  

	•	 	 All lighting and lighting controls will be CA Title 24 compliant. 

 

	•	 	 Incorporation of the ability for future utility interface controls and equipment for demand control response for
the load of the building. Busway will be utilized for floor to floor distribution. Feeder busway shall be in accordance with UL 857 and NEMA BU 1 & BU 1.1. Plug-in type feeder busway shall be limited to
indoor locations and shall be totally enclosed, low impedance type, and moisture resistant. Internal ground bus bar shall not be less than 50 percent of the phase bus. All bus bars for each busway shall be within a single housing.

  

	•	 	 Conduits will be utilized for main feeders. All conduits and fittings will have a UL Listing where available, and
shall be installed in accordance with its listing. 

  

	•	 	 Above ground conduit will be
3⁄4” trade size minimum. 

  

	•	 	 Electrical rooms will be provided on each floor and shall be stacked. 

 

	•	 	 Dedicated distribution panels and/or Motor Control Centers will serve motor loads. 

 

	•	 	 As required for core loads, general purpose transformers will be dry type, low loss, high efficiency, low
impedance, copper or aluminum, 115° C temperature rise with a Class 220 UL. 

  

	•	 	 Power monitoring system as required by Title 24 with centralized system processing and graphics display will be
provided (provisions for future). The power monitoring system and local power meters will include programmable alarm capabilities for each monitored parameter. 

 

	•	 	 Documentation and labeling requirements will be provided. 

 

	•	 	 Requirements for user accessible sub-metering of total electrical use
will be included (provisions for future). 

 PLUMBING 
  

	•	 	 Landlord will provide Potable Domestic Water risers with 1-1/2”
stubs and valve on each floor. Industrial water riser by tenant. These stubs are for TI use. 

  

	•	 	 Landlord will provide for domestic cold and hot water for the landlord provided toilet cores and janitor closets.
Any and all TI will need its own hot water systems 

  

	•	 	 Landlord will provide lab waste and vent risers main trunk lines for industrial sewer with stubs on each floor in
(2) locations. 

  

	•	 	 Landlord will provide (2) lab waste sampling port as required by the AHJ. 

 

	•	 	 Landlord to provide backflow prevention for utility domestic and irrigation water systems. 

 

	•	 	 Landlord to provide rainwater drainage system including overflow. 

 

	•	 	 Landlord allocated real state for Tenant supplied equipment. 

 

	•	 	 Landlord provided sub metering in the gas systems. 

 

	•	 	 Landlord will provide flex connections on all utilities leaving the building for settlement per the Geotech
report. 

  

	•	 	 Landlord has provided sufficient gas pressure at the meter for TI expansion. Current PG&E gas service is
approved for 21,040MBTU/H @2PSIG for the site. 

 TELECOMMUNICATION & DATA SYSTEMS 

 

	•	 	 Landlord will provide a main MPOE room within the facility for incoming telephone & data system. This
room houses the termination of incoming Cabling from all phone and ISP providers. 

  

	•	 	 Landlord to provide data distribution risers on each floor. Tenant shall provide data distribution rooms (IDF)
for data equipment the distribution of tenant provided station cabling. 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  
 SECURITY SYSTEM 

 

	•	 	 The Security System provided by the landlord for the facility will consist of both an Access Control system at
all perimeter doors and a CCTV (Closed Circuit Television) system for the site and at all exterior doors. 

	•	 	 The head end will be on the UPS system. 

	•	 	 A separate security room will be provided on the ground floor to serve as the main entrance for the security
system. 

	•	 	 System will be capable of expansion for future TI security needs. 

STRUCTURAL 
  

	•	 	 Deep Foundations as required to meet geotechnical and seismic requirements. 

	•	 	 Laboratory / office steel framed structure with mechanical penthouse. 

	•	 	 Structural live load: 100 PSF 

	•	 	 Seismic structural importance factor: 1.0 

	•	 	 Typical floor to floor height of 16’-0”. 

	•	 	 Primary structural grid to be a
33’-0”x30’-0” module. 

	•	 	 Structural bracing for seismic bracing located around core elements. 

	•	 	 Construction type 1-B to be consistent with B Occupancy, ready for future
conversion to L Occupancy 

	•	 	 Building structure will be fireproofed per code. 

	•	 	 Vibration: Landlord will design the amenity spaces to the standard office criteria of 16,000 MIPS. Laboratory
areas will be designed to an average design criteria of 8,000 MIPS average per structural bay. 

 ELEVATORS 

 

	•	 	 East Wing: 

	•	 	 (2) 3,500lbs/350fpm passenger elevators 

	•	 	 Destination Dispatch 

	•	 	 (1) 5,000lbs/200fpm service elevator 

	•	 	 West Wing: 

	•	 	 (3) 3,500lbs/350fpm passenger elevators 

	•	 	 Destination Dispatch 

	•	 	 (1) 5,000lbs/200fpm service elevator 

	•	 	 Elevator access at the roof level on both wings 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  
 Schedule 2 

Plans 
  

 
 

 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  
 

 

  

					
		  	  
 

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Equities, Inc.

			
	Work Letter – Tenant Build	  	

  
 

 

  

					
		  	  
 

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Equities, Inc.

			
	Work Letter – Tenant Build	  	

  
 Schedule 3 

LEED Standards 
 Tenant shall, at
Tenant’s sole cost and expense (which may include use of the TI Allowance) cause the Tenant Improvements and Tenant’s operations at the Project to comply with the following LEED requirements: 

(i)    Mechanical Systems: 

(a)    Equipment efficiency must meet the minimum requirements of the current version of California Title
24 for any-equipment installed by Tenant. 
 (b)    The HVAC
systems installed as part of the Tenant Improvements must provide outdoor air quantities exceeding the most current version of ASHRAE 62.1-2010 Standard for Ventilation for Acceptable Indoor Air Quality by
30%. 
 (c)    The HVAC systems installed as part of the Tenant Improvements must include higher
efficiency filtration than is typical (MERV 13 filters). 
 (d)    The HVAC systems installed as part of
the Tenant Improvements must include controls that monitor if the Building is being adequately ventilated. 

(e)    The air handling units provided by Tenant shall include outdoor air flow measuring stations that
will create an alarm if they are not being provided with enough fresh air. Tenant shall program the equipment to generate an alarm (either from the building automation system to the building operator, or as a visual or audible alert to the building
occupants) when the outdoor air flow quantity varies by 10% or more from the design value. 

(f)    Tenant conference rooms or other space with a density greater than 25 people per 1000 sq ft, must
include a carbon dioxide sensor since it will be most challenging to the ventilation system. The C02 sensors must be programmed to generate an alarm (either from the building automation system to the building operator, or as a visual or audible
alert to the building occupants) when the conditions vary by 10% or more from the design value. 

(g)    Chemical use areas such as the parking garage, housekeeping/laundry areas, copy/printing rooms, and
chemical storage/mixing areas must comply with the pressurization and separation requirements listed below. 

(h)    The tenant HVAC and/or refrigeration equipment scope of work shall include zero use of
chlorofluorocarbon (CFC)-based refrigerants in new base building heating, ventilating, air conditioning and refrigeration (HVAC&R) systems. Additionally, for all equipment over 0.5lbs of refrigerant, select refrigerants and heating, ventilating,
air conditioning and refrigeration (HVAC&R) equipment that minimize or eliminate the emission of compounds that contribute to ozone depletion and global climate change such that all equipment is in compliance with the following formula: LCGWP +
LCODP × 105 < 100 
  

	 	•	 	 Door Closers: Chemical use areas must be equipped with self-closing doors. 

 

	 	•	 	 Exhaust: Chemical use areas must be exhausted with at least 0.5 cfm/sq. ft. with no air recirculation such that
the pressure differential with the surrounding areas is designed to be at least 5 Pa (0.02 inches of water gauge) on average and 1 Pa (0.004 inches of water) at a minimum when the doors to the rooms are closed. 

  

					
		  	  
 

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	Work Letter – Tenant Build	  	

  

(ii)    Electrical Systems: Building shall have an overall maximum lighting power density of 0.5 (TBD; code is 0.8
W/SF office and 1.0 W/SF labs) watts per square foot 
 (iii)    Plumbing Performance and Fixtures: 

(a)    Any toilets added by the Tenant shall be 1.28 Gallons per Flush (GPF) or less. 

(b)    Any Urinals added by the Tenant shall be 0.125 GPF or less. 

(c)    Any Lavatories added by the Tenant shall be 0.5 Gallons per Minute (GPM) or less, with metering
faucets set to a 12 second cycle, for an equivalent flow of 0.10 gallons per cycle (GPC). 

(d)    Kitchen I Break rooms sinks shall be 1.0 GPM or less. 

(e)    Showers shall be 1.5 GPM or less. 

(iv)    Smoking Policy: Smoking is prohibited in the Building and within 25 feet of the Building entrances and air
intakes. Designated smoking areas may be provided at other locations on-site. The tenant must provide recycling and trash services capable of recycling mixed paper, glass, plastics, corrugated cardboard, and
metals. Tenant must take appropriate measures for the safe collection, storage, and disposal of two of the following: batteries, mercury-containing lamps, and electronic waste. 

(v)    Recycling: The tenant must provide recycling and trash services capable of recycling mixed paper, glass,
plastics, corrugated cardboard, and metals. Tenant must take appropriate measures for the safe collection, storage, and disposal of two of the following: batteries, mercury-containing lamps, and electronic waste. 

(vi)    Janitorial Services: 

(a)    The Tenant is responsible for pest management services. The Tenant’s pest management vendor is
to implement an Integrated Pest Management Program based on the Integrated Pest Management Policy developed for the Core and Shell of this project. Refer to Attachment A - Integrated Pest Management Policy. Tenant shall provide as evidence a signed
contract, financials omitted, showing that an ongoing, 2 year Integrated Pest Management is to be provided by the pest management vendor. 

(b)    The Tenant is responsible janitorial services. The Tenant’s janitorial vendor is to implement a
Green Cleaning Program based on the Green Cleaning Policy developed for the Core and Shell of this project. Refer to Attachment B - Green Cleaning Policy. Tenant shall provide as evidence a signed contract, financials omitted, showing that an
ongoing, 2 year Green Cleaning Program is to be provided by the janitorial vendor 
 (vii)    Tenant Comfort
Survey: The tenant shall administer an occupant comfort survey to collect anonymous responses regarding acoustics, building cleanliness, indoor air quality, lighting, and thermal comfort approximately 6-18
months after occupancy. Perform at least one survey and implement corrective actions, and perform a new survey once every two years. 

  

					
		  	  
 

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Equities, Inc.

 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made this      day of
            ,         , between ARE-SAN FRANCISCO NO. 65, LLC, a Delaware limited liability company
(“Landlord”), and LYELL IMMUNOPHARMA, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of the Lease dated
            ,          (the “Lease”), by and between Landlord and Tenant. Any initially capitalized terms used but not
defined herein shall have the meanings given them in the Lease. 
 Landlord and Tenant hereby acknowledge and agree, for all purposes of the
Lease, that the Commencement Date of the Base Term of the Lease is                     ,         , Rent
Commencement Date is             ,         , and the termination date of the Base Term of the Lease shall be midnight
on            ,         . In case of a conflict between the terms of the Lease and the terms of this Acknowledgment of Commencement Date, this
Acknowledgment of Commencement Date shall control for all purposes. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this
ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date first above written. 
  

			
	TENANT:
	
	 LYELL IMMUNOPHARMA, INC.,
 a
Delaware corporation

		
	By:	 	
                     
                                         
                       

	Its:	 	  

  

							
	LANDLORD:
	
	 ARE-SAN FRANCISCO NO. 65, LLC,

a Delaware limited liability company

		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership,
 managing member

			
		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 general partner

				
		 		 	By:	 	
                     
                                         
           

		 		 	Its:	 	  

			
	Rules and Regulations	  	

  
 EXHIBIT E TO LEASE 

Rules and Regulations 

1.     The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used
by them for any purpose other than ingress and egress to and from the Premises. 
 2.     Tenant shall not place any
objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project, except as otherwise approved by Landlord, in Landlord’s reasonably discretion.

 3.     Except for animals assisting the disabled, no animals shall be allowed in the offices, halls, or corridors in
the Project. 
 4.     Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any
radio or musical instrument or by the making of loud or improper noises. 
 5.     If Tenant desires telegraphic,
telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such
installation or connection shall be made at Tenant’s expense. 
 6.     Tenant shall not install or operate any
steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or
other articles deemed extra hazardous shall not be brought into the Project. 
 7.     Parking any type of recreational
vehicles is specifically prohibited on or about the Project. Except for the overnight parking of operative vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be
removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will
be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as specified by Landlord. 

8.     Tenant shall maintain the Premises free from rodents, insects and other pests. 

9.     Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is
intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 

10.     Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the
preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person.

 11.     Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes,
electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. 
 12.    
Tenant shall not permit storage outside the Premises, including without limitation, outside storage of trucks and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in
or about the Premises. 

  

					
		  	  
 

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	Rules and Regulations	  	

  
 13.     All
moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure areas, if any, provided for that purpose. 

14.     No auction, public or private, will be permitted on the Premises or the Project. 

15.     No awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord.

 16.     The Premises shall not be used for lodging, sleeping or cooking lodging, sleeping or cooking (except that
Tenant may use microwave ovens, toasters and coffee makers in the Premises for the benefit of Tenant employees and contractors in areas designated for such items, but only if the use thereof is at all times supervised by the individual using the
same) or for any illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 

17.     Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the
Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s consent to the installation of electric equipment
shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 
 18.     Tenant
assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 
 19.     Tenant shall not
install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises and shall keep all such machinery free of vibration and noise which may be transmitted beyond the
Premises. 

  

					
		  	  
 

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	Rules and Regulations	  	

  
 EXHIBIT F TO LEASE 

TENANT’S PERSONAL PROPERTY 

None. 

  

					
		  	  
 

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Equities, Inc.

 FIRST AMENDMENT TO LEASE 

This First Amendment to Lease (this “First Amendment”) is made as of January 11, 2021, by and between ARE-SAN FRANCISCO NO. 65, LLC, a Delaware limited liability company (“Landlord”), and LYELL IMMUNOPHARMA, INC., a Delaware corporation (“Tenant”).  

RECITALS 

A.     Landlord and Tenant have entered into that certain Lease Agreement dated as of August 15, 2019 (the
“Lease”), wherein Landlord leases to Tenant certain premises containing approximately 105,000 rentable square feet (the “Premises”) located at 201 Haskins Way, South San Francisco, California, as more particularly
described therein. Landlord and Tenant are also parties to a Letter Agreement dated as of August 13, 2019. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease. 

B.     The Premises, the Building and the Project have been re-measured
pursuant to the penultimate paragraph of Section 5 of the Lease. 
 C.     The “Commencement
Date” of the Lease occurred on February 1, 2020, on which date Landlord Delivered the Premises to Tenant in Tenant Improvement Work Readiness Condition. 

D.     Pursuant to the terms of the Lease, the “Rent Commencement Date” is scheduled to occur on
the earlier of (i) the date that is 12 months after the Commencement Date, or (ii) the date that the Tenant Improvements are Substantially Completed. 

E.     Landlord and Tenant desire to amend the Lease as provided in this First Amendment. 

AGREEMENT 
 NOW,
THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	 Premises, Building and Project. As of the date of this First Amendment, the defined terms
“Premises,” “Rentable Area of Premises,” “Rentable Area of Building” and “Rentable Area of Project” set forth on page 1 of the Lease are hereby deleted in their entirety and replaced with the
following: 

 “Premises: The entire building, containing approximately 108,347 rentable square feet, as shown
on Exhibit A.”  
 “Rentable Area of Premises: 108,347 sq. ft.” 

“Rentable Area of Building: 108,347 sq. ft.” 

“Rentable Area of Project: 310,402 sq. ft.” 

Landlord and Tenant agree that the rentable square footage of the Premises shall not be subject to further
re-measurement by either party. The rentable square footage of each premises at the Project, including the Premises, has been calculated to include its respective pro rata share of the cafe and the gym/fitness
center located at the Project as part of the Project Common Amenities. 

  
 

 
 1 

	2.	 Rent Commencement Date. Landlord and Tenant hereby acknowledge and agree that,
notwithstanding anything to the contrary contained in the Lease, the “Rent Commencement Date” of the Lease shall be April 1, 2021. For the avoidance of doubt, subject to the terms of the second paragraph of
Section 3(a) of the Lease, Base Rent shall be abated during the 3 month Abatement Period immediately following the Rent Commencement Date. 

  

	3.	 Operating Expenses. 

a.     As of the date of this First Amendment, the defined term “Building’s Share of Operating Expenses of
Project” set forth on page 1 of the Lease is hereby deleted in its entirety and replaced with the following: 

“Building’s Share of Operating Expenses of Project: 34.90%” 

b.     Notwithstanding anything to the contrary contained in the Lease, Tenant shall commence paying Operating
Expenses pursuant to the terms of the Lease on February 1, 2021. 
  

	4.	 Base Term. The Base Term of the Lease commenced on the Commencement Date and,
notwithstanding anything to the contrary contained in the Lease, shall expire on March 31, 2031. 

  

	5.	 TI Allowance. Landlord and Tenant acknowledge and agree that the Tenant
Improvements may be constructed in phases and that, notwithstanding anything to the contrary contained in the Lease and the Work Letter, Tenant shall have up to December 31, 2022, to request TI Allowance disbursements, pursuant to the
satisfaction of the Work Letter requirements, but shall have no right to any portion of TI Allowance that is not properly requested before December 31, 2022. 

Notwithstanding anything to the contrary contained in the Lease, Tenant shall have until December 31, 2021, to notify Landlord how much
Additional Tenant Improvement Allowance Tenant has elected to receive from Landlord. Further, the second sentence of Lease Section 4(b) is hereby deleted and replaced with the following: Commencing on the Rent Commencement Date and
continuing thereafter on the first day of each month during the Base Term, Tenant shall pay the amount necessary to fully amortize the portion of the Additional Tenant Improvement Allowance actually funded by Landlord, if any, in equal monthly
payments (“TI Rent”). 
  

	6.	 Permitted Use. Notwithstanding anything to the contrary contained in the Lease,
Tenant shall have the right to use a portion of the Premises as a freezer farm. 

  

	7.	 Shared Space Arrangements. As of the date of this First Amendment, the reference in
the final paragraph of Section 22(b) to “15%” is hereby deleted and replaced with “33%.” 

  

	8.	 Tenant’s Representative. Notwithstanding anything to the contrary contained in
Section 1(a) of the Work Letter, as of the date of this First Amendment, “Tenant’s Representative” shall mean Jan Beck and Donnie Royal, each of whom may act alone on behalf of Tenant in connection
with the Work Letter. 

  

	9.	 Recordation. Section 40(d) is hereby deleted and replaced with the following:

 “(d)     Recordation. This Lease shall not be filed by or on
behalf of Tenant in any public record. Notwithstanding the foregoing, upon Tenant’s request and at Tenant’s sole cost and expense, Landlord shall execute and notarize a memorandum of lease prepared by Tenant which memorandum shall contain
only the following information and any other additional information that may be required by applicable law: (i) the names of the parties to this Lease, (ii) description of the Premises and the Project, and (iii) the Term. Tenant shall
file such memorandum of lease, at Tenant’s sole cost. If Tenant fails, after written request from Landlord, to record a termination 

  
 

 
 2 

 
of the memorandum on the expiration or earlier termination of this Lease, Tenant shall be responsible for any damages suffered by Landlord (from any cause including, without limitation, resulting
from any indemnities or certifications which may be made by Landlord in favor of third parties). The provisions of this Section 40(d) shall survive the expiration or earlier termination of this Lease.” 

 

	10.	 OFAC. Tenant and all beneficial owners of Tenant are currently (a) in compliance with
and shall at all times during the Term of the Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or
regulation relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of the Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions
Evaders List or the Sectoral Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation,
and (c) not a person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

  

	11.	 Miscellaneous. 

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

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

c.     This First Amendment may be executed in 2 or more counterparts, each of which shall be deemed an original,
but all of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process complying with the U.S. federal ESIGN Act of 2000) or other
transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes. Electronic signatures shall be deemed original signatures for purposes of this First Amendment
and all matters related thereto, with such electronic signatures having the same legal effect as original signatures. 
 d.
    Landlord and Tenant each represent and warrant that it has not dealt with any broker, agent or other person (collectively “Broker”) in connection with this transaction, and that no Broker
brought about this First Amendment. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker claiming a commission or other form of compensation by virtue of having dealt with Tenant or
Landlord, as applicable, with regard to this First Amendment. 
 e.     Except as amended and/or modified by this
First Amendment, the Lease is hereby ratified and confirmed and all other terms of the Lease shall remain in full force and effect, unaltered and unchanged by this First Amendment. In the event of any conflict between the provisions of this First
Amendment and the provisions of the Lease, the provisions of this First Amendment shall prevail. Whether or not specifically amended by this First Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to
give effect to the purpose and intent of this First Amendment. 
 [Signatures are on the next page] 

  
 

 
 3 

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

			
	TENANT:
	
	LYELL IMMUNOPHARMA, INC.,
	a Delaware corporation
		
	By:	 	 /s/ Heather Turner

	Its:	 	General Counsel

  

							
	LANDLORD:
	
	ARE-SAN FRANCISCO NO. 65, LLC,
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, LP.,
		 	a Delaware limited partnership, managing member
			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland corporation, general partner
				
		 		 	By:	 	 /s/ Kristen Childs

		 		 	Its:	 	Kristen Childs
		 		 		 	Vice President
		 		 		 	RE Legal Affairs

  
 

 
 4

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