Document:

Document

Exhibit 10.6

75 Hayden Avenue Lexington, Massachusetts (the “Building”)

FIRST AMENDMENT

						
	EXECUTION DATE:	July 1, 2020
	LANDLORD:	HCP/King 75 Hayden LLC, a Delaware limited liability company
	TENANT:	Dicerna Pharmaceuticals, Inc., a Delaware corporation
	EXISTING PREMISES:	

Areas on the first (1st) floor, the fourth (4th) floor, the Penthouse and the roof of the Building, containing approximately 61,282 rentable square feet in the aggregate. The Premises consist of:

Prime Premises, which will be located on the entire fourth (4th) floor;

PH System Premises, which will be located on the first (1st) floor. The PH System Premises are located in the PH System Room, which contains the PH systems of other tenants;

Storage Premises, which will be located on the first (1st) floor. The Storage Premises are located in the Storage Room, which contains storage areas of other tenants; and

Penthouse Equipment Premises, which will be located on the Penthouse floor. The Penthouse Equipment Premises are located in the Penthouse Equipment Room, which contains equipment of other tenants.

Generator Area, which will be located on the roof, in the precise location more particularly set forth in the Lease.

The Existing Premises are shown on the Lease Plans attached to the Existing Lease.

	DATE OF LEASE:	January 14, 2020
	PREVIOUS LEASE AMENDMENTS:	

None

						
	EXPANSION PREMISES:	

Areas on the first (1st) floor and the Penthouse and roof of the Building, containing approximately 30,446 rentable square feet in the aggregate (the “Expansion Premises”). The Expansion Premises consists of:

The “First Floor North Expansion Premises” comprising the north portion of the first (1st) floor of the Building, and the “First Floor South Expansion Premises,” comprising the south portion of the first (1st) floor of the Building, both substantially in the locations shown on Exhibit 1A-First Amendment attached hereto and made a part hereof (the First Floor North Expansion Premises and First Floor South Expansion Premises being collectively referred to as the “Prime Expansion Premises”); plus
The “Expansion PH System Premises” comprising additional space in the PH System Room as shown on Exhibit 1B-First Amendment (which room contains the equipment of other tenants, including Tenant); plus

The “Expansion Storage Premises,” which is located on the first (1st) floor, as shown on Exhibit 1C-First Amendment attached hereto and made a part hereof. The Expansion Storage Premises will be a caged area located in a shared chemical storage room (the “Shared Storage Room”), which contains storage areas of other tenants; plus

The “Expansion Penthouse Equipment Premises” comprising additional space in the Penthouse Equipment Room as shown on Exhibit 1D-First Amendment (which area contains the equipment of other tenants, including Tenant); and

The “Expansion Generator Area” comprising additional generator space in the location shown on Exhibit 1D-First Amendment.

The Expansion PH System Premises, Expansion Storage Premises, Expansion Penthouse Equipment Premises, and Expansion Generator are collectively referred to as the “Ancillary Expansion Premises,” all as more particularly described in this First Amendment.

WHEREAS, Landlord and Tenant desire to amend the above-described lease (the “Existing Lease”) to reflect the expansion of the Premises to include the Expansion Premises on
the terms and conditions contained, and to modify certain provisions of the Lease upon the terms and conditions hereinafter set forth.

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NOW, THEREFORE, the Existing Lease is hereby amended as follows (the Existing Lease, as amended by this First Amendment, shall hereafter be referred to as the “Lease”). Any capitalized terms used herein shall have the same definition as set forth in the Existing Lease, except to the extent otherwise set forth in this First Amendment.

1.EXPANSION PREMISES

a.Demise of Expansion Premises. Landlord hereby demises and leases to Tenant, and Tenant hereby leases from Landlord, the Expansion Premises for a Term commencing on the Expansion Premises Commencement Date, as hereinafter defined, and expiring on the Expiration Date. The “Expansion Premises Commencement Date” shall be the earlier of (i) the date that Tenant first commences to use Expansion Premises, or any portion thereof, for the Permitted Use, or (ii) the Substantial Completion of the Landlord’s Expansion Premises Work, as hereinafter defined. The “Expansion Premises Rent Commencement Date” shall be the date that is four (4) months after the Expansion Premises Commencement Date. Said demise of the Expansion Premises shall be upon all of the terms and conditions of the Existing Lease applicable to the Existing Premises, except as otherwise set forth in this First Amendment. From and after the Expansion Premises Commencement Date, all references in the Lease to “Premises” shall be deemed to mean both the “Existing Premises” and the “Expansion Premises,” and the Premises shall then be deemed to contain a total of 91,728 rentable square feet.

b.Ancillary Equipment Premises.  Notwithstanding anything in the Existing Lease to the contrary, (i) Exhibit 1B of Existing Lease (Lease Plan – PH System Premises) is hereby deleted and replaced with Exhibit 1B-First Amendment, attached hereto; (ii) Exhibit 1C of the Existing Lease (Lease Plan – Storage Premises) is hereby deleted and replaced with Exhibit 1C- First Amendment, attached hereto; and (iii) Exhibit 1D of the Existing Lease (Lease Plan – Penthouse Equipment Premises and Generator Area) is hereby deleted and replaced with Exhibit 1D-First Amendment, attached hereto.

c.Expansion Premises Base Rent; Additional Rent; Electricity.

i.Base Rent. In addition to Base Rent set forth in the Existing Lease with respect to the Existing Premises, commencing on the Expansion Premises Commencement Date, Tenant shall pay Base Rent for the Expansion Premises as set forth below:
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	Expansion Premises Rent Year	Annual Base Rent – Expansion Premises	Monthly Payment – Expansion Premises
	Year 1, Months 1-4	$0.00	$0.00
	Year 1, Months 5-12	$1,918,098.00	$159,841.50
	Year 2	$1,975,640.94	$164,636.75
	Year 3	$2,034,910.17	$169,575.85
	Year 4	$2,095,957.47	$174,663.12
	Year 5	$2,158,836.20	$179,903.02
	Year 6	$2,223,601.28	$185,300.11
	Year 7	$2,290,309.32	$190,859.11
	Year 8	$2,359,018.60	$196,584.88
	Year 9	$2,429,789.16	$202,482.43
	Year 10	$2,502,682.83	$208,556.90
	Year 11*	$2,577,763.32	$214,813.61

*Prorated for any partial year

As used in the table above, “Year 1” shall be the twelve (12) month period commencing as of the Expansion Premises Commencement Date, except that if the Expansion Premises Commencement Date occurs on other than the first day of a calendar month, then Year 1 shall commence as of the Expansion Premises Commencement Date and shall end on the last day of the calendar year in which the first anniversary of the Expansion Premises Commencement Date occurs. Each Expansion Premises Rent Year after Year 1 shall be the twelve (12) month period immediately following the preceding Expansion Premises Rent Year, provided, however, that Rent Year 11 shall end on the Expiration Date.

ii.Additional Rent. Effective as of the Expansion Premises Commencement Date and continuing thereafter throughout the remainder of the Term of the Lease, Tenant shall pay Tenant’s Share (as amended hereby) of Operating Costs and Taxes in accordance with the provisions of Sections 5.2 and 5.3 of the Existing Lease, respectively. From and after the
Expansion Premises Commencement Date, “Tenant’s Share” shall mean forty-two and seventy- eight hundredths percent (42.78%).

iii.Electricity. Tenant shall pay all charges for electricity furnished to the Expansion Premises and any equipment exclusively serving the Expansion Premises, as additional rent, as measured by a submeter, with such metering equipment to be installed as part of Landlord’s Expansion Premises Work. Said payments shall otherwise be in accordance with Section 9.1 of the Existing Lease.

2.LANDLORD’S EXPANSION PREMISES WORK; CONDITION OF EXPANSION PREMISES

a.Condition. Tenant acknowledges and agrees that Tenant is leasing the Expansion Premises in their “AS IS,” “WHERE IS” condition and with all faults on the Expansion Premises Commencement Date, without representations or warranties, express or implied, in fact or by law, of any kind, and without recourse to Landlord, except that Landlord shall: (1) (i) perform the Expansion Premises Base Building Work and Landlord’s Expansion Premises Work 
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(including Punchlist Items), and (ii) provide Landlord’s Expansion Premises Contribution (as said terms are hereinafter defined), all in accordance with the provisions of Exhibit 2-First Amendment; and (2) correct Latent Defects with respect to the Expansion Premises Base Building Work and Landlord’s Expansion Premises Work as set forth in Section 3.1(b) of the Existing Lease.

b. Landlord’s Expansion Premises Work and Expansion Premises Base Building Work. Landlord, at Landlord’s sole cost and expense, shall perform the Landlord’s Expansion Premises Work and the Expansion Premises Base Building Work in accordance with Exhibit 2-
First Amendment. Subject to Tenant’s delivery of the Expansion Premises DD Plans (as hereinafter defined) in accordance with Exhibit 2-First Amendment, Landlord’s Force Majeure, and Tenant Delays, it is anticipated that the Expansion Premises Base Building Work and the Landlord’s Expansion Premises Work shall be Substantially Complete on or before April 1, 2021 (the “Estimated Expansion Premises Commencement Date”). Landlord’s failure to deliver possession of the Expansion Premises by the Estimated Expansion Premises Commencement Date shall in no way affect the validity of the Lease or this First Amendment or the obligations of Tenant thereunder, and Tenant shall not have any claim against Landlord and Landlord shall have no liability to Tenant by reason thereof; provided, however, if the Expansion Premises Base Building Work and Landlord’s Expansion Premises Work are not Substantially Complete by May 15, 2021 due to reasons other than a Tenant Delay or Landlord’s Force Majeure, then Tenant shall be entitled to a credit equal to the sum of the product of Five Thousand Two Hundred Fifty-Five and 06/100 Dollars ($5,255.06) multiplied by the number of days that elapse after May 15, 2021 until the Expansion Premises Base Building Work and Landlord’s Expansion Premises Work are Substantially Compete. Any such credit granted to Tenant pursuant to the foregoing sentence shall be applied against the Base Rent otherwise owed by Tenant immediately following the Expansion Premises Rent Commencement Date such that Tenant shall not owe any payments of Base Rent to Landlord until such credit is exhausted. The foregoing shall constitute Tenant’s sole and exclusive remedy in the event of a delay in the occurrence of the Expansion Premises Commencement Date beyond the Estimated Expansion Premises Commencement Date. Notwithstanding anything herein to the contrary, as used herein when referring to the Expansion Premises Base Building Work and the Landlord’s Expansion Premises Work, the term “Tenant’s Security System Work” shall have the same meaning set forth in Section 1.4(b) of the Existing Lease; the terms “Tenant Delay”, “Tenant Parties” and
“Tenant Delay Notice” shall have the same meaning set forth in Section 3.2(c)(i) of the Existing Lease; the terms “Substantially Complete” or “Substantial Completion” shall have the same meaning set forth in Section 3.2(c)(ii) of the Existing Lease; and the terms “Punchlist” and “Punchlist Items” shall have the same meanings set forth in Section 3.2(c)(iii) of the Existing Lease, in each such case with references to “Base Building Work”, “Tenant Improvement Work”, “Estimated Term Commencement Date”, “Term Commencement Date” and “Premises” being considered references to “Expansion Premises Base Building Work”, “Landlord’s Expansion Premises Work”, “Estimated Expansion Premises Commencement Date”, “Expansion Premises Commencement Date” and “Expansion Premises”, respectively; and references to “Landlord’s Work” being considered references to the “Expansion Premises Base Building Work” and the “Landlord’s Expansion Premises Work” collectively. Further, notwithstanding anything herein to the contrary, Landlord and Tenant acknowledge and agree that the COVID-19 pandemic, and the associated disruptions resulting directly and indirectly on account of the COVID-19 pandemic, constitute a Landlord’s Force Majeure event.
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3.MODIFIED LEASE PROVISIONS

a.Option to Extend Term of Lease. Notwithstanding anything in the Lease to the contrary, Tenant shall have the right to exercise its options to extend the Term of the Lease either with respect to the entire Premises, or solely with respect to the Existing Premises, and otherwise in accordance with the terms and conditions of Section 1.2 of the Existing Lease; provided that if Tenant timely exercises its first Extension Term solely with respect to the Existing Premises,
Tenant shall thereafter have no further right to extend the Term of the Lease with respect to the Expansion Premises. Tenant shall specify in the applicable Extension Notice whether Tenant elects to extend the Term for the entire Premises or only the Existing Premises; provided, however if Tenant does not do so, then Tenant will be considered to have elected to extend the Term for the entire Premises. If Tenant exercises Tenant’s option for the applicable Extension Term for less than the entire Premises, then on the date immediately preceding the first day of the applicable Extension Term, Tenant shall surrender to Landlord possession of the Expansion Premises in the condition required in accordance with the provisions of this Lease on the Expiration Date. On the date immediately preceding the first day of the applicable Extension Term (each such date, the “Extension Surrender Date”), Tenant’s lease of the Expansion Premises shall end and expire, and Tenant’s estate in and possession of the Expansion Premises shall terminate and be extinguished as if the Expansion Premises were the Expiration Date with respect thereto. From and after the applicable Extension Surrender Date, Tenant’s Share of Taxes, Tenant’s Share of Operating Costs, the number of Tenant’s Parking Spaces and all other rights of Tenant under this Lease which are calculated on a pro rata or proportionate share basis, each shall be reduced on a per square foot, pro rata basis to reflect the removal of the Expansion Premises from the Premises.

b.Security Deposit. Reference is made to the fact that Landlord is currently holding a Security Deposit in the amount of $1,519,282.90 in the form of a letter of credit pursuant to the provisions of Article 7 of the Existing Lease.  Contemporaneously with the execution of this First Amendment, Tenant shall deliver to Landlord a new Letter of Credit or an amendment to the existing Letter of Credit that which shall increase the initial amount to $2,318,490.40 (i.e., the sum of $1,519,282.90 and $799,207.50) and that shall otherwise comply with all applicable terms and conditions of Section 7.1 of the Existing Lease. From and after the date of execution of this First Amendment, all references in the Lease to “Letter of Credit” shall be deemed to mean the Letter of Credit, amended in accordance herewith.

c.Parking. In addition to Tenant’s right to use the Parking Spaces set forth in Section 1.3(b) of the Existing Lease, Tenant shall have the right to use an additional seventy-six
(76) parking spaces with respect to the Expansion Premises, which shall include three (3) additional reserved parking spaces located in the executive parking area located on the north side of the Building, which use shall be in accordance with the terms and conditions set forth in Section 1.3(b) of the Existing Lease.

d.Base Building Capacities. With respect to the Expansion Premises, Tenant shall not exceed its allotted base building capacities defined on Exhibit 3-First Amendment attached hereto.

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e.Control Areas. “Tenant’s Control Areas,” as defined in Section 17.1(b) of the Existing Lease, with respect to the Expansion Premises shall be deemed to include the following:

i.The entirety of the First Floor North Expansion Premises, which constitutes one of the four available control areas on the first floor of the Building;
ii.The entirety of the First Floor South Expansion Premises, which constitutes the second of the four available control areas on the first floor of the Building; and

iii.The Expansion Storage Premises, which comprise twenty percent (20%) of the solvent storage capacity of the Shared Storage Room, which Shared Storage Room constitutes the third of the four available control areas on the first floor of the Building.

Tenant’s rights to utilize each of the foregoing control areas are in addition to Tenant’s right, under Section 17.1(b) of the Existing Lease, to use one hundred percent (100%) of a chemical storage room that constitutes the fourth available control area on the first floor of the Building in accordance with Section 17.1(b) of the Existing Lease.

4.MISCELLANEOUS

a.Broker. Tenant and Landlord each warrants and represents that it has dealt with no broker in connection with the consummation of this First Amendment other than JLL New England (Landlord) and T3 Advisors (Tenant) (collectively, the “Broker”).  Tenant and Landlord each agrees to defend, indemnify and save the other harmless from and against any claims arising in breach of the representation and warranty set forth in the immediately preceding sentence. Landlord shall be solely responsible for the payment of any brokerage commissions to Broker.

b.Inapplicable Lease Provisions. Exhibit 4 of the Existing Lease shall have no applicability with respect to this First Amendment.

c.Ratification. In all other respects, except as expressly modified herein, the Lease is hereby ratified and confirmed. The submission of drafts of this document for examination and negotiation does not constitute an offer, or a reservation of or option for any of the terms and conditions set forth in this First Amendment, and this First Amendment shall not be binding upon Landlord or Tenant unless and until Landlord shall have executed and delivered a fully executed copy of this First Amendment to Tenant.

d.Notice of Lease. At the request of Landlord or Tenant, the parties shall amend the notice of lease recorded with the Middlesex (South) Registry of Deeds in Book 74150, Page 207 to include the Expansion Premises.

E  Tenant’s Address: Tenant’s address set forth in the “Lease Summary Sheet” and in Section 24 of the Existing Lease is hereby amended to delete the reference to “David W.
Miller, PhD, SVP” and substitute “Chief Financial Officer” in its place and stead.

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F.Conflict. In the event that any of the provisions of the Existing Lease are inconsistent with this First Amendment or the state of facts contemplated hereby, the provisions of this First Amendment shall control.

G.Counterparts. This First Amendment may be executed in any number of counterparts and by each of the undersigned on separate counterparts, which counterparts taken
together shall constitute one and the same instrument. This First Amendment may be executed by electronic signature, which shall be considered as an original signature for all purposes and shall have the same force and effect as an original signature. Without limitation, in addition to electronically produced signatures, “electronic signature” shall include faxed versions of an original signature or electronically scanned and transmitted versions (e.g., via pdf) of an original signature.

[Signatures on following page.]

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IN WITNESS WHEREOF the parties hereto have executed this First Amendment as a sealed instrument as of the Execution Date.

LANDLORD

HCP/KING 75 HAYDEN LLC,
a Delaware limited liability company

By: King Mattingly LLC, a Massachusetts limited liability company, its Manager

By: King Street Properties Investments LLC, a Massachusetts limited liability company, its Manager

By: /s/ Stephen D. Lynch 

Name: Stephen D. Lynch          
Its Manager
TENANT

DICERNA PHARMACEUTICALS, INC.,
a Delaware corporation

By: /s/ Doug Pagan                                   
Name: Doug Pagan
Title: Chief Financial Officer

EXHIBIT 1A-FIRST AMENDMENT

Plan of Prime Expansion Premises

Exhibit 1A-First Amendment -- 1
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EXHIBIT 1B-FIRST AMENDMENT

Updated Lease Plan – PH System Premises

Exhibit 1B-First Amendment -- 1
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EXHIBIT 1C-FIRST AMENDMENT

Plan of Additional Storage Premises

Exhibit 1C-First Amendment -- 1
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EXHIBIT 1D-FIRST AMENDMENT

Updated Lease Plan – Penthouse Equipment Premises and Generator Area

Exhibit 1D-First Amendment -- 1
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EXHIBIT 2-FIRST AMENDMENT

Work Letter – Landlord’s Expansion Premises Work

This Exhibit is attached to and made a part of the First Amendment by and between HCP/KING 75 HAYDEN LLC, a Delaware limited liability company (“Landlord”), and DICERNA PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”), for Expansion Premises located at 75 Hayden Avenue, Lexington, Massachusetts. Capitalized terms used but not defined herein shall have the meanings given in the Lease.

This Work Letter shall set forth the obligations of Landlord and Tenant with respect to the improvements to be performed in preparing the Expansion Premises for Tenant’s use. This Exhibit shall not be deemed applicable to any additional space added to the Expansion Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the Existing Premises or any additions to the Expansion Premises in the event of a renewal or extension of the original Term of the Lease, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement to the Lease.

1.Definitions.

(a)This Work Letter shall set forth the obligations of Landlord and Tenant with respect to the improvements to be performed in the Expansion Premises for Tenant’s use.  For the purposes of this Lease, “Landlord’s Expansion Premises Work” consists of the items listed within the “Tenant Improvement Work” column of the Landlord/Tenant Responsibility Matrix, attached hereto as Exhibit 2A-First Amendment; “Expansion Premises Base Building Work” consists of the items listed within the “Base Building Work” column of the said Landlord/Tenant Responsibility Matrix, and “Tenant’s Expansion Premises Work” consists of the construction and/or installation, at Tenant’s sole cost and expense, all of Tenant’s furniture, fixtures and equipment, all telephone and data wiring throughout the Expansion Premises, and other equipment Tenant intends to install in connection with the initial preparation of the Expansion Premises for Tenant’s occupancy (including, without limitation, any equipment, alarms, audio visual equipment and wiring, white noise equipment and wiring, and UPS). The parties intend
that the Landlord’s Expansion Premises Work will be in accordance with Expansion Premises construction documents (the “Expansion Premises Construction Documents”) prepared by Landlord and approved by Tenant in accordance with this Exhibit 2-First Amendment (which Expansion Premises Construction Documents shall include sufficient detail with respect to finishes selected by Tenant and engineering of the mechanical, electrical, and plumbing systems to be completed by the Contractor so as to be submitted for a building permit). The Expansion Premises Construction Documents shall be based upon a space plan and design development plans to be prepared by Tenant (collectively, the “Expansion Premises DD Plans”), which Expansion Premises DD Plans shall be delivered to Landlord on or before July 31, 2020, and shall be subject to Landlord’s approval, not to be unreasonably withheld, conditioned or delayed.

(b)Landlord agrees to reimburse Tenant up to $4,566.9 (the “Expansion Premises Space Planning Allowance”) for the preparation of the Expansion Premises DD Plans, and any unused portion of the Expansion Premises Space Planning Allowance shall be added to the
Exhibit 2-First Amendment -- 14
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Landlord’s Expansion Premises Contribution (as defined below). Landlord and Tenant acknowledge that the Expansion Premises Construction Documents have not yet been prepared and, therefore, it is impossible to determine the exact cost of the Landlord’s Expansion Premises Work at this time. Accordingly, Landlord and Tenant agree that Landlord’s obligation to pay for the Cost of Landlord’s Expansion Premises Work, as hereinafter defined shall be limited to an amount (“Landlord’s Expansion Premises Contribution”) which shall not exceed
$3,653,520.00 (i.e., $120.00 per rentable square foot of the Expansion Premises) (the “Expansion Premises Maximum Amount”) and that Tenant shall be responsible for the Cost of Landlord’s Expansion Premises Work to the extent that it exceeds the Expansion Premises
Maximum Amount. The “Cost of Landlord’s Expansion Premises Work” shall be defined as all hard costs (“Expansion Premises Hard Costs”) incurred by Landlord relating to the performance of the Landlord’s Expansion Premises Work (including, without limitation, the cost of obtaining permits and any applicable state sales and use taxes) and soft costs (“Expansion Premises Soft Costs”) incurred by Landlord in connection with the Landlord’s Expansion Premises Work (including, without limitation, the cost of preparing the Expansion Premises DD Plans and the Expansion Premises Construction Documents. Landlord shall be solely responsible for the costs of the Expansion Premises Base Building Work. For avoidance of doubt, and without limiting the generality of the foregoing, the Cost of Landlord’s Expansion Premises Work shall not include the costs of the Expansion Premises Base Building Work, or the costs of the Tenant’s Expansion Premises Work or other costs and fees incurred by Tenant in connection with the preparation of the Expansion Premises for Tenant’s initial occupancy (including,
without limitation, consulting fees). Landlord will charge Tenant a construction management fee equal to 2.5% of all Expansion Premises Hard Costs payable by Tenant in connection with the Landlord’s Expansion Premises Work.

2.Contractor; GMP. Landlord shall enter into a contract (“Expansion Premises Contract”) for the Landlord’s Expansion Premises Work with B.W. Kennedy & Company, LLC (“Contractor”). The Expansion Premises Contract shall be on the basis of a guaranteed
maximum price (“Expansion Premises GMP”). The Expansion Premises GMP shall be determined based upon the sum of the following:

◦ Contractor’s Fee: 3% of the sum (“Cost of the Work”) of: (i) Direct Cost of the Expansion Premises Work, and (ii) Expansion Premises General Conditions Costs (as established by the Expansion Premises Contract); provided, however, in no event shall the contractor’s fee be payable with respect to any costs directly and indirectly incurred on account of the COVID- 19 pandemic (including, without limitation, additional supervision, additional shifts, and personal protection equipment), it being agreed that such costs shall be included in the Direct Cost of the Expansion Premises Work without mark-up or premium.
◦Direct Cost of the Expansion Premises Work: Determined by bids obtained from subcontractors in accordance with Section 5 below.
◦Contingency: 5% of the Cost of the Work.

3.Preparation of Expansion Premises Construction Documents. The Contractor and/or Landlord shall engage R.E. Dinneen Architects & Planners, Inc. and B.W. Kennedy & Company, LLC as subconsultants to prepare the Expansion Premises Construction Documents
Exhibit 2-First Amendment -- 15
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for Tenant’s approval, which approval shall not be unreasonably withheld, conditioned, or delayed.

4.Tenant Responses. Tenant shall respond, in writing, to any requests from Landlord or the Contractor for information, consents, or authorizations to proceed, within four
(4) business days of Tenant’s receipt of such request. Any failure by Tenant to respond within such time period may be the basis of a Tenant Delay. Tenant shall have the right to hire a mutually approved Tenant Construction Representative to oversee all required construction relative to the Expansion Premises.

5.Bid Process. Tenant hereby acknowledges that:

(i)the Contractor will receive a single bid for each of the following portions of Landlord’s Expansion Premises Work from the designated subcontractors (“Designated Subcontractors”) listed below who will perform both the design and construction such portions of Landlord’s Expansion Premises Work:

1.Mechanical/HVAC: Environmental Systems, Inc.
2.Plumbing: North Shore Mechanical Contractors, Inc.
3.Fire Protection: Legacy Fire Protection, Inc.
4.Electrical: Nappa Electrical Contractors

If requested by Tenant, Landlord will cause any Designated Subcontractor to provide backup documentation with respect to its bid, reasonably demonstrating that its bid is competitively priced relative to similarly situated subcontractors working in the Route 128/Route 2/Alewife corridor real estate market.
(ii)Landlord will cause the Contractor to use reasonable efforts to obtain at least three (3) bidders for other portions of Landlord’s Expansion Premises Work; however, given the current market, it may not be possible to obtain more than one or two bidders with respect to portions of Landlord’s Expansion Premises Work.

If Tenant reasonably determines that the Expansion Premises GMP is higher than is acceptable to Tenant, then Tenant shall have a one-time right to give request changes for the Landlord’s Expansion Premises Work. In order to exercise such one-time right to request changes for the Landlord’s Expansion Premises Work in order to reduce the Expansion Premises GMP, Tenant shall, on or before the date five (5) business days after Tenant receives Landlord’s notice to Tenant of the Expansion Premises GMP, give written notice to Landlord specifying the changes in the Landlord’s Expansion Premises Work requested by Tenant. Such changes shall be subject to Landlord’s prior written approval (which approval shall not be unreasonably withheld, conditioned, or delayed). Based upon the revised Expansion Premises Construction Documents for the Landlord’s Expansion Premises Work, which are based upon the changes requested by Tenant, as approved by Landlord, as aforesaid, the Contractor shall revise the
Expansion Premises GMP for the construction of the Landlord’s Expansion Premises Work in accordance with this Section 5. Tenant shall be responsible for the design cost associated with the preparation of the revised Expansion Premises Construction Documents. Tenant shall have the right to review the revised Expansion Premises GMP within five (5) business days after receipt thereof.
Exhibit 2-First Amendment -- 16
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6. Tenant’s Share. For the purposes of this Exhibit 2-First Amendment: (i) if the Cost of Landlord’s Expansion Premises Work is equal to, or less than, the Expansion Premises Maximum Amount, then “Tenant’s Expansion Premises Construction Share” shall be 0%, or
(ii)if the Cost of Landlord’s Expansion Premises Work is greater than the Expansion Premises Maximum Amount, then Tenant’s Expansion Premises Construction Share shall be a fraction, the numerator of which is the amount by which the total Cost of Landlord’s Expansion Premises Work exceeds the Expansion Premises Maximum Amount and the denominator of which is the total Cost of Landlord’s Expansion Premises Work. Following Substantial Completion of the Landlord’s Expansion Premises Work, Landlord will provide Tenant with documentation
demonstrating the final Cost of Landlord’s Expansion Premises Work, which documentation shall consist of copies of the requisitions from the Contractor and invoices from vendors and consultants not otherwise included in the requisitions.

7. Tenant’s Obligation to Pay. If the Cost of Landlord’s Expansion Premises Work exceeds the Expansion Premises Maximum Amount, Tenant shall pay to Landlord such excess costs as follows: (i) Tenant shall pay Tenant’s Share of the Cost of Landlord’s Expansion Premises Work within thirty (30) days of Billing, as hereinafter defined, (ii) with respect to any Changes to the Landlord’s Expansion Premises Work, Tenant shall pay for the cost of such changes in accordance with Section 8 below, and (iii) with respect to any increases in the Cost of Landlord’s Expansion Premises Work arising from Claims by the Contractor, Tenant shall pay for the cost of such Claims as set forth in Section 9 below. “Billing” shall be defined as any invoice from Landlord setting forth, reasonable detail, the amount due from Tenant, and shall include invoices from vendors and service providers, and applications for payment from the Contractor for work completed through the date of Billing, as certified by the Contractor. Billing may not be submitted to Tenant more than one time per calendar month.  The amounts payable by Tenant hereunder constitute Rent payable pursuant to the Lease, and the failure to timely pay same constitutes an Event of Default under the Lease.

8.Changes. If Tenant shall request any change, addition or alteration in any of the Expansion Premises Construction Documents after approval by Landlord (“Changes”), Landlord shall diligently prepare revisions to the drawings consistent with Tenant’s request. Promptly upon completion of the revisions, Landlord shall notify Tenant in writing of the increased cost, if any, which will be chargeable to Tenant by reason of such change, addition or deletion. Tenant, within three (3) business days, shall notify Landlord in writing whether it desires to proceed with such Change. In the absence of such written authorization, Landlord shall have the option to continue work on the Expansion Premises disregarding the requested Change. To the extent that the cost of performing such revisions cause the Cost of Landlord’s Expansion Premises Work to exceed the Expansion Premises Maximum Amount, Tenant shall reimburse Landlord for the such excess in the Cost of Landlord’s Expansion Premises Work associated with such Changes within thirty (30) days of approving the Changes.

9.Claims. To the extent that any claims (“Claims”) by the Contractor cause the Cost of Landlord’s Expansion Premises Work to exceed the Expansion Premises Maximum Amount, Tenant shall pay for such excess within thirty (30) days of Billing. Claims shall include any amounts properly due to the Contractor under the Contract based upon the claims of the Contractor under the Contract, provided however, that the Claims shall not include any amounts 
Exhibit 2-First Amendment -- 17
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arising from the default or negligence of Landlord, or Landlord’s agents or employees, under the Contract.

10. Performance of Landlord’s Expansion Premises Work. Following approval of the Expansion Premises Construction Documents and Tenant’s written authorization to proceed with the Landlord’s Expansion Premises Work, Landlord shall cause the Landlord’s Expansion Premises Work and the Expansion Premises Base Building Work to be constructed in a good and workmanlike manner in compliance with applicable Legal Requirements and, in all material respects, in accordance with the approved Expansion Premises Construction Documents.

11. Landlord’s Expansion Premises Contribution:

a.Except as set forth in this Section 11, any portion of Landlord’s Expansion Premises Contribution which exceeds the Cost of Landlord’s Expansion Premises Work (the “Remaining Portion of Landlord’s Expansion Premises Contribution”) shall accrue to the sole benefit of Landlord, it being agreed that Tenant shall not be entitled to any credit, offset, abatement or payment with respect thereto.

b.Requisitions. If there is any Remaining Portion of Landlord’s Expansion Premises Contribution, Tenant may submit Requisitions, as hereinafter defined, to Landlord to pay for the costs (collectively, “Other Permitted Costs”) for Tenant’s Security System Work (if any), telephone and data wiring throughout the Expansion Premises and reasonable fees for
Tenant’s third-party project manager, as follows:

1.A “Requisition” shall mean (1) an application for payment (accompanied by, without limitation, invoices from Tenant’s contractors, vendors, service providers and consultants (collectively, “Tenant’s Contractors”) listing in reasonable detail Other Permitted Costs, (2) a certification executed by an authorized representative of Tenant that the amount of the Requisition in question does not exceed the cost of the items, services and work covered by such Requisition, and (3) only with respect to those items and services covered by such Requisition for which mechanic’s lien rights arise under Massachusetts Law, partial lien waivers and subordinations of lien, as specified in
M.G.L. Chapter 254, Section 32 (“Lien Waivers”). Landlord shall have the right, upon reasonable advance notice to Tenant, to inspect Tenant’s books and records relating to each Requisition in order to verify the amount thereof. Tenant shall  submit Requisition(s) no more often than monthly.

2.On the condition that Tenant is not in default of its obligations under the Lease at the time that Landlord receives a Requisition, Landlord shall pay the amount properly due under such Requisition with forty-five (45) days of receipt of such Requisition. Notwithstanding the foregoing, if Landlord declines to pay Tenant on account of any Requisition based upon Tenant then being in default of its obligations under the Lease, and if Tenant subsequently cures such default, then Tenant shall have the right to resubmit such Requisition, and Landlord shall pay the amount due on account of such Requisition, provided that the Lease is then in full force and effect and all of the conditions to payment on account of such Requisition are then satisfied.
Exhibit 2-First Amendment -- 18
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3.Notwithstanding anything to the contrary herein contained: (i) Landlord shall have no obligation to advance funds on account of Landlord’s Expansion Premises Contribution more than once per month; (ii) if any Tenant’s Contractor (including subcontractors of any tier, or materialman) records a Notice of Contract which is not discharged or bonded over by, on or behalf of, Tenant, Landlord shall thereafter have the right to have the relevant portion of Landlord’s Expansion Premises Contribution paid directly to such lienor upon receipt of requisite documentation from such lienor evidencing payment to be due and owing, only upon Landlord notifying Tenant in writing of its intent to pay such portion of Landlord’s Expansion Premises Contribution directly to such contractors and Tenant failing within five (5) business days of receipt of such notice to (x) bond over or discharge such lien, as a matter of record or (y) pay such lienor (and provide evidence of such payment to Landlord) the amounts claimed owing to such lienor; (iii) Landlord shall have no obligation to pay any portion of Landlord’s Expansion Premises Contribution with respect to any Requisition submitted after April 1, 2022 (the “Outside Requisition Date”).

4.Miscellaneous

(a) Tenant’s Authorized Representative. Tenant designates Doug Pagán (email: dpagan@dicerna.com, telephone617-621-8097 x0388; “Tenant’s Representative”) as the only person 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 five (5) business days advance written notice to Landlord.

(b) Landlord’s Authorized Representative. Landlord designates Michael DiMinico (email: mdiminico@ks-prop.com, telephone 617-910-5503; “Landlord’s Representative”) as the only person 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 five (5) business days advance written notice to Tenant.

(c)Tenant shall have the right, during the performance of Landlord’s Expansion Premises Work, to have Tenant’s Representative or other project manager representative participate in weekly construction meetings with Landlord and the Contractor as to the status of the performance of the Landlord’s Expansion Premises Work.

(d)Tenant shall have access to the Expansion Premises prior to the Expansion Premises Commencement Date in accordance with the provisions of Section 1.4 of the Lease.

5.Disputes.
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Any disputes relating to provisions or obligations in this Lease in connection with Landlord’s Expansion Premises Work or Tenant’s Expansion Premises Work or this Exhibit 2- First Amendment shall be submitted to arbitration in accordance with the provisions of applicable state law, as from time to time amended. Arbitration proceedings, including the selection of an arbitrator, shall be conducted pursuant to the rules, regulations and procedures from time to time in effect as promulgated by the American Arbitration Association.
Notwithstanding the foregoing, the parties hereby agree that the arbitrator for any disputes
relating to Landlord’s Expansion Premises Work or Tenant’s Expansion Premises Work shall be a construction consultant, experienced in the construction of offices/research/laboratory buildings/campuses in the Route 128/Route 2/Alewife corridor real estate market, as mutually agreed upon by the parties, or, if not then designated by the parties, within ten (10) days after either party makes a request for arbitration hereunder, or (if the parties do not mutually agree upon such arbitrator) as designated by the Boston office of the American Arbitration Association upon request by either party. Prior written notice of application by either party for arbitration shall be given to the other at least ten (10) days before submission of the application to the said Association’s office in Boston, Massachusetts. The arbitrator shall hear the parties and their evidence. The decision of the arbitrator shall be binding and conclusive, and judgment upon the award or decision of the arbitrator may be entered in the appropriate court of law; and the parties consent to the jurisdiction of such court and further agree that any process or notice of motion or other application to the Court or a Judge thereof may be served outside the Commonwealth of Massachusetts by registered mail or by personal service, provided a reasonable time for appearance is allowed. The costs and expenses of each arbitration hereunder and their apportionment between the parties shall be determined by the arbitrator in his award or decision. Except where a specified period is referenced in this Lease, no arbitrable dispute shall be deemed to have arisen under this Lease prior to the expiration of the period of twenty (20) days after the date of the giving of written notice by the party asserting the existence of the dispute together with a description thereof sufficient for an understanding thereof. In connection with the foregoing, it is expressly understood and agreed that the parties shall continue to perform their respective obligations under the Lease during the pendency of any such arbitration proceeding hereunder (with any adjustments or reallocations to be made on account of such continued performance as determined by the arbitrator in his or her award).

Exhibit 2-First Amendment -- 20
4815-4160-2751, v. 6

EXHIBIT 2A-FIRST AMENDMENT

Landlord/Tenant Responsibility Matrix

[See attached]

Exhibit 2A-First Amendment -- 1
4815-4160-2751, v. 6

Exhibit 2A-First Amendment -- 2
4815-4160-2751, v. 6

Exhibit 2A-First Amendment -- 3
4815-4160-2751, v. 6

Exhibit 2A-First Amendment -- 4
4815-4160-2751, v. 6

Exhibit 2A-First Amendment -- 5
4815-4160-2751, v. 6

EXHIBIT 3-FIRST AMENDMENT

Expansion Premises – Base Building Capacities

◦HVAC – supply air capacity to the Prime Expansion Premises: 27,118 CFM
◦Power – lights, plugs, misc. equipment solely serving the Prime Expansion Premises: 233,498 watts
Exhibit 3-First Amendment -- 1
4815-4160-2751, v. 6Document

Exhibit 10.07

SECOND AMENDMENT TO LEASE AGREEMENT
THIS SECOND AMENDMENT TO LEASE AGREEMENT (this “Second Amendment”) is entered into effective as of July 1, 2020 (the “Second Amendment Date”), by and between WESTERN OFFICE PORTFOLIO PROPERTY OWNER LLC, a Delaware limited liability company (“Landlord”), and DICERNA PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”).
RECITALS:
A.Landlord, as landlord, and Tenant, as tenant, entered into that certain Lease Agreement dated August 26, 2019 (the “Original Lease”), as amended by that certain First Amendment to Lease Agreement dated February 4, 2020 (the “First Amendment” and together with the Original Lease, the “Existing Lease”) relating to the leasing of certain premises (the “Premises”), consisting of approximately 22,766 rentable square feet, commonly known as Suite 100 and Suite 300, in the building located at 4949 Pearl East Circle, Boulder, Colorado 80301 (the “Building”), said Premises being more particularly described in the Existing Lease.
B.Landlord and Tenant desire (i) to set forth the requirements in order for Tenant to construct and operate a biotech laboratory within the Premises, and (ii) to amend other terms of the Existing Lease, all subject and pursuant to the terms and conditions set forth below.
NOW, THEREFORE, for good and valuable consideration the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant agree as follows:
AGREEMENT:
1.Incorporation of Recitals. The parties agree that the “Recitals” contained above may not only be used to interpret this Second Amendment, but are themselves terms of this Second Amendment.
2.Biotech Laboratory Improvements.
a. Biotech Lab Area and Improvements. Provided that Tenant complies with the terms of this Second Amendment and the Existing Lease, Landlord approves for a biotech laboratory (the “Biotech Lab”) to be operated by Tenant within that certain portion of the Premises more particularly depicted as Suite 101 on Exhibit A attached hereto (the “Biotech Lab Area”), in accordance with the working drawings prepared by Kenny Davis Architects as Job Number 2018033, dated June 3, 2020, consisting of 12 pages (as amended from time to time by any approved changes thereto, the “Approved Working Drawings”), which improvements will include, but are not limited to, two exhaust stacks on the roof of the Building and a sound wall on the east side of the lower roof of the Building (collectively, the “Biotech Lab Improvements”). Landlord’s approval of the Biotech Lab, the Approved Working Drawings and the Biotech Lab Improvements does not and shall not constitute a representation or warranty by Landlord that such use, plans and specifications, or improvements comply with architectural guidelines and/or sound engineering practices or will comply with all applicable Laws, nor whether Tenant’s use or operation of the Biotech Lab will cause a nuisance (whether by sound, odor, vibration or otherwise) or unreasonable interference with other tenants of the Project. Tenant shall be solely responsible for compliance with all applicable Laws and to conduct its business, including the operation of the Biotech Lab, in accordance with the terms of the Lease, including, but not limited to, Sections 7.2 and 9.1 of the Original Lease. To the extent that any permits or registrations are required for the installation, maintenance or operation of the Biotech Lab or Biotech Lab Improvements, they shall be obtained in Tenant’s name and Tenant shall maintain such permits throughout the Term; provided, however, that Landlord agrees to use commercially reasonable efforts to cooperate with Tenant through any permitting process to the extent necessary, at no cost to Landlord.
b. Disclaimer. All Biotech Lab Improvements located outside the Premises shall be  deemed to be included within the definition of Tenant’s Off-Premises Equipment for all purposes under the Lease. LANDLORD SHALL HAVE NO RESPONSIBILITY OR LIABILITY TO ANY TENANT PARTY FOR, LOSSES, DAMAGES OR INJURY TO PERSONS OR PROPERTY CAUSED BY, RELATED TO, OR ARISING OUT OF OR IN CONNECTION WITH, THE CONSTRUCTION, USE OF, OR FAILURE, NON-PERFORMANCE OR INADEQUATE PERFORMANCE OF, THE BIOTECH LAB IMPROVEMENTS, AND TENANT HEREBY RELEASES LANDLORD FROM ANY AND ALL LIABILITY FOR SUCH LOSSES, DAMAGES OR INJURY, EVEN IF CAUSED BY THE NEGLIGENCE OF 
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LANDLORD OR ITS EMPLOYEES AND/OR AGENTS (BUT NOT TO THE EXTENT CAUSED BY THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD OR ITS EMPLOYEES AND/OR AGENTS).
c. Repair, Removal and Restoration Obligations. Tenant shall repair any damage to the Building or the Project caused by or relating to the maintenance, use, operation or removal of the Biotech Lab Improvements.  In addition, notwithstanding anything in the Existing Lease to the contrary, prior to  the end of the Term, or, if earlier, within 15 days after the Lease or Tenant’s right to possession of the Premises has been terminated or Tenant vacates the Premises, Tenant shall, at its sole risk and expense, remove the Biotech Lab Improvements and restore the same to the condition that existed prior to the installation thereof, all subject to and in accordance with Section 21 of the Original Lease.  If  Tenant fails to do so, Landlord may retain or remove the same and dispose of them in any manner Landlord deems appropriate without liability to Tenant; Tenant shall reimburse Landlord for all costs incurred by Landlord in connection therewith, plus an administrative fee of 15% of such costs, within 30 days after Landlord’s written request therefor.
3.Tenant’s Operation and Maintenance of the Biotech Lab.
a. Requirements. Tenant shall use, operate and maintain the Biotech Lab in a good,  clean, and safe condition, in accordance with all applicable Laws, including architectural guidelines in effect for the area in which the Building is located as they may be amended from time to time, all manufacturer’s suggested maintenance programs, the approved plans and specifications therefor and in such a manner so as not to unreasonably interfere with any other tenants in the Project or any other equipment or systems in the Project, all at Tenant’s sole cost and expense. In the event any odors, exhaust fumes or noises do emanate from the Premises so as to unreasonably interfere with any other tenants in the Project or with Landlord’s ability to manage the Building or the Project, Landlord may take such actions as it deems necessary, in its reasonable discretion to abate, remedy and otherwise prevent such emanation of odors, exhaust fumes or noise and Tenant shall be liable for any expenses incurred by Landlord in connection with such abatement, remedial action or prevention, as Additional Rent.
b. Restrictions. Tenant may only use the Biotech Lab Improvements in connection with Tenant’s business. Except for agents, employees, independent contractors and partner employees (each of which shall be considered a “Tenant Party” for all purposes under the Lease) using the Biotech Lab Improvements, at Tenant’s direction in connection with Tenant’s business, Tenant shall not allow any  third party to use such equipment, whether by sublease, license, occupancy agreement or otherwise, except in connection with Permitted Transfers and any other Transfers approved in writing by Landlord.
c. Noise, Vibrations, Odors and Exhaust. Tenant acknowledges that Landlord would not enter into this Second Amendment 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 noise, vibrations, 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:
(i)Fixtures and equipment that cause noises or vibrations that may be transmitted to the structure of the Building to such a degree as to be objectionable to other tenants or occupants shall be placed and maintained by Tenant, at Tenant’s sole cost and expense, on vibration eliminators or other devices sufficient to eliminate such noises and vibrations to levels reasonably acceptable to Landlord and the affected tenants of the Project.
(ii)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.
(iii)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 any ventilation exhaust pipes, louvers and other equipment not provided in the Approved Working Drawings shall be subject to Landlord’s approval. Tenant acknowledges Landlord’s legitimate desire to maintain the Project (indoor and outdoor areas) in an odor-free manner, and Landlord may require Tenant to abate and remove all odors in a manner that goes beyond the requirements of applicable Laws.
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(iv)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 the Premises.
(v)Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue throughout the Term. Landlord’s approval or construction of the Biotech  Lab  Improvements shall not 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.
(vi)If Tenant fails to install satisfactory odor control equipment within ten business days after Landlord’s demand made at any time, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any operations in the Premises that, in Landlord’s determination, cause odors, fumes or exhaust.
4.Secure Area. As contemplated by Section 9.1 of the Original Lease, the Biotech Lab Area shall be classified as a “secure area” for the storage of certain confidential information and materials, subject to the terms of the Lease. Except in cases of real or apparent emergency, in which case no approval shall be required, Landlord, prospective purchasers and lenders and prospective tenants shall be entitled to inspect or access the Biotech Lab Area only with Tenant’s prior approval (not to be unreasonably withheld, conditioned or delayed), and provided no Event of Default exists under the Lease, Tenant shall be permitted to provide an employee of Tenant to accompany Landlord and/or such third parties. Notwithstanding the foregoing, to be considered a secured area, Tenant shall clearly label and install conspicuous signage on the exterior of the Biotech Lab Area clearly designating such area as being a secure area. To the extent that Landlord or its contractors are prevented from entering the Biotech Lab Area, Landlord shall have no obligation to provide services to such areas, including janitorial services. To the extent additional janitorial services are required, such services shall be the sole responsibility of Tenant. In the event of an emergency, Landlord may acquire access to the Biotech Lab Area by any means necessary, including the immediate destruction of the locks and/or doors.
5.Hazardous Materials.
a. Approved Hazardous Materials. Tenant may only store and use those certain Hazardous Materials as set forth in, and up to the amounts listed on, Exhibit B attached hereto (the “Approved Hazardous Materials”), in the Biotech Lab Area only (but not in any other areas of the Premises or the Project), in compliance with all applicable Laws and sound scientific and medical practices, including any applicable permits. In the event Tenant desires to use any additional, or greater amounts of, Hazardous Materials in the Biotech Lab, Tenant shall make a written request to Landlord and may only do so with Landlord’s prior written approval, which approval may be granted or withheld by Landlord in its sole discretion. Landlord’s approval of the Approved Hazardous Materials or any  additional Hazardous Materials does not and shall not constitute a representation or warranty by Landlord that the storage or use of the same complies with sound scientific or medical practices or will comply with applicable Laws, and such compliance shall be the sole responsibility and cost of Tenant. Notwithstanding anything to the contrary in the Existing Lease, Tenant acknowledges and agrees that Tenant shall, at Tenant's sole cost and expense, properly remove and dispose of all Hazardous Materials from the Premises and the Project in accordance with all applicable Laws and manufacturer’s  instructions, all at Tenant’s sole risk, cost and expense. In no event may Tenant discharge or dispose of any such Hazardous Materials in any drains in the Building or otherwise on the Project, nor may Tenant use any element of the Building’s waste management system for the storage or disposal of any medical or other laboratory waste whatsoever. To the extent Tenant generates any Hazardous Materials as  waste, Tenant shall properly document and report to Landlord and the United States Environmental Protection Agency (“EPA”), and all other required governmental authorities, if any, the types, amounts and disposal of all such waste, and, to the extent that any permits or registrations are required for the generation and/or disposal of such waste, obtain and maintain in Tenant’s name all such permits throughout the Term. No later than three business days after Tenant’s commencement of Biotech Lab
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operations in the Premises, Tenant shall submit to the EPA all necessary forms and materials in order to obtain an EPA hazardous waste generator identification number (“EPA ID”), and shall provide to Landlord Tenant’s unique EPA ID promptly upon receipt. Failure to submit such materials to the EPA within such three business day period or, following Tenant’s receipt thereof, to provide the EPA ID to Landlord within ten days after Landlord’s request therefor shall constitute an Event of Default under the Lease, time being of the essence with respect thereto.
b. Landlord’s Right to Test. At any time, and from time to time, during the Term, Landlord shall have the right to conduct appropriate tests of the Project or any portion thereof to demonstrate whether Hazardous Materials are present or contamination has occurred due to the acts or omissions of a Tenant Party. Tenant shall pay all reasonable costs of such tests. Without limiting the definition of Hazardous Materials as set forth in the Original Lease, Landlord and Tenant hereby agree that the definition of Hazardous Materials shall specifically include any body fluids, biologicals and medical, scientific or other laboratory wastes and materials.
c. Indemnity. Tenant shall be solely responsible for and shall defend, indemnify, and hold harmless Landlord, its representatives and agents and Landlord’s Mortgagee from and against all claims, demands, liabilities, causes of action, suits, judgments, damages, and expenses (including reasonable attorneys’ fees) arising from any injury to or death of any person or the damage to or theft, destruction, loss, or loss of use of, any property or inconvenience occurring in or on the Project or the Premises caused by Tenant’s use, storage, transportation, handling or possession of any Approved Hazardous Materials. This Section 5.3 is in addition to, and not in limitation of, any indemnity provided for in the Existing Lease.
6.Top-of-Building Signage. Subject to Landlord’s and all applicable authorities’ prior approval of the location, design, size, color, material composition and plans and specifications therefor, and provided that no Event of Default by Tenant exists under the Lease and Tenant is leasing at least 22,766 rentable square feet of space in the Building, Tenant shall have the right to one non-exclusive, non-illuminated top- of-Building sign up to a maximum size of 24 inches by 96 inches consisting of individual channel cut letters (the “Fascia Sign”) located on the west side of the Building and as generally depicted in Exhibit C attached hereto.
a. Sign Construction; Maintenance; Removal and Restoration. Tenant shall install and maintain the Fascia Sign in a good, clean and safe condition and in accordance with the Sign Requirements, all at Tenant's sole cost and expense (provided, that during the Term Landlord may elect to perform any repair or replacement of the Fascia Sign at Tenant’s sole cost). Tenant shall install the Fascia Sign prior to the first anniversary of the Second Amendment Date or Tenant’s rights under this Section 6 shall expire, time being of the essence with respect thereto. Prior to the end of the Term, or within five business days after Tenant's right to possess the Premises has been terminated, Tenant shall remove the Fascia Sign, repair all damage caused thereby and restore the Building, including the removal of any discoloration where the sign was located, to its condition before the installation of the Fascia Sign. Additionally, if Tenant fails to do so prior to the deadlines set forth above, Landlord may, without compensation to Tenant and at Tenant's expense, remove the Fascia Sign, perform the related restoration and repair work and dispose of the Fascia Sign in any manner Landlord deems appropriate.
b. Signage Rights Personal to Tenant; Changes. The rights granted to Tenant under this Section 6 are personal to Dicerna Pharmaceuticals, Inc., and may not be assigned to any party other than a Permitted Transferee of all of Tenant’s rights under the Lease, and may be revoked by Landlord if Tenant ceases to lease and to occupy the Premises. Any changes or additions to the Fascia Sign shall  be subject to Landlord’s prior written approval, in Landlord’s sole discretion, and shall be made at Tenant's sole cost and expense. For all purposes under the Lease, the Fascia Sign shall be deemed to be Tenant's Off-Premises Equipment.
7.Brokerage. Neither Landlord nor Tenant has dealt with any broker or agent in connection with the negotiation or execution of this Second Amendment.
8.Confidentiality. Section 25.22 of the Original Lease is hereby incorporated herein as if fully set forth in this Second Amendment.
9.General Provisions.
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Exhibit 10.07

a. Ratification. Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the Combined Premises, the Building or the Complex, or with respect to the suitability of any part of the same for the conduct of Tenant’s business. Tenant hereby ratifies and confirms its obligations under the Lease, and represents and warrants to Landlord that it has no defenses thereto. Tenant further confirms and ratifies that, as of the Second Amendment Date, (i) the Existing Lease is and remains in good standing and in full force and effect and has not been modified except as provided by this Second Amendment; (ii) Tenant has no claims, counterclaims, set-offs or defenses against Landlord arising out of the Lease or in any way relating thereto or arising out of any other transaction between Landlord and Tenant; and (iii) as of the Second Amendment Date, there are no uncured defaults or unfulfilled obligations on the part of Landlord or Tenant.
b. Scope of Amendment; Defined Terms. Except as expressly provided in this Second Amendment, the Existing Lease shall remain in full force and effect. Should any inconsistency arise between this Second Amendment and the Existing Lease as to the specific matters which are the subject of this Second Amendment, the terms and conditions of this Second Amendment shall control. All capitalized terms used in this Second Amendment and not defined herein shall have the meanings set forth in the Existing Lease unless the context clearly requires otherwise; provided, however, that the term “Lease” as used herein and, from and after the Second Amendment Date, in the Existing Lease shall refer to the Existing Lease as modified by this Second Amendment.
c. Successors and Assigns. This Second Amendment shall be binding upon and inure to the benefit of the parties hereto and their successors and assigns.
d. Entire Agreement. The Existing Lease, as amended by this Second Amendment, contains the entire agreement of Landlord and Tenant with respect to the subject matter hereof, and may not be amended or modified except by an instrument executed in writing by Landlord and Tenant.
e. Power and Authority. Tenant has not assigned or transferred any interest in the Lease and has full power and authority to execute this Second Amendment.
f. Counterparts. This Second Amendment may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one document.  To facilitate execution of this Second Amendment, the parties may execute  and exchange, by telephone facsimile or electronic mail PDF, counterparts of the signature pages. Signature pages may be detached from the counterparts and attached to a single copy of this Second Amendment to physically form one document.
g. Attorneys’ fees. In the event of litigation arising out of or in connection with this Second Amendment, the prevailing party shall be awarded reasonable attorneys’ fees, costs and expenses.
h. Governing Law. This Second Amendment shall be governed by and construed in accordance with the laws of the State of Colorado.
i. No Option. The submission of this document for examination and review does not constitute an option or an offer to lease space in the Building or an agreement to lease. This document shall have no binding effect on the parties unless and until executed by both Landlord and Tenant and will be effective only upon Landlord’s execution of the same.
j. List of Exhibits. All exhibits and attachments attached hereto are incorporated herein  by this reference.
Exhibit A - Outline of Biotech Lab Area Exhibit B - Approved Hazardous Materials Exhibit C – Fascia Sign

[signature page follows]

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Exhibit 10.07

IN WITNESS WHEREOF, Landlord and Tenant have caused this Second Amendment to be executed as of the Second Amendment Date.

LANDLORD:

WESTERN OFFICE PORTFOLIO PROPERTY OWNER LLC,
a Delaware limited liability company

By:/s/ Brian Pearce                              
Name: Brian Pearce                            
Title: Authorized Signatory

TENANT:

DICERNA PHARMACEUTICALS, INC.,
a Delaware corporation

By: /s/ Douglas W. Pagán                                  

Name: Douglas W. Pagán                                        

Title:  CFO 

Signature Page
SECOND AMENDMENT TO LEASE AGREEMENT
4949 PEARL EAST CIRCLE, SUITES 100 AND 300
BOULDER, COLORADO 80301 
(DICERNA PHARMACEUTICALS, INC.)

Exhibit 10.07

Exhibit A

Outline of the Biotech Lab Area

Exhibit A-1
DMWEST #40107470 v4

Exhibit 10.07

Exhibit B

Approved Hazardous Materials [See Attached]

Exhibit B-1
DMWEST #40107470 v4

Exhibit 10.07

Exhibit B-2
DMWEST #40107470 v4

Exhibit 10.07

Exhibit B-3
DMWEST #40107470 v4

Exhibit 10.07

Exhibit B-4
DMWEST #40107470 v4

Exhibit 10.07

Exhibit B-5
DMWEST #40107470 v4

Exhibit 10.07

Exhibit B-6
DMWEST #40107470 v4

Exhibit 10.07

Exhibit B-7
DMWEST #40107470 v4

Exhibit 10.07

Exhibit C

Fascia Sign

Exhibit C-1
DMWEST #40107470 v4

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