Document:

EX-10.19

 Exhibit 10.19 

LEASE AGREEMENT 
 2290
Bert Drive 
 Hollister, CA 95023 

Parcel Number
051-15-08-0 
 THIS LEASE is made
and executed, in duplicate, at Hollister, California, on the date hereinafter set forth by and between MCMAR LLC. and TEKNOVA, a Corporation, hereinafter referred to respectively as “Lessor,” and “Lessee”, without
regard to number or gender. 
 IT IS AGREED between the parties hereto as follows: 

1. PREMISES. Lessor hereby lets to Lessee, and Lessee hereby hires from Lessor, on the terms and conditions hereinafter
set forth, those certain premises, with appurtenances, commonly known as 2290 Bert Drive, in the City of Hollister, County of San Benito, State of California, San Benito County Assessor Parcel Number 051-15-08-0, or particularly described as “Exhibit A”, attached hereto and made a part hereof by reference. 

2. TERM. The term of this Lease shall be for five (5) years, commencing Nov. 1, 2015 and initially terminating Nov.
1, 2020 unless terminated as provide herein. Upon the initial 5 year term of this agreement expiring, the term of this agreement will be renew for an additional five year period. The terms of the agreement shall remain the same except as may be
modified by written mutual agreement. 
 3. DELAY AND DELIVERY OF POSSESSION. If Lessor, for any reason whatsoever,
cannot deliver possession of the premises to Lessee at the commencement of the term of this Lease, as hereinbefore specified, this Lease shall not be void or voidable, nor shall Lessor be liable to Lessee for any loss or damage resulting therefrom,
but in that event there shall be a proportionate reduction of rent covering the period between the commencement of the term and the time when Lessor can deliver possession. The term of this Lease shall not be extended by such delay. 

4. RENT. The total rent is $690,000.00, lawful money of the United States of America, which Lessee shall pay to Lessor,
without deduction or offset, at such place or places as may be designated from time to time in writing by Lessor, in installments as follows: 

$11,500.00 on or before the 1st day of each and every month during the term hereof, commencing on the 1st day of November 2015. 

Any rent increases under this Lease shall commence no earlier than three (3) years after the date of the commencement of this Lease.
The maximum amount that the rent may be increased in any one year (starting in the fourth year of this Lease) shall be five 5% over the beginning base rent under this Lease. 

5. LATE CHARGE. Lessee acknowledges that late payment to Lessor of the rent and other sums due hereunder will cause Lessee
to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Accordingly, if any installment of cash rent or any other cash sums due from Lessee is not received by Lessor within ten
(10) days after such amount shall be due Lessee shall pay to Lessor a charge equal to six per cent (6%) of such overdue amount. The parties hereby agree that such late charge represents a fair and reasonable estimate of costs Lessor will incur
by reason of late payment by Lessee. Acceptance of such late charge by Lessor shall in no event constitute a waiver of Lessee’s default with respect to such overdue amount, nor prevent Lessor from exercising any of the other rights and remedies
granted hereunder. 
 6. PERSONAL PROPERTY TAXES. Prior to delinquency, Lessee shall pay all taxes assessed against and
levied on fixtures, furnishings, equipment and other personal property of Lessee, located in or on the premises, and, when possible, Lessee shall cause said fixtures, furnishings, equipment and other personal property to be assessed and billed
separately from real property taxes. In the event any or all of Lessee’s fixtures, furnishings, equipment or other personal property shall be assessed and billed with real property taxes, Lessee shall pay to Lessor, without deduction or offset,
all such taxes within ten (10) days after delivery to Lessee by Lessor of a statement in writing setting forth the amount of such taxes. 

 7. REAL PROPERTY TAX INCREASE AND ASSESSMENTS. Lessee shall, in
addition to all other sums agreed to be paid by it under this Lease, pay to Lessor all real property taxes which shall, during the term of this Lease, be assessed and levied against the real property in excess of the real property taxes assessed and
levied for the fiscal year ending July 01, 2012. Lessee shall pay to Lessor such taxes within ten (10) days after delivery to Lessee by Lessor of a statement in writing setting forth the amount of such taxes. 

From and after Nov. l, 2015, Lessee shall pay before delinquency all general and special assessments levied and assessed against the premises
during the term of the Lease. On demand by Lessor, Lessee shall furnish Lessor with satisfactory evidence of these payments. Real property tax increase and assessments shall be paid as additional rent. 

Notwithstanding the above provisions of this paragraph 8, Lessee shall not be liable for increases in real property taxes that result from
changes in ownership of the premises. For purposes of this Lease, “change of ownership” has the same definition as in California Revenue and Taxation Code §§60-62, or any amendments or
successor statutes to those sections. 
 8. UTILITIES. Lessee shall pay for all water, gas, heat, light, power,
telephone, and all other services and utilities supplied to the premises. 
 9. PERMITS AND LICENSES. Lessee shall, at
its sole cost and expense, apply for, obtain and maintain all permits and licenses necessary or required for the operation of Lessee’s business and shall comply with all of the requirements of all governmental authorities now in force, or which
may hereafter be in force, regulating any phase of the business of Lessee. 
 10. OCCUPANCY AND USE OF PREMISES/LESSEE’S
OBLIGATIONS. The premises shall be used and occupied only for the purpose of manufacturing and processing of bio-tech equipment and materials, and activities related thereto, and for no other purpose
without Lessor’s prior written consent. Lessee shall not do or permit to be done, on or about the premises, anything that may be forbidden by the rules of the fire insurance underwriters or which may result in the cancellation of any fire
insurance policy in standard form. Lessee shall keep the premises in a clean and sanitary condition. 
 11. INSURANCE
HAZARDS. No use shall be, or permitted to be, made on the premises, nor act done, which will increase fire insurance rates for the premises, or cause cancellation of any fire insurance policy covering the premises, or any part thereof, nor
shall Lessee sell or permit to be sold, kept or used in or about the premises any article which may be prohibited by a standard form of fire insurance policy. Lessee shall, at its sole cost and expense, comply with any and all requirements
pertaining to the premises of any insurance organization or company, necessary for the maintenance of reasonable fire insurance covering the premises. 

12. ENTRY BY LESSOR. Lessee shall permit Lessor and their agents to enter into and upon said premises at all reasonable
times for the purpose of inspecting the same or for any lawful purpose without any rebate of rent and without any liability to Lessee for any loss of occupation or quiet enjoyment of the premises thereby occasioned. 

13. ACCEPTANCE OF PREMISES AND SURRENDER AT END OF TERM. Subject to the provisions of paragraph 17 below, by entry
hereunder, Lessee accepts the premises as being in good and sanitary order, condition and repair, and agrees on the last day of the term of this Lease, or sooner termination thereof, to surrender to Lessor all and singular the premises and
appurtenances thereto in the same condition as received, or as hereafter may be put, reasonable use and wear thereof and damage by fire, act of God, or the elements excepted. 

14. ALTERATIONS. Lessee shall not make or suffer to be made any improvements, alterations or additions to the premises, or
any part or parts thereof, without first submitting written plans and specifications for the same to Lessor for approval, and without the consent of Lessor being first had and obtained. Any improvements, alterations, or additions to the premises,
except moveable furniture and trade fixtures, shall become at once a part of the realty and belong to Lessor. 

  
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 15. LIENS. Lessee shall keep the premises free from any liens arising
out of any work performed, materials furnished or obligations incurred by Lessee. 
 16. MAINTENANCE AND REPAIR. As a
material part of the consideration for the leasing of the premises at the rental herein provided, Lessee shall, at its sole cost and expense, keep and maintain the premises and appurtenances and every part thereof in good and sanitary order,
condition and repair. Lessee waives the provisions of Civil Code Sections 1941 and 1942 with respect to Lessor’s obligations for tenantability of the premises and tenants right to make repairs and deduct the expenses of such repairs from the
rent. 
 Excepting only as in this Lease expressly provided, Lessor shall have not duty, obligation or liability whatsoever to care for or
maintain the premises. In the event that, by any express provision of this Lease, Lessor agrees to care for or maintain the, or any part of, the premises, such agreement on the part of Lessor shall constitute a covenant only, and no obligations or
liability whatsoever shall exist on the part of Lessor to Lessee by reasons thereof unless Lessee shall first serve on Lessor written notice specifying with particularity the provisions of this Lease wherein said duty is claimed to exist on the part
of Lessor, the facts existing that require the performance of such duty and the failure or omission on the part of Lessor to commence the performance or observance thereof with reasonable diligence after actual receipt of said notice. 

17. COMPLIANCE WITH THE LAW. Lessee shall, at its sole cost and expense, comply with all of the requirements of all
governmental authorities now in force, or which may hereafter be in force, pertaining to the premises, and shall faithfully observe in the use of the premises all rules, regulations, ordinances and statutes now in force or which may hereafter be in
force. The judgment of any court of competent jurisdiction, decision of any regulatory agency, or the admission of Lessee in any action or proceeding against Lessee, whether Lessor be a party thereto or not, that Lessee has violated any such rule,
regulation, ordinance or statute in the use of the premises shall be conclusive of that fact as between Lessor and Lessee. 
 18.
DUTY IMPOSED BY LAW TO ALTER PREMISES. In the event that during the term hereof any alteration, addition, change, or otherwise to the premises, or any portion thereof, be required by any rule, regulation or law, the same shall be
made by Lessee at Lessee’s sole cost and expense after first giving Lessor written notice of the proposed alteration, as more particularly required by Section 15 of this Lease. 

19. INSPECTION FEES AND CHARGES. Lessee shall, in addition to all other sums, pay all fees for permits, inspections, or
examinations of the premises, or any part thereof, or anything pertaining thereto, charged by any public authority having jurisdiction over the premises. 

20. HAZARDOUS MATERIAL. 

(a) Use of Hazardous Material. Lessee shall not cause or permit any Hazardous Material, as defined in subparagraph (f) below, to be
generated, brought onto, used, stored, or disposed of in or about the premises or the building by Lessee or its agents, employees, contractors, subtenants, or invitees, except for such substances that are required in the ordinary course of
Lessee’s business conducted on the premises or are otherwise approved by Lessor. Lessee shall: 
 (i) Use, store, and dispose of all
such Hazardous Material in strict compliance with all applicable statues, ordinances, and regulations in effect during the Lease term that relate to public health and safety and protection of the environment (Environmental Laws), including those
Environmental Laws identified in subparagraph (e) below; and 
 (ii) Comply at all times during the Lease term with all Environmental
Laws. 
 (b) Notice of Release or Investigation. If, during the Lease term (including extensions), Lessee becomes aware of
(a) any actual or threatened release of any Hazardous Material on, under, or about the premises or the building or (b) any inquiry, investigation, proceeding, or claim by any government agency or other person regarding the presence of Hazardous
Material on, under, or about the premises or the Building, Lessee shall give Lessor written notice of the release or investigation within five (5) days after learning of it and shall simultaneously furnish to Lessor copies of any claims,
notices of violation, reports, or other writings received by Lessee that concern the release or investigation. 

  
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 (c) Indemnification. Lessee shall, at Lessee’s sole expense and with counsel
reasonably acceptable to Lessor, indemnify, defend, and hold harmless Lessor and Lessor’s shareholders, directors, officers, employees, partners, affiliates, and agents with respect to all losses arising out of or resulting from the release of
any Hazardous Material in or about the premises or the Building, or the violation of any Environmental Law, by Lessee or Lessee’s agents, contractors, or invitees. This indemnification includes: 

(i) Losses attributable to diminution in value of the premises or the Building; 

(ii) Loss or restriction of use of rentable space in the Building; 

(iii) Adverse effect on the marketing of any space in the Building; and 

(iv) All other liabilities, obligations, penalties, fines, claims, actions (including remedial or enforcement actions of any kind and
administrative or judicial proceedings, orders, or judgments), damages (including consequential and punitive damages), and costs (including attorney, consultant, and expert fees and expenses) resulting from the release or violation. 

(d) Remediation Obligations. If the presence of any Hazardous Material brought onto the premises or the building by Lessee or
Lessee’s employees, agents, contractors, or invitees results in contamination of the Building, Lessee shall promptly take all necessary actions, at Lessee’s sole expense, to return the premises or the building to the condition that existed
before the introduction of such Hazardous Material. Lessee shall first obtain Lessor’s approval of the proposed remedial action. This provision does not limit the indemnification obligation set forth in subparagraph (c) above. 

(e) Lessor warrants that it has no knowledge of any contamination or the presence of any hazardous materials upon the premises. Lessor
further warrants that it has no knowledge of any release onto the premises or any building on the premises of any hazardous materials and, further, that Lessor has received no notice that the premises or the building in which the premises are
situated is in violation of any environmental law. 
 (f) Definition of “Hazardous Material”. As used in this paragraph 21
the term “Hazardous Material” shall mean any hazardous or toxic substance, material, or waste that is or becomes regulated by the United States, the State of California, or any local government authority having jurisdiction over the
Building. Hazardous Material includes: 
 (i) Any “hazardous substance,” as that term is defined in the Comprehensive
Environmental Response, Compensation, and Liability Act of 1980 (CERCLA)(42 United States Code§§ 9601-9675); 
 (ii)
“Hazardous waste,” as that term is defined in the Resource Conservation and Recovery Act of 1976 (RCRA)(42 United States Code§§ 6901-6992k); 

(iii) Any pollutant, contaminant, or hazardous, dangerous, or toxic chemical, material, or substance, within the meaning of any other
applicable federal, state, or local law, regulation, ordinance, or requirement (including consent decrees and administrative orders imposing liability or standards of conduct concerning any hazardous, dangerous, or toxic waste, substance, or
material, now or hereafter in effect); 
 (iv) Petroleum products; 

(v) Radioactive material, including any source, special nuclear, or byproduct material as defined in 42 United States Code§§ 2011-229789-4; 
 (vi) Asbestos in any form or condition; and 

  
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 (vii) Polychlorinated biphenyls (PCBs) and substances or compounds containing PCBs. 

21. NONLIABILITY OF OWNER FOR DAMAGES. This Lease is made upon the express condition that Lessor is to be free from all
liability and claims for damages by reason of any injury to any person or persons, including Lessee, or property of any kind whatsoever and to whomsoever belonging, including Lessee, from any cause or causes whatsoever, while in, upon, or in any way
connected with the premises during the term of this Lease or any extension thereof or any occupancy hereunder. Lessee hereby covenants and agrees to indemnify, defend, and hold harmless Lessor from all liability, loss, cost and obligations on
account of, or arising out of, any injuries or losses, however occurring. 
 22. LIABILITY INSURANCE. In addition to and
independent of all other provisions of this Lease, Lessee shall take out and keep in force during the term hereof, at Lessee’s sole cost and expense, a policy of comprehensive public liability insurance to protect against any liability to the
public incident to the use of or resulting from any accident occurring in or about the premises, the liability under such insurance to be not less than $5,000,000.00 for any one person injured, of $5,000,000.00 for any one accident, or $1,000,000.00
for property damage. All public liability insurance and property damage insurance shall insure performance by Lessee of the indemnity provisions of paragraph 22. Both parties hereto shall be named as coinsureds, and the policy shall contain
cross-liability endorsements. 
 Not than less that fifteen (15) days prior to the date of commencement of the term of this Lease,
Lessee shall secure and deliver to Lessor a certificate of said insurance together with a receipt for the payment of the premium thereof and a written undertaking on the part of the insurance carrier to notify Lessor in writing at least thirty
(30) days prior to any cancellation thereof. 
 Certificates for such insurance shall be deposited by Lessee with Lessor on renewal of
the policy, not less than twenty (20) days before expiration of the term of the prior policy. 
 Lessee agrees, if Lessee does not keep
such insurance in full force and effect, that Lessor may take out the necessary insurance and pay the premium therefor. Repayment of said premium shall be deemed to be a part of the rental and payable as such on the next day upon which rent becomes
due. 
 This Lease is made upon the express condition that Lessor is to be free from all liability and claim for damages by reason of any
injury to any person or persons, including Lessee, or property of any kind whatsoever and to whomever belonging, including Lessee, from any cause or causes whatsoever, while in, upon or anyway connected with the premises during the term of this
Lease, or any extension thereof, or any occupancy thereunder, Lessee hereby covenanting and agreeing to indemnify and save harmless Lessor from all liability, loss, cost and obligation on account of or arising out of any injuries or losses howsoever
occurring. 
 23. PREMISES INSURANCE. Lessee at its cost shall maintain on all its personal property, tenant
improvements, and alterations, as well as on the buildings situated on the premises, a standard policy of fire with an extended coverage, vandalism and malicious mischief endorsements, to the extent of 100% of their full replacement cost. 

The “full replacement cost” of the building, personal property, and other improvements to be insured by Lessee shall be determined
by the company issuing the insurance policy at the time it is initially obtained, and shall include replacement in accord with official building code requirements at the time of any loss. No more frequently than once every two years, either party
shall have the right to notify the other party that it elects to have the replacement cost determined by an insurance company. The redetermination shall be made promptly and in accordance with the rules and practices of the Board of Underwriters, or
a like board recognized and generally accepted by the insurance company, and each party shall be promptly notified of the results by the company. The insurance policy shall be adjusted according to the redetermination. 

  
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 The policy covering the building shall include rental income insurance to protect Lessor
from loss of rents for a period of 12 months. All policies of insurance shall be issued in the name of Lessee and shall name Lessor as an additional insured, and shall contain cross-liability endorsements. 

Not less than fifteen (15) days prior to the commencement of the term of this Lease, Lessee shall secure and deliver to Lessor a
certificate of said insurance together with a receipt for the payment of the premium thereof and a written undertaking on the part of the insurance carrier to notify Lessor in writing at least thirty (30) days prior to any cancellation thereof.
Certificates for such insurance shall be deposited by Lessee with Lessor, on renewal of the policy, not less than twenty (20) days before expiration of the term of the prior policy. 

Lessee agrees, if Lessee does not keep such insurance in full force and effect, that Lessor may take out the necessary insurance and pay the
premium therefor. Repayment of said premium shall be deemed to be a part of the rental and payable as such on the next day upon which rent becomes due. 

Lessor and Lessee hereby release the other from any and all liability for loss or damage insured against under all policies of insurance, now
or hereafter during the term hereof existing and purchased by either or both insuring or covering the premises, or any portion thereof, or Lessee’s operations, and hereby waive all rights of subrogation which the insurer under said policies
might otherwise, if at all, have as against the other hereto. 
 24. DAMAGE OR DESTRUCTION OF PREMISES. If any
improvements, including buildings or other structures, located on the premises are damaged or destroyed during the term of this Lease or any renewal or extension thereof, the damage shall be repaired as follows: 

a) If the damage or destruction is caused by a peril against which fire and extended coverage insurance is required to be carried under
provisions of this Lease, Lessee shall repair that damage as soon as reasonably possible and shall restore the premises and improvements to substantially the same condition as existed before the damage or destruction, regardless of whether the
insurance proceeds are sufficient to cover the actual cost of repair and restoration. If insurance required to be carried by this Lease has lapsed or not been carried, Lessee shall solely be responsible for the full cost and expense of necessary
repairs. 
 b) If the damage or destruction is caused by a peril against which insurance is not required to be carried by this Lease, and if
such damage exceeds one-half (1/2) or more of the then full replacement cost from a cause not insured, Lessor shall have the right to terminate this Lease by giving written notice of termination to Lessee
within thirty (30) days after the date of damage or destruction. If this Lease is not terminated, then Lessor shall diligently proceed to repair and restore the leased premises. 

c) If the damage or destruction is caused either by a peril against which fire and extended coverage insurance is required by this Lease to be
carried, or by a peril against which insurance is not required to be carried by this Lease, Lessee expressly waives any right under Civil Code Sections 1931-1933 to terminate this Lease for damage or destruction to the premises. 

25. CONDEMNATION. If, during the term or during the period of time between the execution of this Lease and the date the
term commences, there is any taking of all or any part of the premises or any interest in this Lease by condemnation, the rights and obligations of the parties shall be determined as hereinafter provided. 

If the premises are totally taken by condemnation, this Lease shall terminate on the date of taking. If any portion of the premises is taken
by condemnation, this Lease shall remain in effect, except that Lessee can elect to terminate this Lease if the remaining portion of the building or other improvements or the parking area that are a part of the premises is rendered unsuitable for
Lessee’s continued use of the premises. If Lessee elects to terminate this Lease, Lessee must exercise its right to terminate pursuant to this paragraph by giving notice to Lessor within thirty (30) days after the nature and the extent of
the taking has been finally determined. If Lessee elects to terminate this Lease as provided in this paragraph, Lessee shall also notify Lessor of the date of termination, which date shall not be earlier than thirty (30) days nor later than
ninety (90) days after Lessee has notified Lessor of its election to terminate. If Lessee does not elect to terminate this Lease within said period, this Lease shall continue in full force and effect as otherwise provided herein, however, the
rent payable hereunder shall be adjusted so that Lessee shall be required to pay for the remainder of the term only such portion of the rent as the value of the part remaining after the condemnation bears to the value of the premises to the date of
condemnation. 

  
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 Each party hereto waives the provisions of Code of Civil Procedure §1265.130 allowing
either party to petition the Superior Court to terminate this Lease in the event of a partial taking of the premises. 
 If there is a
partial taking of the premises and this Lease remains in full force and effect, Lessee at its cost shall accomplish all necessary restoration. 

The award shall belong to and be paid to Lessor, except that Lessee shall receive from the award the following: 

a) The sum attributable to Lessee’s improvements or alterations made to the premises by Lessee in accordance with this Lease, which
improvements or alterations Lessee has the right to remove from the premises pursuant to the provisions of this Lease but elects not to remove, or if Lessee elects to remove any of such improvements or alterations, a sum for reasonable removal and
relocation costs not to exceed the market value of such improvements or alterations. 
 b) A sum attributable to that portion of the award
constituting severance damages for the restoration of the premises, but only if Lessee undertakes such restoration at its sole cost. 
 c) A
sum paid to Lessee from the entity undertaking condemnation for loss of good will of Lessee. 
 26. SUBORDINATION. This
Lease shall be subordinate to any and all encumbrances on the premises, to the interest on all obligations made on the security thereof, to all advances made on the security thereof, and to all extensions, renewals or replacements of the security
therefore, provided, however, that so long as Lessee performs all of its obligations under this Lease, no foreclosure, deed given in lieu of foreclosure, or sale under the encumbrances, and no steps or procedures taken under the encumbrances, shall
affect Lessee’s rights under this Lease. Lessee shall attorn to any purchaser at any foreclosure sale, or to any grantee or transferee designated in any deed given in lieu of foreclosure. Lessee shall, from time to time, on request of Lessor,
execute and deliver any document or instrument that may be required by any lender to effectuate any subordination. If Lessee fails to execute and deliver any such document or instrument, Lessee irrevocably constitutes and appoints Lessor as
Lessee’s special attorney-in-fact to execute and deliver any such document or instrument. 

27. ASSIGNMENT OR SUBLETTING. Lessee shall not sell, transfer, assign, mortgage or hypothecate this Lease, or any interest
in this Lease, nor permit the use of the premises by any person or entity other than Lessee, nor sublet the premises or any part thereof, without the prior written consent of Lessor. For any assignment or subletting, the assignee or subtenant must
agree to be bound by all terms of this Lease and Lessee shall remain liable for the performance of all of the terms, covenants and conditions of this Lease. Any subletting by Lessee shall not be for any consideration or rental greater than that
provided for in this Lease. Consent to any of the aforementioned acts shall not operate as a waiver of the necessity of first obtaining the written consent of Lessor to any such subsequent act, and the terms of any such consent shall be binding upon
any person or entity holding by, under or through any such consent and as a condition precedent to the giving of such consent, such person or entity shall agree in writing, delivered to and for the benefit of Lessor, to assume, be bound by, and
perform all of the terms, covenants and conditions of this Lease to be done, kept and performed by Lessee. 
 If this Lease is assigned to
any person or entity pursuant to the provisions of the Bankruptcy Code 11 U.S.C. sections 101 et seq. (The “Bankruptcy Code”), any and all monies or other considerations payable or otherwise to be delivered in connection with such
assignment shall be paid or delivered to Lessor, shall be and remain the exclusive property of Lessor and shall not constitute property of Lessee or of the estate of Lessee within the meaning of the Bankruptcy Code. Any and all monies or other
considerations constituting Lessor’s property under the preceding sentence not paid or delivered to Lessor shall be held in trust for the benefit of Lessor and be promptly paid or delivered to Lessor. 

  
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 28. WASTE AND NUISANCE. Lessee shall not commit, nor suffer to be
committed, any waste of the premises, or any nuisance, or any other act or thing which may disturb any other person or persons. 
 29.
LESSEE’S DEFAULT. The occurrence of any of the following shall constitute a default by Lessee: 
 1. Failure to pay
rent when due. 
 2. Abandonment and vacation of the premises (failure to occupy and operate the premises for 10 consecutive days shall be
deemed an abandonment and vacation.) 
 3. Failure to perform any other provision of this Lease if the failure to perform is not cured within
three days after notice has been given to Lessee. If the default cannot reasonably be cured within 3 days, Lessee shall not be in default of this Lease if Lessee commences to cure the default within the
three-day period and diligently and in good faith continues to cure the default. 
 Notices given
under this paragraph shall specify the alleged default and the applicable lease provisions, and shall demand that Lessee 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 Lessor so elects in the notice. 

30. LESSOR’S REMEDIES ON DEFAULT. Lessor shall have the following remedies, if Lessee commits a default. These
remedies are not exclusive, but rather cumulative and in addition to any remedies now or later allowed by law: 
 1. Termination of
Lessee’s Right to Possession: Lessor can terminate Lessee’s right to possession of the premises at any time. No act by Lessor other than giving notice to Lessee shall terminate this Lease. Act of maintenance, efforts to relet the
premises, or the appointment of a receiver on Lessor’s initiative to protect Lessor’s interest under this Lease shall not constitute a termination of Lessee’s right to possession. On termination, Lessor has the right to recover from
Lessee: 
 a) The worth, at the time of the award of the unpaid rent that had been earned at the time of termination of this lease; 

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

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

“The worth, at the time of the award,” as used in a and b of this paragraph, is to be computed by allowing interest at the maximum
rate an individual is permitted by law to charge. “The worth, at the time of the award,” as referred to inc of this paragraph, is to be computed by discounting the amount at the discount rate of the Federal Reserve Bank of San Francisco at
the time of the award, plus 1%. 
 2. Continue Lease: 

a) Have this Lease continue in effect for so long as Lessor does not terminate this Lease and Lessee’s right to possession of the
premises, and Lessor shall have the right to enforce all of Lessor’s rights and remedies under this Lease as they become due; or 

  
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 b) Without terminating this Lease, make alterations and repairs as may be necessary in
order to relet the premises; and relet the premises or any part thereof for a term (which may be for a term extending beyond the term) and at a rent and upon other terms and conditions as Lessor in Lessor’s sole discretion may deem advisable;
provided that on each reletting all rent and other sums received by Lessor from reletting shall be applied, first, to the payment of any indebtedness other than rent due under this Lease from Lessee to Lessor; second, to the payment of any costs and
expenses of the reletting, including reasonable brokerage fees and attorney fees and costs of alterations and repairs; third, to the payment of rent due and unpaid under this Lease; and the residue, if any, shall be held by Lessor and applied in
payment of future rent payable by Lessee under this Lease as the same may become due and payable under this Lease. If the rent and other sums received from reletting during any month are less than the rent to be paid during that month by Lessee,
Lessee shall pay the deficiency to Lessor; if rent and other sums shall be more, Lessee shall have no right to the excess. Any deficiency shall be calculated and paid monthly. No reentry or taking possession of the premises by Lessor shall be
construed as an election on Lessor’s part to terminate this Lease unless a written notice of that intention is given to Lessee or unless the termination is decreed by a court of competent jurisdiction. Notwithstanding any reletting without
termination, Lessor may at any time afterwards elect to terminate this Lease for the previous breach. 
 3. Appointment of a Receiver:
If Lessee is in default under this Lease Lessor shall have the right to have a receiver appointed to collect rent and conduct Lessee’s business. Neither the filing of a petition for the appointment of a receiver nor the appointment itself shall
constitute an election by Lessor to terminate this Lease. 
 4. Lessor’s Right to Cure Lessee’s Default: Lessor, at any time
after Lessee commits a default, can cure the default at Lessee’s cost. If Lessor at any time, by reason of Lessee’s default, pays any sum or does any act that requires the payment of any sum, the sum paid by Lessor shall be due immediately
from Lessee to Lessor at the time the sum is paid, and if paid at a later date shall bear interest at the maximum rate an individual is permitted by law to charge from the date the sum is paid by Lessor until Lessor is reimbursed by Lessee. The sum,
together with interest on it, shall be additional rent. 
 5. Interest on Unpaid Rent: Rent not paid when due shall bear interest at
the maximum rate an individual is permitted by law to charge, from the date due until paid. 
 31. ABANDONMENT OF
PREMISES. Lessee shall not vacate or abandon the premises at any time during the term of this Lease. If Lessee shall abandon, vacate or surrender said premises, or be dispossessed by process of law, or otherwise, any personal property
belonging to Lessee and left on the premises shall be deemed to be abandoned, at the option of Lessor. 
 32. SURRENDER OF LEASE
NOT MERGER. The voluntary or other surrender of this Lease by Lessee, or a mutual cancellation thereof, shall not work a merger, and shall, at the option of Lessor, terminate all or any existing subleases or subtenancies, or may, at the
option of Lessor, operate as an assignment to it of any and all such subleases or subtenancies. 
 33. DISTURBANCE OF
POSSESSION. Lessee shall not have any claim whatsoever against Lessee for any damages, nor shall Lessee be released or discharged from any of its obligations, liabilities, or indebtedness hereunder, should the possession by Lessee of the
premises be disturbed or interfered with or affected in any manner whatsoever, and irrespective of how caused or by whom, excepting only the intentional, wrongful, affirmative and willful eviction of Lessee by Lessor. 

34. SURRENDER OF PREMISES. On expiration of the term, Lessee shall surrender to Lessor the premises and all Lessee’s
improvements and additions in good condition, except for ordinary wear and tear occurring after the last necessary maintenance made by Lessee and except for alterations that Lessee has the right to remove. Lessee shall remove all its personal
property by the date of such termination of the term, and shall perform restoration made necessary by removal of any alterations or Lessee’s personal property. 

  
 9 

 Lessor may elect to retain or dispose of in any manner any alterations or Lessee’s
personal property that Lessee does not remove from the premises on expiration or termination of the term of this Lease by giving at least ten (10) days notice to Lessee. Title to any such alteration or to Lessee’s personal property that
Lessor elects to retain or dispose of on the expiration of the ten (10) day period shall vest in Lessor. Lessee waives all claims against Lessor for any damage to Lessee resulting from Lessor’s retention or disposition of any such
alterations or Lessee’s personal property. Lessee shall be liable to Lessor for Lessor’s costs for storing, removing and disposing of any alterations or Lessee’s personal property. 

If Lessee fails to surrender the premises to Lessor on expiration or termination of the term as required under this paragraph, Lessee shall
defend Lessor and hold Lessor harmless from all damages resulting from Lessee’s failure to surrender the premises, including, without limitation, claims made by a succeeding Tenant resulting from Lessee’s failure to surrender the premises.

 35. ATTORNEY’S FEES. In the event of the bringing of any action or proceeding by either party hereto as against
the other hereon or hereunder, or by reason of any breach of any term, covenant or condition on the part of the other party, or arising out of this Lease, then and in that event the prevailing party shall be entitled to have and recover from the
other reasonable attorney’s fees to be fixed by the court wherein said judgment or order shall be entered. 
 In the event Lessor is
made a defendant in any action by a third person arising out of any act, default or omission of the Lessee or their patrons, guests, or agents, the Lessee agrees to pay all reasonable costs and expenses incurred by Lessor, including, but not limited
to, reasonable attorney’s fees and costs. 
 36. NOTICES. Any and all notices or demands by or from Lessor to
Lessee, or Lessee to Lessor, shall be in writing and shall be served either personally or by mail. If served personally, service shall be conclusively deemed made at the time of service. If served by mail, service shall be conclusively deemed made
twenty-four (24) hours after the deposit thereof in the United States Postal Service mail, postage prepaid, addressed to the party to whom such notice or demand is to be given, as herein provided. 

Any notice or demand to Lessor shall be given at 3842 Palo Alto Drive, Lafayette, California, 94549, or such other place or places as Lessor
may designate from time to time in writing. 
 Any notice or demand to Lessee shall be given at the premises, whether or not Lessee has
departed from, abandoned or vacated the same, or such other place or places as Lessee may designate from time to time in writing. 
 37.
OPTION TO BUY. 
 A. Grant of Option. Lessor grants to Lessee the exclusive option to purchase the property in
accordance with the provisions hereafter set forth, so long as Lessee is not in default under the terms of this Lease either at the time of exercise of the option to purchase or at close of escrow thereafter. Lessee agrees to include the purchase of
the building and property in conjunction with any sale of the Teknova Business. 
 B. Term and Exercise of Option. Lessee shall have
the right to exercise the option to purchase at any time after commencement of the term of this Lease and prior to ninety (90) days before the end of the Lease term. If the Lease is terminated prior to the end of the Lease term provided for
therein, except as a result of the sole default of Lessor, this option shall terminate upon termination of the Lease. 
 Such option shall
be exercised by written notice from Lessee to Lessor given within the notice period set forth herein. If Lessee fails to give Lessor such written notice of exercise of the option within said time, or if this Lease terminates for any cause before the
end of said option period, this option shall terminate and shall be of no further force or effect. 
 C. Documents on Termination of
Option. If this option is terminated other than by purchase of the property, Lessee agrees, if requested by Lessor, to execute, acknowledge, and deliver a Quitclaim Deed to Lessor within thirty (30) days after termination of the option, and
to execute, acknowledge, and deliver any other documents required by any title company to remove the cloud of this option from the property. 

  
 10 

 D. Condition of Property. Lessee agrees and acknowledges that in acquiring rights and
the option under this Lease it is not relying, in whole or in part, upon any representation or warranty respecting the property made by Lessor or by anyone else on Landlord’s behalf. Without limiting the generality of the foregoing, Lessee
hereby acknowledges that it will be purchasing the property in an “AS IS” condition, and further that: 
 (1) Lessee has made
Lessee’s own independent investigation with respect to the property and all other aspects of this transactions, and is relying entirely thereon and on the advice of Lessee’s consultants. 

(2) Lessee has reviewed all instruments, records, and documents which Lessee has deemed appropriate or advisable to review in connection with
this transaction, and Lessee has determined that the information and data contained therein or evidenced thereby is satisfactory to Lessee. 

(3) The property is or may be situated in a Special Studies Zone as designated under the Alquist-Priolo Special Studies Zone Act, section
2621-2625, inclusive, of the California Public Resources Code; and, as such, the construction or development on this property of any structure for human occupancy may be subject to the findings of a geologic report prepared by a geologist registered
in the State of California. No representations on the subject are made by Lessor or Lessor’s agent, and Lessee should make its own investigation or inquiry. 

E. Term of Sale and Escrow Instructions. The parties shall, within fifteen (15) days after the date of notice of exercise of the
option is given, open an escrow account at Fidelity National Title Insurance Company of California, Hollister, California (“Escrow Holder”). The escrow shall be scheduled to close the day after expiration of the term of the Lease, if that
is a business day; and if it is not a business day, then on the first business day thereafter. 
 Within fifteen (15) days after the
opening of the escrow, Lessor and Lessee shall sign and deliver to the Escrow Holder escrow instruction on the Escrow Holder’s standard form of Purchase and Sale Escrow Instructions. The instructions shall set forth the agreement of the parties
as to the purchase and sale of the property, which agreement is as follows: 
 (1) Title Report. Lessee shall obtain a Preliminary
Report of Title from Escrow Holder within ten (10) days after opening of the escrow, and within ten (10) days thereafter provide Lessor with a copy of such report along with a statement, in writing, of any exceptions to the title on such
Preliminary Report to which Lessee objects. If no such notice is given by Lessee at the time Lessee provides Lessor with a copy of the Preliminary Title Report, then title to the property as to which the option is exercised shall be taken by Lessee
subject to all exceptions shown on such Preliminary Report of Title. If Lessee shall object to any exceptions shown on the such Preliminary Report of Title within the time provided for above, and if Lessor shall elect not to remove any exceptions to
which Lessee objects (except monetary liens or encumbrances thereon, which Lessor may advise Lessee will be removed at close of escrow), then the options and rights hereunder shall terminate and shall be of no further force or effect. 

(2) Title. At close of escrow, Lessor shall convey the property to Lessee by Grant Deed, subject only to the lien of current taxes not
yet delinquent, and to those exceptions to which Lessee has failed to object. 
 Lessor shall cause to be delivered to Lessee upon close of
escrow a CLTA standard coverage policy of title insurance on the property issued by the Escrow Holder with liability equal to the full purchase price of the property, and insuring title in a condition as set forth above, vested in Buyer or
Buyer’s nominee. 
 (3) Purchase Price. The total purchase price for the property shall be determined through mutual agreement.

  
 11 

 (4) Payment of Purchase Price. The purchase price shall be paid by Lessee to Lessor,
in cash or by Lessee’s Promissory Note in the full amount of the purchase price, in the Escrow Holder’s usual form of installment note, providing for interest on the principal due thereunder from time to time, at a rate equal to one and
one quarter percent (1.25%) over the prime rate of the 1st Capital Bank in effect on the date of close of escrow. Principal and interest shall be amortized under said Promissory Note over a period
of twenty five (25) years, all due five (5) years from close of escrow, commencing on the date of close of escrow, and payments of principal and interest shall be made monthly, commencing one (1) month after the date of close of
escrow. 
 Said Promissory Note shall be secured by a Deed of Trust in the Escrow Holder’s usual form, first in priority, describing
the property. 
 (5) Exchange. Notwithstanding the above provisions for payment of a purchase price, Lessee and Lessor shall
accommodate each other in an Internal Revenue Code§ 1031 tax deferred exchange of the property. Neither party shall bear any liabilities in regard to the other party’s exchange. Each party shall bear all costs incurred in regard to their
individual exchange. In the purchase cannot be consummated as either a simultaneous or non-simultaneous exchange before the date provided for close of escrow, then the transaction shall be consummated as a
purchase and sale for the price and on the terms provided herein. 
 (6) Prorations. Property taxes, insurance and rent shall be
prorated to close of escrow on the basis of a thirty (30) day month. 
 (7) Closing Costs and Fees. Title insurance premiums,
escrow fees, documentary stamp tax, document preparation charges, recording charges and other closing costs and fees shall be paid equally by Lessor and Lessee. 

(8) Conditions to Close of Escrow. The close of escrow and the obligation of the parties to purchase and sell the real property is
expressly subject to the following conditions precedent: 
 (a) The conveyance to Lessee of good and marketable title to the property,
subject only to the exceptions to title referred to hereinabove, as evidenced by a standard form CLTA title insurance policy issued by Escrow Holder in the full amount of the purchase price. 

(b) Payment by Lessee to Lessor, through escrow, of the purchase price, either in cash or Lessee’s Promissory Note and Deed of Trust, at
close of escrow. 
 (c) The absence of any default by Lessee under the above Lease, or under this Option to Buy. 

(9) Tax Withholding. Lessor agrees to provide Lessee at close of escrow with affidavit under penalty of perjury that Lessor is not a
“foreign person” in order to establish Lessor’s exemption from tax withholding under the Foreign Investment and Real Property Tax Act. 

(10) Destruction After Exercise of Option. If the real property improvements or the equipment are totally or partially destroyed
between the date Lessee exercises this option to purchase and the date set for close of escrow, Lessor may restore the same pursuant to paragraph 25, as to real property improvements. However, if Lessor elects to terminate this Lease following such
total or partial destruction, Lessee’s right to purchase hereunder shall terminate as to the real property, unless Lessee notifies Lessor that Lessee will purchase the real property despite the damage, and without reduction in the purchase
price. Lessee must notify Lessor of its decision to proceed with such purchase within ten (10) days after Lessee received notice of Lessor’s election to terminate this Lease on account of such damage or destruction. If Lessee elects to
purchase irrespective of such damage or destruction, Lessee shall be entitled to receive all insurance proceeds resulting therefrom. If this Lease does not terminate as a result of such damage or destruction, and Lessor restores the premises or
equipment damaged or destroyed, the time for close of escrow shall be extended for a period of time equal to a reasonable period of time required for Lessor to restore and repair the premises. 

(11) Termination of Lease. On close of escrow, the Lease provided for under this agreement shall terminate and the parties hereto shall
be released from all future liabilities and obligations thereunder. 

  
 12 

 F. Real Estate Broker. No real estate broker or brokers are involved in the sale and
purchase and no real estate broker’s commission is, or shall be, due or payable. 
 G. Additional Acts and Instruments. Lessor
and Lessee shall do and perform such additional acts and execute and deliver such additional documents and instruments as may be necessary to effectuate the provisions hereof. 

H. Survival. Provisions hereof shall survive the execution and delivery of any and all documents and instruments that may be convenient
or necessary to effectuate the provisions hereof. 
 I. Assignment of Option. Lessee may not assign the option provided for herein.
Lessor may, at any time, transfer all or any part of Lessor’s interest in the property described herein subject to this agreement. 

Following exercise of Lessee’s option hereunder, and before close of escrow, Lessee shall have no right to designate any other party as a
nominee to take title to the property at close of escrow. 
 J. Memorandum of Option. The parties hereto shall execute and acknowledge
a Memorandum of Option to Purchase in the form attached hereto. Only said Memorandum, and not this agreement, shall be recorded. 
 K.
Participation in any Prepayment Penalties: Lessee agrees to pay to the Lessor the cost of any, Prepayment Penalty assessed by the Lending Agency for early termination of the loan due to the purchase of the property. 

38. WAIVER. The waiver by Lessor of any breach of any term, covenant, or condition contained herein shall not be deemed to
be a waiver of such term, covenant, or condition or any subsequent breach of the same or any other term, covenant, or condition. The subsequent acceptance of rent hereunder by Lessor shall not be deemed to be waived of any preceding breach by Lessee
or any term, covenant, or condition of this Lease, other than the failure of Lessee to pay the particular rental so accepted, regardless of Lessor’s knowledge of such preceding breach at the time of acceptance of such rent. 

39. INDEPENDENT CONDITIONS. All terms, covenants, condition and agreements contained herein are independent. Should Lessee
fail to keep or perform any term, covenant, condition or agreement, Lessor, at its option, may cancel and terminate this Lease and all of Lessee’s rights hereunder. 

40. TIME. Time is of the essence hereof. 

41. SCOPE. This Lease constitutes the entire agreement between the parties and no representations, warranties, conditions,
understandings or agreements of any kind shall be binding on any party unless incorporated herein. This Lease shall not be modified or altered except by written agreement signed by the parties hereto. 

42. HOLDING OVER. Any holding over after the expiration of the term of this Lease with the consent of Lessor shall be
construed as a tenancy from month to month and shall be otherwise on the same terms and conditions herein contained, as far as applicable. 

43. CAPTIONS. The title or heading to the paragraphs of this Lease is not a part of this Lease and shall have no effect
upon the construction or interpretation of any part thereof. 
 44. BINDING ON SUCCESSORS. The covenants and conditions
contained herein shall, subject to the provisions as to assignment, apply to and bind the heirs, successors, executors, administrators, and assigns of all of the parties hereto, and all of the parties hereto shall be jointly and severally liable
hereunder. 

  
 13 

									
	Dated: Nov. 1, 2015	 	        	 	TEKNOVA, a Corporation
	MCMAR LLC.	 		 		 	
					
	By	 	 /s/ Gerald McCullough
	 		 	By	 	 /s/ Thomas E. Davis

		 		 		 		 	President
					
	By	 	 /s/ Donald Marcus
	 		 	By	 	 /s/ Valerie Westerdale

		 		 		 		 	Secretary
			
	LESSOR	 		 	LESSEE

  
 14 

 EXHIBIT A 

All that real property situated in the city of Hollister, County of San Benito, State of California, particularly described as follows: 

San Benito County Records. Assessor’s Parcel No:
051-15-08 

  
 15 

 LEASE ADDENDUM 

2290 Bert Drive 

Hollister, CA 95023 

Parcel Number,
051-15-08-0 
 THIS LEASE
ADDENDUM is made and executed, in duplicate, at Hollister, California, on the date hereinafter set forth by and between MCMAR, LLC (“Lessor”) and TEKNOVA, a Corporation (“Lessee” or “Alpha Teknova, Inc.”). It is agreed
between the parties hereto that Section 2 of the LEASE AGREEMENT dated November 1, 2015 shall be replaced in its entirety as follows: 

2. TERM. The term of the Lease shall be for ten (10) years, commencing Nov. 1, 2015 and terminating November 1, 2025
unless terminated as provide herein. Upon the 10 year term of this agreement expiring, this agreement will be renewed, if Lessee desires such renewal, for an additional five (5) year period. 

Except as expressly set forth in this Lease Addendum, all terms and conditions of the Lease Agreement shall remain unchanged and in full force
and effect, except as may be modified by written mutual agreement. 
 Dated: February 9, 2017 

 

									
	LESSOR: MCMAR, LLC	 	        	 	LESSEE: ALPHA TEKNOVA, INC.
					
	By	 	 /s/ Donald Marcus
	 		 	By	 	 /s/ Thomas E. Davis

		 	Donald Marcus	 		 		 	Thomas E. Davis
		 	Managing Member of McMar, LLC	 		 		 	President/CEO of Alpha Teknova, Inc.
					
	By	 	 /s/ Gerald McCullough
	 		 	By	 	 /s/ Richard Alan Goozh

		 	Gerald McCullough	 		 		 	Richard Alan Goozh
		 	Member of McMar, LLC	 		 		 	Secretary/Chief Financial Officer of Alpha Teknova, Inc.

 LEASE ADDENDUM 

2290 Bert Drive 
 Hollister, CA
95023 
 Parcel Number
051-15-08-0 
 THE LEASE ADDENDUM is
made and executed, in a duplicate, at Hollister, California, on the date hereinafter set for by and between MCMAR LLC. (“Lessor”) and TEKNOVA, a Corporation (“Lessee”). It is agreed between the parties hereto that
Section 23 PREMISES INSURANCE of the LEASE AGREEMENT dated November 1, 2015 shall be replaced in its entirety as follows: 
 23 PREMISES
INSURANCE. 
 Lessee at its cost shall maintain insurance for all of its personal property, tenant improvements, and alterations. 

Lessor shall maintain a standard Commercial Package Policy covering fire and general liability on the building situated on the premises and Lessee will
reimburse the Lessor for the building insurance. 
 Lessor will request reimbursement for the insurance accompanied by the copy of the policy within 60 days
from the policy bill date and the Lessee will reimburse the Lessor with 30days after receiving the reimbursement request form the Lessor. 
 Lessor and
Lessee hereby release the other from any and all liability for loss or damage insured against under all policies of insurance, now or hereafter during the term hereof existing and purchased by either or both insuring or covering the premises, or any
portion thereof, or Lessee’s operations, and hereby waive all rights of subrogation which the insurer under said policies might otherwise, if at all, have as against the other hereto. 

Dated: February 3, 2020 
  

									
	LESSOR: MCMAR, LLC	 	        	 	LESSEE: ALPHA TEKNOVA, INC
					
	By	 	 /s/ Don Marcus
	 		 	By	 	 /s/ Irene Davis

		 	Don Marcus	 		 		 	lrene Davis, COO
		 	MCMAR, LLC	 		 		 	Alpha Teknova, Inc.EX-10.20

 Exhibit 10.20 

LEASE 
 THIS
LEASE made as of the 1st day of September, 2019 between MEECHES LLC, a Massachusetts limited liability company, of 170 Forbes Blvd., Mansfield, MA 02048 (“Lessor”), and ALPHA TEKNOVA, INC., a Delaware corporation (d/b/a
Teknova), of 2290 Bert Dr. Hollister, CA 95023 (“Lessee”). 
 1.    PREMISES: Lessor leases to Lessee, and Lessee
leases from Lessor, the following premises (“Premises”): 
 The property known and numbered as 170 Forbes, Blvd., Mansfield, MA
02048 and the building located thereon consisting of approximately 23,388 rentable square feet (the “Building”), together with the parking lot, driveways, walkways and all other improvements situated on the land on which the Building is
located, all as shown on the site plan attached hereto as Exhibit A. 
 2.    TERM; DELIVERY CONDITION; EARLY ACCESS: 

(a)    Term. To have and to hold the Premises for a lease term of five (5) years (the “Term”)
commencing on September 1, 2019 (the “Commencement Date”) and ending on August 31, 2024 (the “Expiration Date”). In the event that the initial term of this Lease is extended pursuant to Paragraph 33 below or otherwise by
agreement of the parties, “Term” shall include such extension period. 
 (b)    Delivery Condition.
Lessor shall deliver exclusive possession of the Premises to Lessee free and clear of all tenants and other occupants (other than Lessee) in its as-is condition on the Commencement Date. 

(c)    Improvements. After the Commencement Date, Lessee shall cause all of the improvements (the
“Improvements”) shown on the plans identified on or attached as Exhibit B hereto (the “Plans”) to be completed in accordance will all applicable Laws (as defined in Paragraph 12 below), and a certificate of occupancy (or
the equivalent) permitting use of the Premises for the purposes contemplated by the Plans to be issued and a copy thereof delivered to Lessor. Lessee shall pay the total cost of the Improvements. For the avoidance of doubt, Lessee acknowledges that
all of its obligations under this Lease shall commence as of the Commencement Date, including, without limitation, Lessee’s obligation to pay Base Rent and Lessee’s Tax Obligation (as such terms are defined below), notwithstanding that the
Improvements will be under construction after the Term shall have commenced and that Lessee will be unable to make full use or occupancy of the Premises during such construction period. 

3.    BASE RENT: Commencing as of the Commencement Date, and continuing thereafter on the first day of each calendar month during
the Lease term, Lessee shall make payments to Lessor, or lessor’s designee, monthly as follows (“Base Rent”). Base Rent for any partial calendar month shall be pro-rated based on the number of
days in such calendar month. 
  

					
	 September 1, 2019 - August 31, 2020:
	  	$	 19,907	 
	 September 1, 2020 - August 31, 2021:
	  	$	 20,902	 
	 September 1, 2021 - August 31, 2022:
	  	$	 21,897	 
	 September 1, 2022 - August 31, 2023:
	  	$	 22,893	 
	 September 1, 2023 - August 31, 2024:
	  	$	 23,888	 

  
 1 

 At Lessee’s election, Lessee may make payments of Base Rent and all other amounts payable to Lessor
pursuant to this Lease by ACH or other electronic funds transfer. 
 In case of a failure by the LESSEE to pay Base Rent when due, where such failure shall
continue for five (5) business days after written notice thereof from Lessor to Lessee, LESSEE shall, in addition to said stipulated rent, pay a late fee of $100 plus interest at the rate of five percent (5%) per annum on such delinquent rent
amount(s) until such time as said rent is paid. 
 4.    ADDITIONAL RENT: In addition to the Base Rent, during the Lease Term,
Lessee shall pay to Lessor, as Additional Rent, all Real Estate Taxes (“Lessee’s Tax Obligation”) as provided in this Paragraph 4. 

(a)    For the purposes of this Paragraph 4, the following words and terms shall have the following meaning: 

(i)    “Real Estate Taxes” shall mean all real estate taxes, assessments, and levies, general and
special, ordinary and extraordinary, foreseen and unforeseen, of any kind and nature whatsoever, which at any time during the Lease Term may be assessed, levied, confirmed, imposed upon, or may become due and payable out of or in respect of, all or
any portion of the Premises (including, without limitation, all improvements thereto) other than: (A) municipal, state and federal income taxes (if any); or (B) municipal, state or federal capital levy, gift, estate, succession,
inheritance or transfer taxes; or (C) excess profits or franchise taxes; provided, however, that if at any time during the Lease Term the methods of taxation prevailing at the commencement of the Lease Term shall be altered so
that in lieu of, or as a substitute for, the whole or any part of the taxes, assessments, levies or charges now levied, assessed or imposed on real estate and the improvements thereon, there shall be levied, assessed and imposed a tax, assessment,
levy, imposition or charge, wholly or partially as a capital levy or otherwise, on the rents received therefrom, or measured by or based in whole or in part upon, the Premises and imposed upon Lessor, then all such taxes, assessments, levies,
impositions or charges or the part thereof so measured or based, shall be deemed to be included with the term “Real Estate Taxes”. Real Estate Taxes shall not include any penalties, fines, interest or late charges for Lessor’s failure
to timely pay Real Estate Taxes, except where Lessee shall have failed to timely pay Lessee’s Tax Obligations hereunder (as defined in Paragraph 4(b) below). Real Estate Taxes shall not include any transfer tax imposed on the transfer of
Lessor’s title to the Premises or on the creation or transfer of any Mortgage (as defined in Paragraph 25 below). In the event any Real Estate Taxes (including, without limitation, any assessments or special assessments) may be payable in
installments, then for the purpose hereof (regardless of whether Lessor elects to pay same in installments) Real Estate Taxes for any Tax Year occurring during the Term shall include only those installments that would have become due in such Tax
Year if Lessor opted to pay same in the maximum number of installments permitted. 
 (ii)    “Tax Year”
shall mean each fiscal tax year for Real Estate Taxes commencing July 1st and ending June 30th falling in whole or part during the Term, or such other fiscal tax year as the Town of Mansfield shall hereafter adopt. 

  
 2 

 (iii)    “Tax Statement” shall mean a statement setting
forth in reasonable detail the amount payable by Lessee with respect to Real Estate Taxes for any Tax Year. 

(b)    Lessee shall pay Lessee’s Tax Obligation within thirty (30) days after demand by Lessor accompanied by
the applicable Tax Statement and supporting documentation; provided however, that Lessee shall have no obligation to pay Lessor any portion of Lessee’s Tax Obligation earlier than thirty (30) days before the date the applicable installment
of Real Estate Taxes are payable by Lessor to the applicable taxing authority. Within ninety (90) days after the close of each Tax Year, Lessor shall deliver to Lessee an annual reconciliation statement for such Tax Year, which annual statement
shall show the amounts paid by Lessee for such Tax Year on account of Lessee’s Tax Obligation, the actual Real Estate Taxes for such Tax Year and the actual amount of Lessee’s Tax Obligation, and any appropriate adjustment as may be
necessary to reflect Lessee’s Tax Obligation based on the actual Real Estate Taxes during such Tax Year, including, without limitation, any refund that may be due to Lessee, to be taken as a credit against future payments of Additional Rent due
hereunder, or, at Lessee’s election, as a cash refund to Lessee. Any such reconciliation payments shall be made by one party to the other within thirty (30) days after demand. 

(c)    Appropriate credit against any Lessee’s Tax Obligation (or, at Lessee’s election, cash refund) shall be
given for any refund obtained by reason of a reduction in any Real Estate Taxes by the courts or other governmental agency responsible therefor. The original computation of Lessee’s Tax Obligation, as well as reimbursement or payments of
additional charges, if any, or allowances, if any, under the provisions of this Paragraph 4 shall be based on the original assessed valuations, with adjustments to be made at a later date when the tax refund, if any, shall be paid to Lessor by the
taxing authority. Expenditures for legal fees and for other similar reasonable costs incurred in obtaining the tax refund shall be charged against the tax refund before the adjustments are made for any Tax Year. 

(d)    If the Commencement Date or the expiration or earlier termination of the Term occurs on other than the commencement
or expiration, respectively, of a Tax Year, Lessee’s Tax Obligation shall be pro-rated on a daily basis using a 365 day Tax Year for such purposes. 

(e)    Any payment or refund obligation of Lessee or Lessor applicable to the Term of this Lease shall survive the
expiration or earlier termination of this Lease. 
 5.    PARKING: The parties acknowledge that the entire Premises are demised
to Lessee, including all parking areas therein or thereon. 
 6.    USE: Lessee may use the Premises for the purposes
contemplated by the Plans, and/or for such other uses as shall be permitted by applicable Laws. Without limitation, to the extent permitted by applicable Laws, Lessee may use the Premises for general office purposes, storage, lab testing, research,
development, manufacturing and shipping of all products related to Lessee’s business in cell media, buffers, and reagents. Lessor makes no representation or warranty to Lessee that applicable Laws, including without limitation, zoning laws and
building codes, permit the Premises to be used for the purposes contemplated by the Plans or for any other purpose, and Lessee assumes full responsibility for ensuring that its use of the Premises is permitted by applicable Laws. 

  
 3 

 7.    MAINTENANCE BY LESSEE: Lessee, at Lessee’s sole cost and expense,
shall keep the Premises and every part thereof in good condition and repair, ordinary wear and tear excepted; provided, however, that Lessee shall not be responsible for repairs to the extent such repairs are (i) necessitated by
Lessor’s breach of this Lease, or the negligence or willful misconduct of Lessor or Lessor’s agents, employees or contractors, (ii) capital expenditures pursuant to generally accepted accounting principles (“GAAP”), or
(iii) Lessor’s obligation pursuant to Paragraph 8 below. Lessee shall further be responsible, at its sole cost and expense, for such cleaning and other janitorial services to the Premises as it shall determine, including snow and ice
removal from all walks, driveways and parking areas of the Premises. 
 8.    MAINTENANCE BY LESSOR: Repairs to the Premises
necessitated by fire, earthquake, act of God or the elements or by eminent domain, shall be governed by Paragraphs 20 and 32 below, respectively. Lessor shall repair the Premises if they are of the nature described in items (i) or (ii) of
Paragraph 7 above. Lessor shall repair and maintain in good condition and repair the Base Building (as defined below); provided, however, that to the extent repairs which Lessor is required to make pursuant to this sentence are
necessitated by the negligence or willful misconduct of Lessee or Lessee’s agents, employees or contractors, then, subject to Paragraph 15 below, Lessee shall reimburse Lessor for the reasonable cost of such repair. If, following ten
(10) days written notice from Lessee to Lessor of necessary repair work under this Paragraph 8 (except that no prior notice shall be required in the case of an emergency as reasonably determined by Lessee), Lessor has failed to commence and
diligently pursue to completion the repair, Lessee may perform the repair on Lessor’s behalf and at Lessor’s sole cost and expense. Lessor shall fully reimburse Lessee for all reasonable expenditures made by Lessee on the repairs within
thirty (30) days after demand by Lessee, or, at Lessee’s option, Lessee may offset the amount of such expenditures against the Base Rent and Additional Rent payable pursuant to this Lease. After having actual knowledge thereof, Lessee
shall give prompt notice to Lessor of any repair required of Lessor pursuant to this Paragraph 8 (to the extent Lessor does not already have notice thereof). 

For purposes of this Lease, “Base Building” means the structural portions of the Building (including exterior walls, interior weight bearing walls,
roof, foundation, floor slabs), exterior windows, and all Building systems and equipment, including, without limitation, elevator (if any), plumbing, heating, ventilation, air conditioning, electrical and wiring, security, life safety and power
systems and equipment. 
 9.    CONDITION OF PREMISES AT COMMENCEMENT OF LEASE TERM: Lessee acknowledges that it has inspected
the Premises and accepts it in its present state as of the Commencement Date; provided, however, that the foregoing shall not relieve Lessor from its ongoing maintenance and repair obligations pursuant to this Lease. 

10.    CONDITION OF PREMISES AT END OF LEASE TERM: Lessee shall deliver the Premises at the end of the Lease Term in as good
condition as at the time of commencement of the Lease Term, except for (i) ordinary wear and tear and damage by fire or other casualties or causes beyond Lessee’s control, (ii) repairs which are Lessor’s obligation pursuant to
this Lease, and (iii) Lessee’s right to remove the Removable Property (as defined in Paragraph 16 below) from the Premises upon the expiration or earlier termination of this Lease as provided in Paragraphs 16 and 34 below. 

  
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 11.    UTILITIES: Lessee shall pay for all of the utilities consumed at the
Premises including, but not limited to, electricity, gas, and water and sewer. 
 12.    COMPLIANCE WITH LAW: Lessee shall abide
by all valid laws, orders, rules and regulations of governmental authorities (collectively, “Laws”) in relation to the Premises, including, but not limited to, all Laws relating to safety, health and sanitation, Hazardous Materials (as
such term is defined in M.G.L. 21E) and the operation of the type of business conducted on the Premises by Lessee. Notwithstanding the foregoing, Lessee shall not be required to perform any compliance work to the Base Building, nor shall Lessee be
obligated to perform any other compliance work to the extent (i) required by reason of Lessor’s breach of this Lease, or the negligence or willful misconduct of Lessor or Lessor’s agents, employees or contractors, (ii) the same
would constitute capital expenditures pursuant to generally accepted accounting principles (“GAAP”), or (iii) the same are Lessor’s obligation pursuant to Paragraph 8 above. In addition, notwithstanding the foregoing or anything
to the contrary contained in this Lease, in no event shall Lessee have any obligation to perform any compliance work (or otherwise have any liability whatsoever) with respect to any Hazardous Materials (as such term is defined in M.G.L. 21E)
existing in or upon the Premises prior to the Commencement Date or released or otherwise located upon the Premises, whether prior to or after the Commencement Date, by any party other than Lessee or its agents, employees or contactors. 

13.    PUBLIC LIABILITY INSURANCE: During this Lease term, Lessee shall maintain commercial general liability insurance with
minimum coverages of One Million Dollars ($1,000,000.00) per occurrence combined single limit for bodily injury and property damage, with a Two Million Dollars ($2,000,000.00) general aggregate limit, plus umbrella coverage of Four Million Dollars
($4,000,000.00), for injuries to, or illness or death of, persons and damage to property occurring in or about the Premises. Lessee shall furnish Lessor with a certificate evidencing such insurance coverage at the Commencement Date and annually
thereafter on or before the renewal date of each such policy of insurance. Should there be a change in the law or a material change to the condition and/or use of the Premises, or other factor which exposes the Lessor to increased liability, Lessor
may require Lessee to provide additional insurance as Lessor may deem reasonably necessary during the Term to provide coverage for any increased liability. Lessor shall be named as an additional named insured on all policies of insurance required by
this Lease. All insurance certificates required by this paragraph shall provide that such policies shall not be canceled without at least ten (10) days prior written notice to the Lessor, or, if such provision shall not be obtainable on the
certificates, Lessee shall give written notice to Lessor of any notice of cancellation promptly after Lessee has knowledge thereof. 

14.    CASUALTY INSURANCE: Lessee agrees to keep the Premises insured against loss or damage by fire and such other risks as are
insurable under then available standard forms of “special form” (previously known as “all risk”) insurance policies (excluding earthquake and flood) with replacement cost endorsement (excluding the land and the footings,
foundations and installations below the basement level). Lessee shall furnish Lessor with a certificate evidencing such insurance coverage at the Commencement Date and annually thereafter on or before the renewal date of each such policy of
insurance. All insurance certificates required by this paragraph shall provide that such policies shall not be canceled without at least ten (10) days prior written notice from the insurance carrier to the Lessor or, if such provision shall not
be obtainable on the certificates, Lessee shall give written notice to Lessor of any notice of cancellation promptly after Lessee has knowledge thereof. 

  
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 15.    WAIVER OF SUBROGATION: Each party to this Lease waives any and every claim
which arises or may arise in its favor against the other party during the Term for any property damage to the extent that such loss or damage is from a peril of the kind covered under the property insurance policies required to be carried by Lessee
pursuant to Paragraph 14 above, regardless of whether such loss is actually fully covered by such insurance policies. Without limitation, Lessor acknowledges that it shall look solely to the insurance maintained by Lessee pursuant to Paragraph 14
above for recovery on account of any loss or damage to the Building or other improvements in or on the Premises, and waives all right of recovery against Lessee. To the extent that such waivers will preclude the assignment of any aforesaid claim by
way of subrogation or otherwise to an insurance company (or any other person), each party agrees to provide any insurance company, which has issued a property insurance policy required by this Lease, with written notice of the terms of such mutual
waivers, and to cause such insurance policies to be properly endorsed, if necessary, to prevent the invalidation of such insurance coverages. 

16.    FIXTURES: All equipment and trade fixtures installed by or for Lessee at the Premises, shall be and be and remain the
property of Lessee, regardless of whether installed as part of the Improvements or subsequently installed in the Premises by Lessee. All such equipment and trade fixtures, regardless of the method of attachment or incorporation into the Premises,
are referred to herein as the “Removable Property”. At the expiration or earlier termination of this Lease, Lessee, at its option may elect to (i) remove from the Premises and retain for its own account, any or all of the Removable
Property, or (ii) leave at the Premises any or all of the Removable Property, whereupon the same shall be deemed the property of Lessor. If Lessee shall elect to remove any of the Removable Property, Lessee shall, at its sole cost and expense,
repair any damage to the Premises resulting from the removal. 
 17.    PERSONAL PROPERTY AT LESSEE’S RISK. All personal
property, equipment, inventory and the like of the Lessee from time to time upon the Premises shall be at the sole risk of Lessee and Lessor shall not be liable for any damage which may be caused to such property or the Premises for any reason
including, without limitation, the bursting or leaking of or condensation from any plumbing, cooling or heating pipe or fixture, except to the extent caused by the negligence or willful misconduct of Lessor or its agents, employees or contractors
(but subject to Paragraph 15 above). 
 18.    ASSIGNMENT AND SUBLETTING: Lessee may not assign this Lease or sublet all or part
of the Premises without the express written consent of the Lessor, which consent shall not be unreasonably withheld and shall be granted or reasonably withheld by Lessor (with its reasons therefor) by written notice to Lessee within ten
(10) business days after Lessee’s request. If Lessor shall fail to respond to Lessee’s request for consent within the aforesaid ten (10) business day period, Lessor’s consent shall be deemed to have been granted. 

Notwithstanding the foregoing, without Lessor’s consent Lessee may assign this Lease or sublet all or any part of the Premises to any
partnership, corporation or other entity that controls, is controlled by, or is under common control with Lessee or Lessee’s parent (control being defined for such purposes as ownership of at least fifty percent (50%) of the equity interests
in, or the power to direct the management of, the relevant entity) or to any partnership, corporation or other entity resulting from a merger or consolidation with Lessee or Lessee’s parent, or to any person or entity that acquires
substantially all the assets (including by means of a purchase of all or substantially all of Lessee’s stock or other applicable ownership interests) of Lessee. 

  
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 Any sublease or assignment notwithstanding, Lessee shall remain liable for all obligations
due to Lessor under the Lease upon any default of any such obligation by Lessee’s subtenant and/or assignee. 

19.    SUBORDINATION: See Paragraph 25 below. 

20.    DAMAGES TO PREMISES: In the event the Premises shall be damaged by fire or other casualty during the term of this Lease,
after having knowledge thereof Lessee shall give prompt notice thereof in writing to Lessor. If the damage is only to portions of the Premises other than the Building, Lessor shall promptly commence and pursue to completion restoration of the damage
and neither party shall have a right to terminate this Lease by reason thereof. If all or substantially all of the Building shall be damaged by such fire or other casualty, this Lease shall terminate as of the date of such damage. Should fifty
percent (50%) or less of the rentable area of the Building be damaged by any such fire or casualty, Lessor shall restore the Building. If in excess of fifty percent (50%) of the Building is damaged, Lessor may, at its sole option, determine whether
to restore the Building or to terminate this Lease. Lessor shall give notice of its election to restore or terminate by notice to Lessee within thirty (30) days of the date of the damage. If Lessor has elected to restore the Building, Lessor
shall include in its notice its reasonable estimate of the time required from the date of the damage to complete the restoration work (the “Restoration Period”). If the Restoration Period is more than ninety (90) days, and Lessor does
not give notice terminating this Lease within the thirty (30) day period provided above, then Lessee may give notice to Lessor, within thirty (30) days after the expiration of the aforesaid thirty (30) day period, terminating this
Lease as of the date specified in Lessee’s termination notice, which termination date shall not be before the date of such notice or more than ninety (90) days after the date of Lessee’s termination notice. 

If Lessee ceases to use any portion of the Premises as a result of any fire or other casualty, then during the period the Premises or portion
thereof are not so used, Lessee’s Base Rent and Additional Rent shall be proportionately reduced based upon the extent to which the damage and repair prevents Lessee from conducting, and Lessee does not conduct, its business at the Premises.

 If Lessee has failed to maintain insurance in the amounts required by this Lease, or if any act or omission by Lessee reduces the amount
of insurance available to Lessor for any restoration work required of it pursuant to this Paragraph 20, Lessee shall be solely responsible for the costs of restoring the Premises over and above the available insurance. Any deductible amount shall be
paid by Lessor and Lessee shall have no liability for the same. 
 21.    REMEDIES ON DEFAULT: Upon Lessee’s monetary
default after fifteen (15) days written notice of such default, or Lessee’s continued default under any other provision of this Lease after thirty (30) days written notice of such default (or such longer period as shall be reasonably
necessary to cure such default given the nature thereof), Lessor may, to the extent allowed by applicable Law, immediately terminate and re-enter and possess the Premises without waiving any other remedy or
remedies available to it under the laws of the Commonwealth of Massachusetts. Lessor may exercise any and all remedies available pursuant to applicable Law. 

  
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 To the extent provided by applicable Law, Lessee shall be liable to Lessor for all damages and costs,
including reasonable attorney’s fees, caused by Lessee’s default. Notwithstanding anything to the contrary contained in this Paragraph 21, Lessor shall have the obligation to mitigate its damages hereunder, and without limitation, if
Lessor shall terminate this Lease by reason of Lessee’s default hereunder, in no event shall Lessor be entitled to damages on account of Lessee’s remaining rental obligation hereunder which exceed the fair market rental value of the
Premises for the balance of the Term. 
 In addition, and without waiving the preceding paragraph, if any default by Lessee shall continue
beyond the expiration of the applicable notice and cure period set forth above, Lessor may, at Lessor’s sole option, make any payment, or take any action, which Lessee is obligated to undertake under the terms of this Lease, provided that
Lessor shall provide Lessee with not less than ten (10) business days’ prior written notice that Lessor will make such payment or perform such obligation on Lessee’s behalf if the same is not paid or performed by Lessee prior to the
expiration of such ten (10) business day notice period. This paragraph shall include, but not be limited to, the right of the Lessor to pay insurance premiums, and reasonable charges for repair and maintenance of the Premises upon the failure
of the Lessee to do so within the period allowed pursuant to the foregoing. Lessor shall be entitled to recover from Lessee, any and all reasonable costs and expenses, including, but not limited to, reasonable attorney’s fees, which Lessor
incurs as a result of making any such payment or taking any such action, plus interest, at the rate of five percent (5%) per annum on any amounts expended by Lessor under this paragraph from the date that the Lessor forwards to Lessee proof of any
such payment. By making any such payment, or taking any such action, Lessor shall not be deemed to have waived Lessee’s default. 

Lessor shall provide to Lessee a copy of any and all notices from third parties of any act or omission by the Lessee which constitutes a
default under any provision of this Lease or of any act or omission of the Lessee which, if left uncured, will constitute a breach of any such condition upon the passage of time or otherwise. 

22.    ENVIRONMENTAL MATTERS: Lessor represents and warrants to Lessee that there is no condition at the Premises which would
violate any Law applicable to Hazardous Materials, including but not limited to M.G.L.c. 21E, and that Lessor has provided a written environmental report to Lessee dated July 18, 2019, prepared by EBI Consulting, titled Phase I Environmental
Site Assessment, which confirms the accuracy of such representation and warranty. 
 Lessee hereby indemnifies and holds harmless Lessor
from any and all claims, actions, demands, losses, costs, expenses, liabilities, penalties, and/or damages, including counsel fees (hereinafter “Damages”) arising from, or in any way related to, the release of oil, gasoline and/or any
Hazardous Material and/or the existence of any material or other environmental condition in violation of applicable law in, on or under the Premises, which may occur on or after the Commencement Date by reason of the negligent acts or omissions of
Lessee or its agents, employees or contractors; provided, however, that the foregoing indemnity shall not include, nor shall Lessee have any liability whatsoever with respect to (i) any Hazardous Materials existing in or upon the
Premises prior to the Commencement Date or (ii) released or otherwise located upon the Premises, whether prior to or after the Commencement Date, by any party other than Lessee or its agents, employees or contactors, and Lessor hereby
indemnifies and holds harmless Lessee from and against any and all Damages by reason of the matters in the foregoing clauses (i) and (ii). 

  
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 “Damages” shall include, but are not limited to: 1) the cost of an investigation
related to any material or other environmental condition in, on or under the Premises; 2) the cost of avoiding or opposing the imposition of such an investigation; 3) the cost of remedying any such condition; and, 4) damages to the Premises or to
the property or person of third parties. 
 The provisions of this Paragraph 22 shall survive the expiration or earlier termination of the
Lease. 
 23.    NOTICE: All monies payable and notices required to be given under this Lease to Lessor shall be paid and given
at, or mailed to, the Lessor’s address listed above, Attn: Ted Davis, or at such other place as Lessor shall from time to time specify by written notice to Lessee. All notices given under this Lease to Lessee shall be given at or mailed to the
Lessee’s address listed above, Attn: Greg Radon, or at such other place as Lessee shall specify by written notice to Lessor. All notices by either party to the other shall be given in writing (whether or not so specified elsewhere in this
Lease), by personal delivery, or by United States Registered or Certified Mail, postage and fee prepaid, return receipt requested, or by nationally recognized overnight courier service, such as Federal Express. All notices shall be deemed given when
delivered to the applicable address or when receipt is refused. 
 24.    ALTERATIONS AND IMPROVEMENTS: Lessee shall not be
permitted to make any alterations, additions or improvements (“Alterations”) to the Premises without the prior written consent of Lessor, which consent shall not be unreasonably withheld and shall be granted or reasonably withheld by
Lessor (with its reasons therefor) by written notice to Lessee within fifteen (15) business days after Lessee’s request. If Lessor shall fail to respond to Lessee’s request for consent within the aforesaid fifteen (15) business
day period, Lessor’s consent shall be deemed to have been granted. Failure of Lessee to remove (by payment or bond or otherwise), within thirty (30) days of notice to Lessee of imposition, any lien against the Premises and/or the property
resulting from any Alterations performed by or on behalf of the Lessee (other than by Lessor), shall constitute an event of default. Lessor hereby grants its consent to the Improvements. 

Notwithstanding the foregoing, or anything to the contrary contained elsewhere in this Lease, Lessee shall have the right, without
Lessor’s consent, to make any Alteration that is (i) decorative in nature (such as paint, carpet or other wall or floor finishes, movable partitions or other such work), or does not otherwise materially affect the Base Building. For
purposes of the foregoing, without limitation, an Alteration shall not be deemed to materially affect the Base Building if the total hard costs of such Alteration do not exceed Fifty Thousand Dollars ($50,000.00). 

Prior to commencing any Alterations under this Paragraph, Lessee shall secure all necessary permits and provide copies thereof to Lessor.
Lessee shall cause all contractors performing any Alterations for Lessee to carry reasonable limits of liability and workers compensation insurance. 

Lessee shall indemnify and hold the Lessor harmless from any and all damages and personal injuries resulting from any Alterations, and work
associated therewith, undertaken by Lessee. This indemnification and hold harmless provision shall survive the expiration or earlier termination of this Lease. 

  
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 All Alterations by Lessee shall be performed in a work in a good and workmanlike manner,
employing materials of good quality and complying with all governmental requirements. 
 25.    RIGHTS OF MORTGAGEES. 

(a)    Subject to Lessees receipt of a subordination, non-disturbance and
attornment agreement as set forth below, this Lease shall be subordinate to any mortgage, deed of trust or ground lease or similar encumbrance (collectively, a “Mortgage”) from time to time encumbering the Premises, whether executed and
delivered prior to or subsequent to the date of this Lease, unless the holder of such Mortgage (the “Mortgagee”) shall elect otherwise. If this Lease is subordinate to any Mortgage and the Mortgagee shall succeed to the interest of Lessor
pursuant to the Mortgage (such Mortgagee or other party, a “Successor”), at the election of the Successor, Lessee shall attorn to the Successor and this Lease shall continue in full force and effect between the Successor and Lessee. Not
more than fifteen (15) business days after Lessor’s written request, Lessee agrees to execute such instruments of subordination or attornment in confirmation of the foregoing agreement as the Mortgagee may reasonably request. 

Lessor represents and warrants to Lessee that there is no Mortgage in place with respect to the Premises as of the date of this Lease.
However, following the execution and delivery of this Lease by Lessor and Lessee, Lessor intends to finance the Premises with a loan from First Republic Bank (the “First Republic Mortgage”). 

Notwithstanding the foregoing, the subordination of this Lease to a Mortgage (including, without limitation, the First Republic Mortgage)
shall be conditioned upon delivery to Lessee, at Lessor’s sole cost and expense, of a written subordination, non-disturbance and attornment agreement executed and acknowledged for recordation by the
Mortgagee in form reasonably acceptable to Lessee providing that in the event that the Mortgagee or any other party shall succeed to the interest of Lessor hereunder pursuant to such Mortgage, so long as no event of default exists and continues
hereunder beyond the expiration of any applicable notice and cure period, Lessee’s right to possession of the Premises shall not be disturbed and Lessee’s other rights hereunder shall not be adversely affected by any foreclosure of such
Mortgage, and such Successor shall assume Lessor’s obligations under this Lease thereafter arising. 
 (b)    With
reference to any assignment by Lessor of Lessor’s interest in this Lease, or the rents payable hereunder, conditional in nature or otherwise, which assignment is made to a Mortgagee, Lessee agrees that the execution thereof by Lessor, and the
acceptance thereof by the Mortgagee, shall never be treated as an assumption by such Mortgagee of any of the obligations of Lessor hereunder unless such Mortgagee shall, by notice sent to Lessee, specifically otherwise elect and such holder shall be
treated as having assumed Lessor’s obligations hereunder only upon foreclosure of such Mortgage and the taking of possession of the Premises. Except as provided herein, in the event of any transfer of title to the Premises by Lessor, Lessor
shall thereafter be entirely freed and relieved from the performance and observance of all covenants and obligations hereunder thereafter arising. 

  
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 (c)    Lessee shall not seek to enforce any remedy it may have to
terminate this Lease for any default on the part of Lessor without first giving written notice by certified mail, return receipt requested, specifying the default in reasonable detail to any Mortgagee whose address has been given to Lessee for such
purpose, and affording such Mortgagee a reasonable opportunity to perform Lessor’s obligations hereunder. Notwithstanding any such attornment or subordination of a Mortgage to this Lease, the Mortgagee shall not be liable for any acts of any
previous lessor, shall not be obligated to install any lessee improvements, and shall not be bound by any amendment to which it did not consent in writing nor any payment of rent made more than one month in advance. 

26.    ESTOPPEL CERTIFICATES. From time to time, upon not less than fifteen (15) days prior written request by Lessor, Lessee
agrees to execute and deliver to Lessor, for delivery to a prospective purchaser or Mortgagee of the Premises or to any assignee of any Mortgage of the Premises, a statement in writing certifying: (a) that this Lease is un-amended (or, if there have been any amendments, stating the amendments); (b) that it is then in full force and effect, if that be the fact; (c) the dates to which Base Rent and Additional Rent have been
paid; (d) any defenses, offsets and counterclaims which Lessee, at the time of the execution of said statement, believes that Lessee has with respect to Lessee’s obligation to pay Rent and to perform any other obligations under this Lease
or that there are none, if that be the fact; and (e) to Lessee’s actual knowledge, such other statements of fact regarding this Lease as may reasonably be requested. Any such statement may be relied upon by such prospective purchaser or
Mortgagee of the Premises, or any assignee of any Mortgagee of the Premises. 
 27.    NOTICE OF LEASE: Lessee agrees not to
record this Lease, but, if the Lease Term is seven (7) years or longer, each party hereto agrees, on the request of the other, to execute a notice of lease in recordable form and complying with applicable law. In no event shall such document
set forth the rent or other charges payable by Lessee under this Lease; and any such document shall expressly state that it is executed pursuant to the provisions contained in this Lease, and is not intended to vary the terms and conditions of this
Lease. At Lessor’s request, promptly upon expiration of or earlier termination of the Lease Term, Lessee shall execute and deliver to Lessor a release of any document recorded in the real property records for the location of the Premises
evidencing this Lease. The obligations of Lessee under this Paragraph 27 shall survive the expiration or any earlier termination of the Lease Term. 

28.    ATTORNEYS FEES. In the event of any action or proceeding between Lessor and Lessee to enforce any provision of this Lease,
the losing party shall pay to the prevailing party all costs and expenses, including, without limitation, reasonable attorneys’ fees and expenses, incurred in such action and in any appeal in connection therewith by such prevailing party. The
“prevailing party” will be determined by the court before whom the action was brought based upon an assessment of which party’s major arguments or positions taken in the suit or proceeding could fairly be said to have prevailed over
the other party’s major arguments or positions on major disputed issues in the court’s decision. 
 29.    CROSS
INDEMNIFICATION: Lessee shall indemnify, defend and hold Lessor harmless from and against any and all claims against Lessor made by or on behalf of any individual or entity for any injury or damage arising from Lessee’s acts or omissions if
the injury or damage resulted from 1) any negligent, reckless or intentional conduct by Lessee or its agents, employees, contractors, or invitees, or 2) Lessee’s violation of any provision of this Lease. Lessee, upon notice from Lessor, shall
defend Lessor against any such claim in a manner reasonably satisfactory to Lessor. 

  
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 Lessor shall indemnify, defend and hold Lessee harmless from and against any and all claims
against Lessee made by or on behalf of any individual or entity for any injury or damage arising from Lessor’s acts or omissions if the injury or damage resulted from 1) any negligent, reckless or intentional conduct by Lessor or its agents,
employees, contractors, or invitees, or 2) Lessor’s violation of any provision of this Lease. Lessor, upon notice from Lessee, shall defend Lessee against any such claim in a manner reasonably satisfactory to Lessee. 

This Paragraph 29 shall survive the termination of the Lease. 

30.    SIGNS: Lessee shall have the right to install any signs it shall desire upon the Building or in or upon the balance of the
Property, all without the consent of Lessor. Any such signs shall be installed by Lessee in conformity with, and subject to, all local and state laws and ordinances at Lessee’s sole cost and expense. Lessee shall obtain all necessary permits
and authorizations to install and maintain any such signs. Lessee shall be solely responsible for the maintenance and repair of all signs and poles, stanchions, etc. to which they are affixed. Upon the expiration or earlier termination of this
Lease, Lessee shall, at its sole cost and expense, remove all such signage and repair any damage to the Premises caused by such removal. 

31.    RIGHT OF ENTRY: Lessor may enter onto the Premises during normal business hours, after reasonable prior written notice to
Lessee (which shall be at least three (3) business days), for the purpose of inspecting the Premises, showing the Premises to appraisers, bankers, contractors and other persons in relation to any potential or actual financing or sale of the
Premises, and the maintenance of the Premises in accordance with the provisions of this Lease. Lessor may enter the Premises at any time if same have been abandoned by the Lessee, or if in Lessor’s reasonable judgment an emergency exists at the
Premises and such emergency is not being addressed by Lessee. Lessor shall not unreasonably disturb Lessee’s conduct of business at the Premises in connection with any such entry. Lessee shall have the right to have a representative accompany
any such entry. Lessee shall have the right to designate secured areas of the Premises which shall not be accessed by Lessor as provided above except in the event of emergency. In all cases of Lessor’s entry pursuant to this Paragraph 31,
Lessor shall comply with Lessee’s reasonably security procedures and requirements. Without limitation, Lessor’s indemnity pursuant to Paragraph 29 above shall apply in connection with Lessor’s exercise of its entry rights pursuant to
this Paragraph 31. 
 32.    CONDEMNATION: In the event that the Premises or any material portion thereof is taken or condemned
for a public or quasi-public use, Lessee shall be entitled to terminate this Lease by providing Lessor notice of such termination within thirty (30) days of Lessee having notice of such taking or condemnation. Should Lessee fail to provide
Lessor with said notice this Lease Agreement shall, as to the part so taken, terminate as of the date title shall vest in the condemnor, and rent shall abate in proportion to the square footage of the Premises taken or condemned or shall cease if
the entire Premises is taken or condemned. In either event, Lessee waives all claims against Lessor by reason of the complete or partial taking of the Premises. In the event that only a portion of the Premises is taken and this Lease is not
terminated by reason thereof, Lessor, at Lessor’s sole cost and expense, shall perform any restoration work required to the Premises. 

  
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 All condemnation awards and all proceeds of a sale in lieu thereof shall belong to Lessor,
whether damages shall be awarded as compensation for diminution in the value of Lessor’s leasehold, for improvements, or for the fee of the Premises. However, Lessor shall not be entitled to any award for loss of Lessee’s leasehold in the
Premises or Lessee’s trade fixtures, equipment or other property (including the Removable Property) or for damages for cessation or interruption of Lessee’s business or Lessee’s relocation costs, to the extent such damages are awarded
separate and apart from other damages. 
 33.    OPTION TO EXTEND LEASE TERM. Lessee shall have the right and option, which
option shall not be severed from this Lease or separately assigned, mortgaged or transferred, at its election, to extend the initial Lease Term for one (1) additional period of five (5) years (the “Extension Period”) commencing
upon the expiration of the initial Lease Term, provided that (a) Lessor shall receive written notice from Lessee of the exercise of its election at least six (6) months prior to the expiration or the initial Lease Term, and (b) no
default by Lessee beyond the expiration of any applicable notice and cure period shall exist at the time of Lessor’s receipt of such notice. If Lessor shall receive notice of the exercise of the election in the manner and within the time
provided aforesaid, the Term of the Lease shall be extended for the Extension Period upon the receipt of the notice without the requirement of any action on the part of Lessor or Lessee, except as may be required in order to determine Base Rent as
hereinafter provided. Except for the amount of Base Rent (which is to be determined as hereinafter provided), all the terms, covenants, conditions, provisions and agreements contained in this Lease shall be applicable to the Extension Period, except
that there shall be no further options to extend the Lease Term nor shall Lessor be obligated to make or pay for any improvements to the Premises nor pay any inducement payments of any kind or nature except as determined as applicable to the
“fair market rent” as determined below. Lessor hereby reserves the right, exercisable by Lessor in its sole discretion, to waive (in writing) any condition precedent set forth in clauses (a) or (b) above. Time is of the essence with
respect to the exercise of the option contained herein. Lessee shall not have the right to give any notice exercising such option after the expiration of the applicable time limitation set forth herein, and any notice given after such time
limitation purporting to exercise such option shall be void and of no force or effect. 
 The Base Rent payable hereunder during the
Extension Period shall be adjusted as of the commencement of the Extension Period so as to equal the then “fair market rent” for the Extension Period as mutually determined by Lessor and Lessee through the process of negotiation. The term
“fair market rent” shall mean the rental rate for comparable premises in the Greater Boston area, on an arms’ length basis between unrelated parties, taking into consideration all factors typically considered by brokers in determining
fair market rent, including (and giving Lessee the benefit of) all market concessions and inducements, such as tenant improvement allowances and free rent periods. 

Notwithstanding anything to the contrary contained herein, however, if for any reason Lessor and Lessee shall not agree in writing upon the
“fair market rent” for the Extension Period at least three (3) months prior to the commencement of the Extension Period, then the fair market rent for the Premises shall be determined by licensed real estate brokers having at least
ten (10) years’ experience in the leasing of similar commercial real estate in the Greater Boston, Massachusetts area, one such broker to be designated by each of Lessor and Lessee. If either party shall fail to designate its broker by
giving notice of the name of such broker to the other 

  
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party within fifteen (15) days after receiving notice of the name of the other party’s broker, then the broker chosen by the other party shall determine the fair market rent and his
determination shall be final and conclusive. If the brokers designated by Lessor and Lessee shall disagree as to the fair market rent, but if the difference between their estimates of fair market rent shall be five percent (5%) or less of the
greater of the estimates, then the average of their estimates shall be the fair market rent for purposes hereof. If the brokers designated by the parties shall disagree as to the amount of fair market rent, and if their estimates of fair market rent
shall vary by more than five percent (5%) of the greater of said estimates, then they shall jointly select a third broker meeting the qualifications set forth above (but who is independent and has not previously acted for any party hereto or any of
its affiliated persons or entities) and the third broker shall independently determine the fair market rent (without knowledge of the determination of the fair market rent by Lessor’s broker or Lessee’s broker). If the value determined by
the third broker is the average of the values proposed by Lessor’s broker and Lessee’s broker, the third broker’s determination of fair market rent shall be the fair market rent. If such is not the case, fair market rent shall be the
rent proposed by whichever of Lessor’s broker or Lessee’s broker is closest to the determination of fair market rent by the third broker. Lessor and Lessee shall each pay for the services of its broker, and if a third broker shall be
chosen, then Lessor and Lessee shall each pay for one half of the services of the third broker. 
 34.    SURRENDER: Lessee shall
at the expiration or the termination of this lease remove all Lessee’s equipment and other personal property from the Premises, (including, without limitation, all signs and lettering affixed or painted by the Lessee, either inside or outside
of the Premises). Lessee shall deliver to Lessor the Premises and all keys, locks thereto, and other fixtures connected therewith and all Alterations in the same condition as they were at the commencement of the term, or as they were put in during
the term hereof, reasonable wear and tear and damage by fire or other casualty, and repairs which are Lessor’s obligation pursuant to this Lease excepted; provided, however, that at Lessee’s option, Lessee may remove from the Premises (or
leave in place, as it shall elect) any or all of the Removable Property. In the event of the Lessee’s failure to remove any of Lessee’s property from the Premises, where such failure continues for ten (10) business days after notice
thereof from Lessor to Lessee, Lessor is hereby authorized, without liability to Lessee for loss or damage thereto, and at the sole risk of Lessee, to remove and store any of the property at Lessee’s expense, or to retain same under
Lessor’s control or to sell at public or private sale, without notice, any or all of the property not so removed and to apply the net proceeds of such sale to the payment of any sum due hereunder, or to destroy such property. 

35.    HOLDOVER BY LESSEE: Lessee agrees that if Lessee remains in possession of the Premises after the termination of this Lease,
Lessee shall be a tenant at sufferance under the terms and conditions herein contained in this Lease as far as applicable and shall be required to pay to the Lessor as Base Rent 150% of the Base Rent set forth in the Lease in effect immediately
prior to such termination. The acceptance by Lessor of such payments from Lessee shall be for use and occupancy only and shall not create a tenancy-at-will nor
constitute an acceptance by Lessor of Lessee as a tenant-at-will or waiver by Lessor of any or all rights which Lessor has under this Lease or against Lessee generally.

 36.    NON-WAIVER: Except as otherwise provided herein, failure on the part of either
party hereto to complain of any action or non-action on the part of the other party hereto, no matter how long the same may continue, shall never be deemed to be a waiver by the first party of any

  
 14 

 
of his rights hereunder and shall not be construed as a waiver of that or any subsequent default, nonperformance or defective performance. Further , it is covenanted and agreed that no waiver at
any time of any of the provisions hereof by either party hereto shall be construed as a waiver at any subsequent time of the same provisions . The consent or approval of either party hereto to or of any action shall not be deemed to waive or render
unnecessary such party’s consent or approval to or of any subsequent similar act by the other party hereto. 
 37.    TIME OF
ESSENCE: Except for force majeure delays, and subject to the express terms of this Lease, time is of the essence with respect to the performance of every provision of this Lease on the part of each party hereto. 

38.    INTEGRATION: This Lease, including the Exhibits attached hereto and hereby made a part hereof , constitutes the
entire contract between the parties. There are no other understandings, representations or warranties , written or oral, relating to the subject matter of this Lease which shall obligate any of the parties. 

39.    MODIFICATION OR AMENDMENT: No waiver, release , modification or amendment of any of the terms, conditions or
provisions of this Lease shall be valid or effective unless in writing, duly executed by Lessor and Lessee. 
 40.    GOVERNING
LAW: This Lease shall be governed by the law of the Commonwealth of Massachusetts. 
 IN WITNESS WHEREOF, the parties hereto have
set their hands the day and year first above written. 
  

					
	Lessor:	  		 	Lessee:
			
	MEECHES, LLC,	  		 	ALPHA TEKNOVA, INC.,
	a Massachusetts limited liability company	  		 	a Delaware corporation
			
	By: /s/ Thomas E.
Davis                                        
              	  		 	By: /s/ Irene
Davis                                        
              
	Thomas E. Davis, Manager	  		 	Irene Davis, Chief Operating Officer

  
 15 

 EXHIBIT A 

SITE PLAN 
 EXHIBIT B

 THE PLANS (to be attached or identified) 

  
 16

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