Document:

EX-10.21

 Exhibit 10.21 

STANDARD NNN LEASE 

[MULTI-TENANT PROJECT] 

 

							
	1.	 	BASIC LEASE PROVISIONS.
				
		 	1.1	 	DATE FOR REFERENCE PURPOSES:	  	July 22, 2016
				
		 	1.2	 	LANDLORD:	  	Gray Peak Fork, LLC, a Nevada limited liability company and Gray Peak Fork, Series A, LLC, A Nevada Limited Liability company, jointly and severally
				
		 	1.3	 	TENANT:	  	SutroVax, Inc., a Delaware corporation
				
		 	1.4	 	BUILDING ADDRESS:	  	353 Hatch Drive, Foster City, California
				
		 	1.5	 	SUITE NUMBER:	  	n/a
				
		 	1.6	 	RENTABLE AREA OF PREMISES:	  	Approximately 13,173 square feet
				
		 	1.7	 	USE:	  	Administrative and staff offices, research and development, laboratory, production, training, sales, and related legal uses.
				
		 	1.8	 	TERM:	  	Sixty (60) months
				
		 		 		  	Two (2), 30-month options to extend
				
		 	1.9	 	COMMENCEMENT DATE:	  	September 1, 2016
				
		 	1.10	 	MONTHLY BASE RENT:	  	Commencement Date through
				
		 		 		  	 12th full calendar month: $32,932.50

13th – 24th
month:            $33,920.48
 25th – 36th month:            $34,938.09
 37th – 48th month:            $35,986.23

49th – 60th
month:            $37,065.82

				
		 	1.11	 	SECURITY DEPOSIT:	  	$197,595
				
		 	1.12	 	TENANT’S SHARE:	  	40%
				
		 	1.13	 	REAL ESTATE BROKER:	  	
				
		 		 	 LANDLORD:
	  	Coldwell Banker Commercial
				
		 		 	 TENANT:
	  	VentureSite
				
		 	1.14	 	EXHIBITS ATTACHED TO LEASE:	  	 Exhibit A – “Premises”;
 Exhibit
B – “Project Site”
 Exhibit C – “Verification Letter”

				
		 	1.15	 	ADDRESSES FOR NOTICES:	  	
				
		 		 	 LANDLORD:
	  	 Fred C. Bertetta, III
 President

Gray Peak Fork, LLC
 1300 Industrial Road, Suite 2

San Carlos, CA 94070

				
		 		 	 TENANT:
	  	 Prior to the Commencement Date:
 Grant E.
Pickering
 President & CEO
 400 E Jamie Ct, Suite
205
 S San Francisco, CA 94080
  

After the Commencement Date:
 Grant E. Pickering,
President & CEO
 Premises

 1.16 INTERPRETATION. The Basic Lease Provisions
shall be interpreted in conjunction with all of the other terms and conditions of this Lease. Other terms and conditions of this Lease modify and expand on the Basic Lease Provisions. If there is a conflict between the Basic Lease Provisions and the
other terms and conditions of this Lease, the other terms and conditions shall control. 
 2.
PREMISES. 
 2.1 LEASE
OF PREMISES AND DEFINITION OF PROJECT. The “Premises” shall mean the area shown on Exhibit “A” to this Lease.
Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, upon all of the conditions set forth herein the Premises, together with certain rights to the Common Areas (as defined below) as hereinafter specified. The building of which
the Premises is a part (the “Building”), the Common Areas, and the land upon which the same are located (which may be multiple parcels), along with all other buildings and improvements designated by Landlord are herein collectively
referred to as the “Project.” The Project is depicted on Exhibit “B”. 
 2.2
CALCULATION OF SIZE OF BUILDING AND PREMISES. While the approximate square footage of the Premises may have been
used in the marketing of the Premises for purposes of comparison, the Base Rent stated herein is not tied to square footage and is not subject to adjustment should the actual size be determined to be different. The Premises shall be deemed to
contain the number of rentable square feet set forth in Section 1.6 and the number of rentable square feet shall not be subject to change. 

2.3 COMMON AREAS-DEFINED. The term “Common Areas”
is defined as all areas and facilities outside the Premises and Building and within the exterior boundary line of the Project that are designated for the general non-exclusive use of Landlord, Tenant and the
other tenants of the Project and their respective employees, suppliers, customers and invitees, including, but not limited to, parking areas, loading and unloading areas, landscaped areas, roadways and sidewalks. Tenant shall not store any property
in the Common Areas or use the Common Areas for any purpose not approved by Landlord, in Landlord’s sole discretion. Landlord may also designate other land and improvements outside the boundaries of the Project to be a part of the Common Areas,
provided that such other land and improvements have a reasonable and functional relationship to the Project. 
 2.4
DELIVERY OF PREMISES. Landlord shall deliver the Premises to Tenant on the Commencement Date, broom clean, in reasonable repair, and with all systems in good working
condition, including, without limitation, the roof, HVAC, and the electrical, life safety and plumbing systems, and with the following improvements: (a) removal of the unfinished ceiling in the locker room; (b) installation of a wall to
demise the Premises from adjacent office space; (c) replacement of the exterior double-doors [on the East side of the building] and; (d) completion of any Necessary Repairs (as defined in Section 2.6). Tenant shall have access to the
Premises on a 24 hour, 7 days a week, basis. 
 2.5 EARLY ACCESS. Tenant shall
have early access to the Premises as of the mutual execution and delivery of this Lease for the purposes of (a) inspecting the Premises in accordance with Section 2.6, and (b) performing Tenant’s Alterations in accordance with
Section 7.3(b). During such early access, all of the provisions of the Lease shall apply with respect to such access, except for the payment of Rent. Landlord and Tenant shall reasonably cooperate with each other so as to prevent unreasonable
interference with the other party’s work within the Premises during such early access period. 
 2.6
INSPECTIONS. From and after the mutual execution and delivery of this Lease, and before the Commencement Date, Tenant shall have the right to cause an inspector to conduct commercially reasonable physical
inspections of the Premises and Project for purposes of determining whether there is any need for repairs necessary for Tenant’s occupancy and use of the Premises (“Necessary Repairs”). 

3. TERM AND COMMENCEMENT DATE. The term and Commencement Date
of this Lease are as specified in Sections 1.8 and 
 3.1 If the actual Commencement Date does not occur on the first day of a calendar
month, the term of this Lease shall be extended by the number of days between the actual Commencement Date and the first day of the next calendar month, it being the intention of Landlord and Tenant that the term of the Lease end on the last day of
a calendar month. When the actual Commencement Date is established by Landlord, Landlord shall complete the letter attached hereto as Exhibit “C” and Tenant shall, within five (5) days after Landlord’s request, execute the
letter and deliver it to Landlord if such letter is accurate. 
 4. RENT. 

4.1 BASE RENT. Tenant shall pay to Landlord, in advance, the Base Rent for the
Premises set forth in Section 1.10, without offset, demand or deduction on or before the first day of each calendar month (the “Due Date”). At the time Tenant executes this Lease it shall pay to Landlord the advance Base Rent
for the first full month. Base Rent for any period during the term hereof which is for less than one month shall be prorated based upon the actual number of days of the calendar month involved. Base Rent and all other amounts payable to Landlord
hereunder shall be payable to Landlord in lawful money of the United States, and Tenant shall be responsible for delivering said amounts to Landlord at the address stated herein or to such other persons or to such other places as Landlord may
designate in writing. 

 4.2 COMMON AREA
EXPENSES. Tenant shall pay to Landlord during the term hereof, in addition to the Base Rent, Tenant’s Share of all Common Area Expenses. If less than 95% of the rentable square feet in the Project is
occupied by tenants or Landlord is not supplying services to 95% of the rentable square feet of the Project at any time during any calendar year, Common Area Expenses for such calendar year shall be an amount equal to the Common Area Expenses which
would normally be expected to be incurred had 95% of the Project’s rentable square feet been occupied and had Landlord been supplying services to 95% of the Project’s rentable square feet throughout such calendar year. Tenant’s Share
of Common Area Expenses shall be determined in accordance with the following provisions: 
 (a) “Tenant’s Share” is
defined as the percentage set forth in Section 1.12, which percentage has been determined by dividing the number of rentable square feet in the Premises by the number of rentable square feet in the Project and multiplying the resulting quotient
by one hundred (100). 
 (b) Subject to the limitations set forth in (c) below, “Common Area Expenses” shall include
all costs, expenses and fees incurred by Landlord in connection with or attributable to the Project Common Areas, including but not limited to, the following items: (A) the maintenance and replacement of all parking areas, loading and unloading
areas, trash areas, roadways, sidewalks, landscaped areas, striping, bumpers, irrigation systems, exterior lighting facilities, fences and gates; (B) the cost of trash disposal; (C) the cost of all insurance purchased by Landlord and
enumerated in Section 8 of this Lease, including any commercially reasonable deductibles; (D) the cost of water and other utilities serving the Common Areas, (E) the costs identified in section 7.1 as being payable as Common Area
Expenses; and (F) a fee for general and administrative expenses (the “Property Management Fee”) equal to three percent (3%) of the Base Rent, as adjusted from time to time pursuant to this Lease. Real Property Taxes shall be
paid in accordance with Section 10 below and shall not be included in Common Area Expenses. 
 (c) Notwithstanding anything to the
contrary contained in the Lease, Common Area Expenses shall be defined so as to exclude the following: (i) all costs associated with defending any lawsuits with any mortgagee or tenant and costs of selling, syndicating, financing, mortgaging or
hypothecating any of the Landlord’s interest in the Building; (ii) all costs (including permit, license and inspection fees) incurred in order to construct tenant improvements in space to be occupied exclusively by tenants or in renovating
or redecorating vacant space which is intended for the exclusive occupancy by tenants in the future, including the cost of alterations or improvements to the Premises; (iii) leasing commissions and attorney fees incurred in connection with
leasing space in the Project to tenants; (iv) reserves for equipment or capital replacement; (v) depreciation and amortization of the Building; (vi) interest on debt or amortization payments on any mortgages or deeds of trust or any
other debt instrument encumbering the Building; (vii) bad debt loss, rent loss, or reserves for bad debt or rent loss; (viii) costs of services, supplies or other materials provided by Landlord or its affiliates directly, to the extent
that the cost of such services, supplies or materials exceeds the fair market value of such services, supplies or materials; (ix) advertising and promotional costs; (x) Landlord’s income taxes, inheritance taxes and estate taxes;
(xi) the cost of repairs or other work undertaken by reason of fire, windstorm or other casualty, or by the exercise of the right of eminent domain, to the extent that Landlord actually receives reimbursement for such costs from insurance
proceeds (except that commercially reasonable insurance deductibles shall be included in Common Area Expenses) or condemnation awards; (xii) costs of repair or replacement for any item covered by a warranty if the cost of repair is actually
reimbursed to Landlord by the entity providing the warranty; (xiii) costs for which Landlord actually receives reimbursement by its insurance carrier or by any tenant’s insurance carrier; (xiv) fines, penalties, interest or costs
resulting from the negligence or willful misconduct of the Landlord; (xv) rental payments and any related costs pursuant to any ground lease of land underlying all or any portion of the Building; (xvi) costs, fees, dues, contributions or
similar expenses for political or charitable organizations (Common Area Expenses may include the cost of fees and dues of industry associations); (xvii) costs of items considered capital replacements or improvements under generally accepted
accounting principles consistently applied (“Capital Items”), except for the annual amortized cost incurred by Landlord after the Commencement Date for any capital improvements installed or paid for by Landlord and required by any
new (or change in) laws, rules or regulations of any governmental or quasi-governmental authority which are enacted or first enforced after the Commencement Date; (xviii) except for the Management Fee, costs associated with the operation of the
business of the entity which constitutes Landlord, as the same are distinguished from the costs of operation of the Project; (xix) costs incurred to comply with laws relating to the removal of Hazardous Substances which was in existence in the
Project prior to the Commencement Date; (xx) fees payable by Landlord for management of the Project; and (xxi) ) the wages and benefits of any employee. 

(d) If pursuant to (c) above Landlord is required to amortize a capital improvement, the cost shall be amortized over the useful life of
the capital improvement, as reasonably determined by Landlord. 
 (e) Tenant’s Share of Common Area Expenses shall be payable by Tenant
within thirty (30) days after a reasonably detailed statement of actual expenses is presented to Tenant by Landlord. At Landlord’s option, however, Landlord may, from time to time, estimate what Tenant’s Share of Common Area Expenses
will be, and the same shall be payable by Tenant monthly on the same day as the Base Rent is due hereunder. In the event that Tenant pays Landlord’s estimate of Tenant’s Share of Common Area Expenses, Landlord shall use commercially
reasonable efforts to deliver to Tenant within one hundred eighty (180) days after the expiration of each year a reasonably detailed statement (the “Statement”) showing Tenant’s Share of the actual Common Area Expenses
incurred during such year. Landlord’s failure to deliver the Statement to Tenant within said 

 
period shall not constitute Landlord’s waiver of its right to collect said amounts or otherwise prejudice Landlord’s rights hereunder. If Tenant’s payments under this
Section 4.2(e) during said year exceed Tenant’s Share as indicated on the Statement, Tenant shall be entitled to credit the amount of such overpayment against Tenant’s Share of Common Area Expenses next falling due. If Tenant’s
payments under this Section 4.2(e) during said year were less than Tenant’s Share as indicated on the Statement, Tenant shall pay to Landlord the amount of the deficiency within thirty (30) days after delivery by Landlord to Tenant of
the Statement. Landlord and Tenant shall forthwith adjust between them by cash payment any balance determined to exist with respect to that portion of the last year for which Tenant is responsible for Common Area Expenses, notwithstanding that the
Lease term may have terminated before the end of such year; and this provision shall survive the expiration or earlier termination of the Lease. 

(f) The computation of Tenant’s Share of Common Area Expenses is intended to provide a formula for the sharing of costs by Landlord and
Tenant and will not necessarily result in the reimbursement to Landlord of the exact costs it has incurred. Landlord shall not collect or be entitled to collect Common Area Expenses from all of its tenants in an amount which is in excess of 100% of
the Common Area Expenses actually paid by Landlord in connection with the operation of the Project. 
 (g) If Tenant disputes the amount set
forth in the Statement, Tenant shall have the right, not later than sixty (60) days following receipt of such Statement, to cause Landlord’s books and records with respect to the calendar year which is the subject of the Statement to be
audited by a certified public accountant mutually acceptable to Landlord and Tenant. The audit shall take place at the offices of Landlord where its books and records are located at a mutually convenient time during Landlord’s regular business
hours. Tenant’s Share of Common Area Expenses shall be appropriately adjusted based upon the results of such audit, and the results of such audit shall be final and binding upon Landlord and Tenant. The accountant conducting the audit shall be
compensated on an hourly basis and shall not be compensated based upon a percentage of overcharges it discovers. No subtenant shall have any right to conduct an audit, and no assignee shall conduct an audit for any period during which such assignee
was not in possession of the Premises. Tenant’s right to undertake an audit with respect to any calendar year shall expire six (6) months after Tenant’s receipt of the Statement for such calendar year, and such Statement shall be
final and binding upon Tenant and shall, as between the parties, be conclusively deemed correct, at the end of such period, unless prior thereto Tenant shall have given Landlord written notice of its intention to audit Common Area Expenses for the
calendar year which is the subject of the Statement. Tenant agrees that the results of any Common Area Expense audit shall be kept strictly confidential by Tenant and shall not be disclosed to any other person or entity. Tenant shall pay all costs
and expenses of the audit unless the final determination in such audit is, or Landlord and Tenant mutually agree, that Landlord overstated Common Area Expenses for the year being audited by more than ten percent (10%), in which case Landlord shall
pay all costs and expenses of the audit. 
 5. SECURITY DEPOSIT. Contemporaneously with
the execution of this Lease, Tenant shall pay to Landlord the amount of Security Deposit specified in Section 1.11, which shall be held by Landlord to secure the payment by Tenant of any and all present and future debts and liabilities of
Tenant to Landlord and for Tenant’s performance of its obligations under this Lease. No portion of the Security Deposit shall be considered an advance by Tenant of the last month’s rent. If Tenant defaults with respect to any provision of
this Lease, including, without limitation, the provisions relating to the payment of Rent, Landlord may, but shall not be required to, reasonably use, apply or retain all or any part of the Security Deposit (i) for the payment of any Rent or
any other sum in default, (ii) for the payment of any other amount which Landlord may spend or become obligated to spend by reason of such default by Tenant, and (iii) to compensate Landlord for any other loss or damage which Landlord may
suffer by reason of such default by Tenant. If any portion of the Security Deposit is so used or applied, Tenant shall, upon demand therefor by Landlord, deposit with Landlord cash in an amount sufficient to restore the Security Deposit to the
amount required to be maintained by Tenant hereunder. Landlord shall return to Tenant the remaining portion of the Security Deposit within thirty (30) days after the date that Landlord receives possession of the Premises, unless a determination
of the amount Landlord is entitled to retain reasonably takes more than thirty days, in which case the remaining portion of the Security Deposit shall be returned to tenant within thirty days after such determination. Landlord shall not be required
to keep the Security Deposit separate from its general funds, and any interest paid thereon shall become funds of the Landlord, and shall not accrue to the benefit of Tenant. If Landlord conveys, assigns or otherwise disposes of its interest in this
Lease, Landlord shall deliver or credit the Security Deposit to its successor, and shall give Tenant notice thereof as required by California Civil Code Section 1950.7 or any successor statute, and Landlord thereafter shall have no further
liability for the return of the Security Deposit. So long as Tenant is not then in default under this Lease (beyond any applicable notice and cure period), and has paid rent not later than five (5) days after the Due Date for each of the
preceding twelve calendar months, as of the first anniversary, second anniversary and third anniversary of the Commencement Date, the Security Deposit shall be reduced by $32,932.50 (for a total reduction of $98,797.50), and the reduced amount held
by Landlord shall be promptly returned to Tenant. 
 6. USE. 

6.1 USE. The Premises shall be used and occupied only for the purpose set forth in Section 1.7
and for no other purpose. Notwithstanding any permitted use inserted in Section 1.7, Tenant shall not use the Premises for any purpose which would violate applicable laws. No exclusive use has been granted to Tenant hereunder. In no event shall
Tenant use all or any part of the Premises for the production, processing, sale or distribution of marijuana. 

 6.2 COMPLIANCE WITH LAW. 

(a) Landlord warrants to Tenant that, in the state existing as of the date set forth in Section 1.1, but without regard to alterations or
improvements to be made by Tenant or the use for which Tenant will occupy the Premises, does not violate any covenants or restrictions of record, or any applicable building code, regulation or ordinance in effect on such date. Landlord’s
representation and warranty that improvements comply with applicable building codes, regulations and ordinances shall mean that the improvements complied with the codes, regulations and ordinances in effect when the improvements were originally
constructed. The Premises has not undergone an inspection by a certified access specialist. 
 (b) Tenant shall, at Tenant’s sole
expense, comply with all applicable laws, ordinances, rules, regulations, orders, certificates of occupancy, conditional use or other permits, variances, covenants and restrictions of record, the recommendations of Landlord’s engineers or other
consultants, and requirements of any fire insurance underwriters, rating bureaus or government agencies, now in effect or which may hereafter come into effect, whether or not they reflect a change in policy from that now existing, during the term or
any part of the term hereof, relating in any manner to the particular use by Tenant of the Premises (“Legal Requirements”). Tenant shall conduct its business and use the Premises in a lawful manner and shall not use or permit the
use of the Premises or the Common Areas in any manner that will tend to create dangerous situations, waste or a nuisance or shall tend to unreasonably disturb other occupants of the Project. Tenant shall obtain, at its sole expense, any permit or
other governmental authorization required to operate its business from the Premises. Landlord shall not be liable for the failure of any other tenant or person to abide by the requirements of this section or to otherwise comply with applicable laws
and regulations, and Tenant shall not be excused from the performance of its obligations under this Lease due to such a failure. 
 7.
MAINTENANCE, REPAIRS AND ALTERATIONS. 
 7.1
LANDLORD’S OBLIGATIONS. Landlord shall keep the Common Area, electrical, heating, ventilation, air conditioning (“HVAC”), exterior doors, plumbing, fire,
mechanical, and life safety systems and equipment, and the roof membrane in good condition and repair, and shall include the cost of the same as a Common Area Expense. Landlord shall maintain, repair and replace the structural components of the
roof, exterior walls, foundations, and floor slabs of the Project,. at Landlord’s sole cost and expense (and not as an Common Area Expense). Notwithstanding the foregoing, or any other provision in this Lease, Landlord shall not be required to
perform any maintenance, repair or replacements necessitated by the act(s) or omission(s) of Tenant, or Tenant’s employees, agents, invitees, or contractors, or by Tenant’s failure to comply with this Lease. 

7.2 TENANT’S OBLIGATIONS. 

(a) Tenant shall be responsible for keeping the Premises, including, without limitation, interior walls, floors, ceiling, and exterior plate
glass, and all building systems exclusively serving the Premises, in good condition and repair, at Tenant’s sole expense. In addition, Tenant shall be responsible for the installation, maintenance and repair of all telephone, computer and
related cabling throughout the Premises, and Tenant shall be responsible for any loss, cost, damage, liability and expense (including attorneys’ fees) arising out of or related to the installation, maintenance, repair and replacement of such
cabling. If Tenant fails to keep the Premises in good condition and repair, Landlord may, but shall not be obligated to, make any necessary repairs, following ten (10) days notice to Tenant and opportunity to begin to cure. If Landlord makes
such repairs, Landlord may bill Tenant for the cost of the repairs as additional rent, and said additional rent shall be payable by Tenant within ten (10) days. 

(b) On the last day of the term hereof, or on any sooner termination, Tenant shall surrender the Premises to Landlord in good condition,
ordinary wear and tear and casualty damage excepted, clean and free of debris and Tenant’s personal property. Tenant shall repair any damage to the Premises occasioned by the installation or removal of Tenant’s trade fixtures, furnishings
and equipment. Landlord shall have the right to require Tenant to (i) remove any telecommunications or other cabling installed by Tenant in the Premises as part of the original tenant improvements (whether constructed by Landlord or Tenant)
(collectively, “Cabling”) or (ii) leave all or part of the Cabling. If Landlord requires Tenant to leave all or part of the Cabling, each individual cable left by Tenant shall be tagged by Tenant both at the end of the cable in
the Premises and at the end of the cable in the riser closet so that Landlord can easily determine where each individual cable begins and ends. 

7.3 ALTERATIONS AND ADDITIONS. 

(a) Except as provided below, Tenant shall not, without Landlord’s prior written consent, which may be given or withheld in
Landlord’s commercially reasonable discretion, make any alterations, improvements, additions, utility installations or repairs (hereinafter collectively referred to as “Alterations”) in, on or about the Premises.
Notwithstanding the foregoing, Landlord’s prior consent shall not be required for any non-structural Alterations (“Notice Only Alterations”) to the Premises that do not (i) involve
the expenditure of more than $25,000 in the aggregate in any calendar year, (ii) affect the exterior appearance of the Building, (iii) affect the Building’s electrical, plumbing, HVAC, life, fire, safety or security systems,
(iv) affect the structural elements of the Building or (v) adversely affect any other tenant of the Project; provided that Tenant shall provide Landlord with prior written notice of any Notice Only Alteration at least fifteen
(15) business days’ prior to Tenant’s commencement of same. At the expiration of the term, Landlord may require the removal of any Alterations installed by Tenant and the restoration of the Premises to their prior condition, at
Tenant’s expense; provided, however, notwithstanding the foregoing, Landlord shall notify Tenant whether the applicable Alteration will be required to be removed pursuant to the terms of this Section 7.3(a) at the time of Tenant’s
request for Landlord’s consent to any Alteration. 

 (b) Notwithstanding the foregoing, Tenant shall be permitted to install the following tenant
improvements within the Premises as an Alteration, at Tenant’s sole cost and expense, which may be removed (but shall not be required to be removed) by Tenant upon the expiration or earlier termination of this Lease: (i) removal of the
wall recently installed in constructing the newer server room; (ii) update of kitchen and reception area; (iii) installation of lab benches, fume hoods, glass wash, and a water deionizer system; (iv) installation of appropriate tile
floor in lab space; and (v) additional offices and conference rooms within the office area. 
 (c) Any Alterations in or about the
Premises that Tenant shall desire to make shall be presented to Landlord in written form, with plans and specifications which are sufficiently detailed to obtain a building permit, if a building permit is required. If Landlord consents to an
Alteration and the Alteration requires a building permit, the consent shall be deemed conditioned upon Tenant acquiring a building permit from the applicable governmental agencies, furnishing a copy thereof to Landlord prior to the commencement of
the work, and compliance by Tenant with all conditions of said permit in a prompt and expeditious manner. Tenant shall provide Landlord with as-built plans and specifications for any Alterations made to the
Premises. 
 (d) Tenant shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Tenant
at or for use in the Premises, which claims are or may be secured by any mechanic’s or materialmen’s lien against the Premises or the Project, or any interest therein. If Tenant shall, in good faith, contest the validity of any such lien,
Tenant shall furnish to Landlord a surety bond satisfactory to Landlord in an amount equal to not less than one and one half times the amount of such contested lien claim indemnifying Landlord against liability arising out of such lien or claim.
Such bond shall be sufficient in form and amount to free the Project from the effect of such lien. In addition, Landlord may require Tenant to pay Landlord’s reasonable attorneys’ fees and costs incurred as a result of any such lien. 

(e) Tenant shall give Landlord not less than ten (10) days’ advance written notice prior to the commencement of any work in the
Premises by Tenant, and Landlord shall have the right to post notices of non-responsibility in or on the Premises or the Project. 

(f) All Alterations (whether or not such Alterations constitute trade fixtures of Tenant) which may be made to the Premises by Tenant shall be
paid for by Tenant, at Tenant’s sole expense, and shall be made and done in a good and workmanlike manner, and in compliance with all applicable, laws, regulations, building codes and ordinances. Tenant’s personal property, fixtures and
equipment, other than that which is affixed to the Premises so that it cannot be removed without material damage to the Premises or the Project, shall remain the property of Tenant and may be removed by Tenant. 

8. INSURANCE. 

8.1 INSURANCE-TENANT. 

(a) Tenant shall obtain and keep in force during the term of this Lease a commercial general liability policy of insurance with coverages
acceptable to Landlord, in Landlord’s reasonable discretion, which, by way of example and not limitation, protects Tenant and Landlord (as an additional insured) against claims for bodily injury, personal injury and property damage based upon,
involving or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be on an occurrence basis providing coverage in an amount not less than $1,000,000 per occurrence and
not less than $2,000,000 in the aggregate. 
 (b) Tenant shall obtain and keep in force during the term of this Lease “Causes of Loss
– Special Form” extended coverage property insurance (previously known as “all risk” property insurance) with coverages acceptable to Landlord, in Landlord’s reasonable discretion. Said insurance shall be written on a one
hundred percent (100%) replacement cost basis on Tenant’s personal property, all tenant improvements installed at the Premises by Landlord or Tenant, Tenant’s trade fixtures and other property. By way of example, and not limitation, such
policies shall provide protection against any peril included within the classification “fire and extended coverage,” against vandalism and malicious mischief, theft and sprinkler leakage. To the extent that Tenant’s policy covers
tenant improvements to the Premises, Landlord shall be a loss payee on such policy. If insurance proceeds are available to repair the tenant improvements, at Landlord’s option, all insurance proceeds Tenant is entitled to receive to repair the
tenant improvements shall be paid by the insurance company directly to Landlord, Landlord shall select the contractor to repair and/or replace the tenant improvements, and Landlord shall cause the tenant improvements to be repaired and/or replaced
to the extent insurance proceeds are available. 
 (c) Tenant shall, at all times during the term hereof, maintain the following insurance
with coverages reasonably acceptable to Landlord: (i) workers’ compensation insurance as required by applicable law, (ii) employers liability insurance, and (iii) business interruption insurance. 

 8.2 INSURANCE-LANDLORD. 

(a) Landlord shall obtain and keep in force a policy of general liability insurance with coverage against such risks and in such amounts as
Landlord deems advisable insuring Landlord against liability arising out of the ownership, operation and management of the Project. 
 (b)
Landlord (subject to Tenant’s obligation to pay Tenant’s share of Operating Expenses) shall maintain a policy or policies of replacement cost “special causes of loss” property insurance covering loss or damage to the structural
and shell components of the Building and all improvements and alterations to the Building existing as of the Commencement Date (the “Structure and Shell”) for fire and such other hazards (including flood if Landlord so chooses) as
are normally included in a “special loss” (formerly referred to as “all risk”) policy of insurance, or which are required by any lender of Landlord, with such deductibles as Landlord reasonably may determine. Landlord shall carry
general liability insurance with policy limits of at least One Million Dollars ($1,000,000), which, if Landlord so chooses, will include a Loss of rent endorsement. Landlord also shall maintain an umbrella policy with policy limits of at least Five
Million Dollars ($5,000,000).. In addition, Landlord shall have the right to obtain such additional insurance as is customarily carried by owners or operators of other comparable office buildings in the geographical area of the Project. Tenant will
not be named as an additional insured in any insurance policies carried by Landlord and shall have no right to any proceeds therefrom. The policies purchased by Landlord shall contain such deductibles as Landlord may reasonably determine. In
addition to amounts payable by Tenant in accordance with Section 4.2, Tenant shall pay any increase in the property insurance premiums for the Project over what was payable immediately prior to the increase to the extent the increase is
specified by Landlord’s insurance carrier as being caused by the nature of Tenant’s occupancy. 
 8.3
INSURANCE POLICIES. Tenant shall deliver to Landlord certificates for the insurance policies required under Section 8.1 concurrently with the execution of this Lease using an ACORD 28
form or a similar form approved by Landlord. Tenant’s insurance policies shall provide that the insurance company shall endeavor to provide Landlord with at least thirty (30) days’ prior notice of cancellation, reduction of coverage
or other material modification. Tenant shall, at least thirty (30) days prior to the expiration of such policies, furnish Landlord with renewals thereof. Tenant’s insurance policies shall be issued by insurance companies authorized to do
business in the state in which the Project is located, and said companies shall maintain during the policy term a “General Policyholder’s Rating” of at least A and a financial rating of at least “Class VII” (or such other
rating as may be required by any lender having a lien on the Project) as set forth in the most recent edition of “Best Insurance Reports.” All insurance obtained by Tenant shall be primary to and not contributory with any similar
insurance carried by Landlord, whose insurance shall be considered excess insurance only. Landlord, Landlord’s property manager and lender(s) and their respective officers, shareholders, directors, partners, members, managers, employees,
successors and assigns, shall be included as additional insureds under Tenant’s commercial general liability policy and under the Tenant’s excess or umbrella policy, if any, using ISO additional insured endorsement CG 20 11 or a substitute
providing equivalent coverage. 
 8.4 WAIVER OF SUBROGATION.
Landlord waives any and all rights of recovery against Tenant and Tenant’s employees and agents for or arising out of damage to, or destruction of, the Project to the extent that Landlord’s insurance policies then in force insure against
such damage or destruction (or to the extent of what would have been covered had Landlord maintained the insurance required to be carried under this Lease) and permit such waiver. Tenant waives any and all rights of recovery against Landlord and
Landlord’s employees and agents for or arising out of damage to, or destruction of, the Project to the extent that Tenant’s insurance policies then in force insure against such damage or destruction (or to the extent of what would have
been covered had Tenant maintained the insurance required to be carried under this Lease) and permit such waiver. Tenant shall cause the insurance policies it obtains in accordance with Section 8.1 relating to property damage to provide that
the insurance company waives all right of recovery by subrogation against Landlord in connection with any liability or damage covered by Tenant’s insurance policies. 

9. DAMAGE OR DESTRUCTION. 

9.1 EFFECT OF DAMAGE OR DESTRUCTION. If
all or part of the Project is damaged by fire, earthquake, flood, explosion, the elements, riot, the release or existence of Hazardous Substances (as defined below) or by any other cause whatsoever (hereinafter collectively referred to as
“Damages”), but the Damages are not material (as defined in Section 9.2 below), Landlord shall repair the Damages to the Project as soon as is reasonably possible, and this Lease shall remain in full force and effect. If all or
part of the Project is destroyed or materially damaged (as defined in Section 9.2 below), Landlord shall have the right, in its sole and complete discretion, to repair or to rebuild the Project or to terminate this Lease. Landlord shall within
thirty (30) days after the discovery of such material damage or destruction notify Tenant in writing of Landlord’s intention to repair or to rebuild or to terminate this Lease. Tenant shall in no event be entitled to compensation or
damages on account of annoyance or inconvenience in making any repairs, or on account of construction, or on account of Landlord’s election to terminate this Lease. Notwithstanding the foregoing, if Landlord shall elect to rebuild or repair the
Project after material damage or destruction, but in good faith determines that the Premises cannot be substantially repaired within ninety (90) days after the date of the discovery of the material damage or destruction, without payment of
overtime or other premiums, and the damage to the Project will render the Premises unusable during said ninety (90) day period for Tenant’s intended use, Landlord shall notify Tenant thereof in writing at the time of Landlord’s
election to rebuild or repair, and Tenant shall thereafter have a period of fifteen (15) days within which Tenant may elect to terminate this Lease, upon thirty (30) days’ advance written notice to Landlord. Tenant’s termination
right described in the preceding sentence shall not apply if the damage was caused by the negligent or intentional acts of Tenant or its employees, agents, contractors or invitees. Failure of Tenant to exercise said election within said fifteen
(15) day period shall constitute Tenant’s agreement to accept delivery of the Premises under this Lease whenever tendered by Landlord, provided Landlord thereafter pursues reconstruction or restoration diligently to completion, subject to
delays caused by Force Majeure Events. 

 9.2 DEFINITION OF MATERIAL
DAMAGE. Damage to the Project shall be deemed material if, in Landlord’s reasonable judgment, the uninsured cost of repairing the damage will exceed $50,000 (in excess of any deductible), unless Tenant
agrees in its sole discretion to pay the excess uninsured cost over $50,000. Damage to the Project shall also be deemed material if (a) the Project cannot be rebuilt or repaired to substantially the same condition it was in prior to the damage
due to laws or regulations in effect at the time the repairs will be made, (b) the holder of any mortgage or deed of trust encumbering the Project requires that insurance proceeds available to repair the damage in excess of $50,000 be applied
to the repayment of the indebtedness secured by the mortgage or the deed of trust, or (c) the damage occurs during the last twelve (12) months of the Lease term. 

9.3 ABATEMENT OF RENT. In the event that Tenant is prevented from
using, and does not use, the Premises or any portion thereof as a result of damage to the Premises, and the damage was not caused by the negligence or intentional acts of Tenant or its employees, agents, contractors or invitees, then Tenant’s
Base Rent and Tenant’s Share of Common Area Expense or Real Property Tax shall be abated or reduced, as the case may be, for such time that Tenant continues to be so prevented from using, and does not use, the Premises or a portion thereof, in
the proportion that the rentable area of the portion of the Premises that Tenant is prevented from using, and does not use, bears to the total rentable area of the Premises. 

9.4 TENANT’S PROPERTY. Subject to Section 8.1(b), Tenant
shall repair or replace all of Tenant’s property at Tenant’s sole cost and expense. Tenant acknowledges that it is Tenant’s sole responsibility to obtain adequate insurance coverage to compensate Tenant for damage to Tenant’s
property. 
 9.5 WAIVER. Landlord and Tenant hereby waive the provisions of any present or
future statutes which relate to the termination of leases when leased property is damaged or destroyed and agree that such event shall be governed by the terms of this Lease. 

10. REAL AND PERSONAL PROPERTY TAXES. 

10.1 PAYMENT OF TAXES. Tenant shall pay to Landlord during the term
of this Lease, in addition to Base Rent and Tenant’s Share of Common Area Expenses, Tenant’s Share of the amount of all “Real Property Taxes” (as defined in Section 10.2 below) accruing during the Term. Tenant’s
Share of Real Property Taxes shall be payable by Tenant at the same time, in the same manner and under the same terms and conditions as Tenant pays Tenant’s Share of Common Area Expenses. 

10.2 DEFINITION OF “REAL PROPERTY
TAX”. As used herein, the term “Real Property Taxes” shall include any form of real estate tax or assessment, general, special, ordinary or extraordinary, improvement bond or bonds imposed
on the Project or any portion thereof by any authority having the direct or indirect power to tax, including any city, county, state or federal government, or any school, agricultural, sanitary, fire, street, drainage or other improvement district
thereof, as against any legal or equitable interest of Landlord in the Project or in any portion thereof, unless such tax is defined as an Common Area Expense by Section 4.2(b). Real Property Taxes shall not include income, inheritance, gift
taxes, excess profits taxes, franchise taxes, capital stock taxes, inheritance and succession taxes, estate taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income
attributable to operations at the Project), or any items included as Common Area Expenses. 
 10.3 PERSONAL
PROPERTY TAXES. Tenant shall pay prior to delinquency all taxes assessed against and levied upon trade fixtures, furnishings, equipment and all other personal property of Tenant contained in the
Premises or related to Tenant’s use of the Premises. If any of Tenant’s personal property shall be assessed with Landlord’s real or personal property, Tenant shall pay to Landlord the taxes attributable to Tenant within ten
(10) days after receipt of a written statement from Landlord setting forth the taxes applicable to Tenant’s property. 
 10.4
REASSESSMENTS. From time to time Landlord may challenge the assessed value of the Project as determined by applicable taxing authorities and/or Landlord may attempt to cause the Real Property Taxes to be
reduced on other grounds. If Landlord is successful in causing the Real Property Taxes to be reduced or in obtaining a refund, rebate, credit or similar benefit (hereinafter collectively referred to as a “Reduction”), Landlord
shall, to the extent practicable, credit the Reduction(s) to Real Property Taxes for the calendar year to which a Reduction applies and recalculate the Real Property Taxes owed by Tenant for years after the year in which the Reduction applies based
on the reduced Real Property Taxes (if a Reduction applies to Tenant’s Base Year, the Base Year Real Property Taxes shall be reduced by the amount of the Reduction and Tenant’s Share of Real Property Taxes shall be recalculated for all
years following the year of the Reduction based on the lower Base Year amount). All costs incurred by Landlord in obtaining and/or processing the Real Property Tax reductions (e.g., consulting fees, accounting fees, etc.) may be included in Common
Area Expenses or deducted from the Reduction. Landlord shall have the right to compensate a person or entity it employs to obtain a Reduction by giving such person or entity a percentage of any Reduction obtained. 

 11. UTILITIES. 

11.1 SERVICES PROVIDED BY LANDLORD. Subject to all
governmental rules, regulations and guidelines applicable thereto, and as a n element of Common Area Expenses, Landlord shall provide water and electricity for the Common Areas and trash removal for the Project. 

11.2 UTILITIES. Tenant shall, at its cost, provide for all utility service for utilities that are
separately metered to the Premises from the appropriate utility service providers. Tenant shall pay all charges of such Utilities actually used on the Premises during the Term of this Lease. 

12. ASSIGNMENT AND SUBLETTING. 

12.1 LANDLORD’S CONSENT REQUIRED. Tenant shall
not voluntarily or by operation of law assign, transfer, hypothecate, mortgage, sublet, or otherwise transfer or encumber all or any part of Tenant’s interest in this Lease or in the Premises (hereinafter collectively a
“Transfer”), without Landlord’s prior written consent, which shall not be unreasonably withheld. Landlord shall respond to Tenant’s written request for consent hereunder within fifteen (15) days after Landlord’s
receipt of the written request from Tenant. Any attempted Transfer without such consent shall be void and shall constitute a default and breach of this Lease. Tenant’s written request for Landlord’s consent shall include, and
Landlord’s within fifteen (15) day response period referred to above shall not commence, unless and until Landlord has received from Tenant, all of the following information: (a) financial statements for the proposed assignee or
subtenant prepared in accordance with accounting principles consistently applied for the lesser of (i) the past three (3) years or (ii) the time period the assignee or subtenant has been in existence, (b) a detailed description
of the business the assignee or subtenant intends to operate at the Premises, (c) the proposed effective date of the assignment or sublease, (d) a copy of the proposed sublease or assignment agreement which includes all of the terms and
conditions of the proposed assignment or sublease, (e) a detailed description of any ownership or commercial relationship between Tenant and the proposed assignee or subtenant and (f) a detailed description of any Alterations the proposed
assignee or subtenant desires to make to the Premises. Notwithstanding anything to the contrary contained in this Lease, an assignment or subletting of all or a portion of the Premises: (x) to a corporation or other business entity
(“Successor Entity”) into or with which Tenant shall be merged or consolidated, or to which substantially all of the assets of Tenant may be transferred, and provided that the successor corporation shall assume in writing all of the
obligations and liabilities of Tenant under this Lease; or (y) to a corporation or other business entity (herein sometimes referred to as a “Related Entity”) which shall control, be controlled by or be under common control with
Tenant (any such assignee or sublessee described in items (x) and (y) of this Section 12.1 hereinafter referred to as a “Permitted Transferee”), shall not be considered a Transfer, provided that (i) Tenant notifies
Landlord of any such assignment or sublease and promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such transfer or transferee as set forth above, (ii) such assignment or sublease is not a
subterfuge by Tenant to avoid its obligations under this Lease, it being understood that such Transferee shall thereafter become liable under this Lease, on a joint and several basis, with Tenant, (iii) any Permitted Transferee shall be of a
character and reputation consistent with the quality of the Building, (iv) in the case of an assignment, such Successor Entity or Related Entity, as applicable, together with the original Tenant, shall have a tangible net worth (not including
goodwill as an asset) computed in accordance with generally accepted accounting principles (excluding goodwill as an asset) at least equal to that of original Tenant as of the date of this Lease, and, in Landlord’s reasonable judgment, is
otherwise equally able as Tenant to meet the Tenant’s financial obligations under this Lease as and when they are due and payable, and (v) any lender of Landlord’s which is required to give consent to the transfer does so.
“Control,” as used in this Section 12.1, shall mean the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to
vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of the voting interest in, any person or entity. 

12.2 STANDARD FOR APPROVAL. Landlord shall not unreasonably withhold
its consent to a Transfer provided that Tenant has complied with each and every requirement, term and condition of this Section 12. Tenant acknowledges and agrees that each requirement, term and condition in this Section 12 is a reasonable
requirement, term or condition. It shall be deemed reasonable for Landlord to withhold its consent to a Transfer if any requirement, term or condition of this Section 12 is not complied with or: (a) the Transfer would cause Landlord to be
in violation of its obligations under another lease or agreement to which Landlord is a party; (b) in Landlord’s reasonable judgment, a proposed assignee or subtenant has, together with the net worth of the original Tenant, a smaller net
worth than Tenant had on the date this Lease was entered into with Tenant or is less able financially to pay the rents due under this Lease as and when they are due and payable; (c) the terms of a proposed assignment or subletting will allow
the proposed assignee or subtenant to exercise a right of renewal, right of expansion, right of first offer, right of first refusal or similar right held by Tenant; (d) a proposed assignee or subtenant refuses to enter into a written assignment
agreement or sublease, reasonably satisfactory to Landlord, which provides that it will abide by and assume all of the terms and conditions of this Lease for the term of any assignment or sublease and containing such other terms and conditions as
Landlord reasonably deems necessary; (e) the use of the Premises by the proposed assignee or subtenant is not permitted by this Lease; (f) any guarantor of this Lease refuses to consent to the Transfer or to execute a written agreement
reaffirming the guaranty; (g) Tenant is in default as defined in Section 13.1 at the time of the request; (h) if requested by Landlord, the assignee or subtenant refuses to sign a
non-disturbance and attornment agreement in favor of Landlord’s lender; (i) Landlord has sued or been sued by the proposed assignee or subtenant or has otherwise been involved in a legal dispute with
the proposed assignee or subtenant; (j) the assignee or subtenant is involved in a business which is not in keeping with the then current standards of the Project; or (k) the assignee or subtenant is a governmental or quasi-governmental
entity or an agency, department or instrumentality of a governmental or quasi-governmental agency. 

 12.3 TRANSFER PREMIUM FROM
ASSIGNMENT OR SUBLETTING. Landlord shall be entitled to receive from Tenant (as and when received by Tenant) as an item of additional rent
one-half of all amounts received by Tenant from the assignee or subtenant in excess of the amounts payable by Tenant to Landlord hereunder (the “Transfer Premium”). The Transfer Premium shall
be reduced by the reasonable brokerage commissions, tenant improvement costs and legal fees actually paid by Tenant in order to assign the Lease or to sublet all or part of the Premises. “Transfer Premium” shall mean all Base Rent,
additional rent or other consideration of any type whatsoever payable by the assignee or subtenant in excess of the Base Rent and additional rent payable by Tenant under this Lease. If less than all of the Premises is subleased, for purposes of
calculating the Transfer Premium, the Base Rent and the additional rent due under this Lease shall be allocated to the subleased premises on a per rentable square foot basis (e.g., if one-half of the Premises
is subleased, for purposes of determining the amount of the Transfer Premium, one-half of the Base Rent and additional rent due under this Lease would be allocated to the subleased premises, and this amount
would be subtracted from the base rent, additional rent and other monies payable to Tenant under the sublease). “Transfer Premium” shall also include, but not be limited to, key money and bonus money paid by the assignee or
subtenant to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to the assignee or subtenant or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to
the assignee or subtenant in connection with such Transfer. Landlord and Tenant agree that the foregoing Transfer Premium is reasonable. 

12.4 LANDLORD’S EXPENSES. In the event Tenant shall assign this
Lease or sublet the Premises or request the consent of Landlord to any Transfer, then Tenant shall pay Landlord’s reasonable out-of-pocket costs and expenses
incurred in connection therewith, including, but not limited to, attorneys’, architects’, accountants’, engineers’ or other consultants’ fees, in an amount not to exceed $2,500. 

13. DEFAULT; REMEDIES. 

13.1 DEFAULT BY TENANT. Landlord and Tenant hereby agree that the
occurrence of any one or more of the following events is a default by Tenant under this Lease and that said default shall give Landlord the rights described in Section 13.2. Landlord or Landlord’s authorized agent shall have the right to
execute and to deliver any notice of default, notice to pay rent or quit or any other notice Landlord gives Tenant. 
 (a) Tenant’s
failure to make any payment of Base Rent, Tenant’s Share of Common Area Expense increases, Tenant’s Share of Real Property Taxes, late charges, or any other payment required to be made by Tenant hereunder, as and when due, where such
failure shall continue for a period of three (3) business days after written notice thereof from Landlord to Tenant. 
 (b)
Tenant’s failure to make any payment of Base Rent, Tenant’s Share of Common Area Expenses, Tenant’s Share of Real Property Taxes, late charges, or any other payment required to be made by Tenant hereunder, as and when due, more than
three times in succession, or, in the case of Base Rent, more than four times in any twelve month period, 
 (c) The abandonment of the
Premises by Tenant coupled with the nonpayment of rent in which event Landlord shall not be obligated to give any notice of default to Tenant. 

(d) The failure by Tenant to observe or perform any of the covenants, conditions or provisions of this Lease to be observed or performed by
Tenant (other than those referenced in Sections 13.1(a) and (b), above), where such failure shall continue for a period of thirty (30) days after written notice thereof from Landlord to Tenant; provided, however, that if the nature of
Tenant’s non-performance is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said
thirty (30) day period and thereafter diligently pursues such cure to completion. 
 (e) (i) The making by Tenant or any guarantor
of Tenant’s obligations hereunder of any general arrangement or general assignment for the benefit of creditors; (ii) Tenant or any guarantor becoming a “debtor” as defined in 11 U.S.C. 101 or any successor statute thereto
(unless, in the case of a petition filed against Tenant or guarantor, the same is dismissed within sixty (60) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the
Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant within thirty (30) days; (iv) the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the
Premises or of Tenant’s interest in this Lease, where such seizure is not discharged within thirty (30) days; or (v) the insolvency of Tenant. In the event that any provision of this Section 13.1(d) is unenforceable under
applicable law, such provision shall be of no force or effect. 

 13.2 REMEDIES. 

(a) In the event of any default or breach of this Lease by Tenant, Landlord may, at any time thereafter, with or without notice or demand, and
without limiting Landlord in the exercise of any other right or remedy which Landlord may have by reason of such default: 
 (i) terminate
Tenant’s right to possession of the Premises by any lawful means, in which case this Lease and the term hereof shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. If Landlord terminates this Lease,
Landlord may recover from Tenant (A) the worth at the time of award of the unpaid rent which had been earned at the time of termination; (B) the worth at the time of award of the amount by which the unpaid rent which would have been earned
after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; (C) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after
the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; and (D) any other amount necessary to compensate Landlord for all detriment proximately caused by Tenant’s failure to perform its
obligations under the Lease or which in the ordinary course of things would be likely to result therefrom, including, but not limited to, the cost of recovering possession of the Premises, expenses of releasing, including necessary renovation and
alteration of the Premises, reasonable attorneys’ fees, any real estate commissions actually paid by Landlord and the unamortized value of any free rent, reduced rent, tenant improvement allowance or other economic concessions provided by
Landlord. The “worth at time of award” of the amounts referred to in Section 13.2(a)(i)(A) and (B) shall be computed by allowing interest at ten percent (10%) per annum. The worth at the time of award of the amount
referred to in Section 13.2(a)(i)(C) shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). For purposes of this Section 13.2(a)(i),
“rent” shall be deemed to be all monetary obligations required to be paid by Tenant pursuant to the terms of this Lease; 

(ii) maintain Tenant’s right of possession in which event Landlord shall have the remedy described in California Civil Code
Section 1951.4 which permits Landlord to continue this Lease in effect after Tenant’s breach and abandonment and recover rent as it becomes due. In the event Landlord elects to continue this Lease in effect, Tenant shall have the right to
sublet the Premises or assign Tenant’s interest in the Lease subject to the reasonable requirements contained in Section 12 of this Lease and provided further that Landlord shall not require compliance with any standard or condition
contained in Section 12 that has become unreasonable at the time Tenant seeks to sublet or assign the Premises pursuant to this Section 13.2(a)(ii); 

(iii) collect sublease rents (or appoint a receiver to collect such rent) and otherwise perform Tenant’s obligations at the Premises, it
being agreed, however, that the appointment of a receiver for Tenant shall not constitute an election by Landlord to terminate this Lease; and 

(iv) pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the state in which the Premises
are located. 
 (b) No remedy or election hereunder shall be deemed exclusive, but shall, wherever possible, be cumulative with all other
remedies at law or in equity. The expiration or termination of this Lease and/or the termination of Tenant’s right to possession of the Premises shall not relieve Tenant of liability under any indemnity provisions of this Lease as to matters
occurring or accruing during the term of the Lease or by reason of Tenant’s occupancy of the Premises. 
 (c) If Tenant abandons the
Premises, Landlord may re-enter the Premises and such re-entry shall not be deemed to constitute Landlord’s election to accept a surrender of the Premises or to
otherwise relieve Tenant from liability for its breach of this Lease. No surrender of the Premises shall be effective against Landlord unless Landlord has entered into a written agreement with Tenant in which Landlord expressly agrees to accept a
surrender of the Premises and relieve Tenant of liability under the Lease. The delivery by Tenant to Landlord of possession of the Premises shall not constitute the termination of the Lease or the surrender of the Premises, unless agreed in writing
by Landlord. 
 13.3 DEFAULT BY LANDLORD. Landlord shall not be in
default under this Lease unless Landlord fails to perform obligations required of Landlord within thirty (30) days after written notice by Tenant to Landlord and to the holder of any mortgage or deed of trust encumbering the Project whose name
and address shall have theretofore been furnished to Tenant in writing, specifying wherein Landlord has failed to perform such obligation; provided, however, that if the nature of Landlord’s obligation is such that more than thirty
(30) days are required for its cure, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently pursues the same to completion. 

13.4 LATE CHARGES AND DISHONORED CHECK
CHARGES. Tenant hereby acknowledges that late payment by Tenant to Landlord of Base Rent, Tenant’s Share of Common Area Expense or Real Property Taxes or other sums due hereunder, or payment of any of the
foregoing with a check that is dishonored, will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting
charges and late charges which may be imposed on Landlord by the terms of any mortgage or trust deed encumbering the Project. Accordingly, if any installment of Base Rent, Tenant’s Share of Common Area Expense or Real Property Taxes, or any
other sum due from Tenant shall not be received by Landlord within five (5) days of the date when such amount shall be due, or if any check tendered by Tenant id dishonored by the issuing bank, then, without any requirement for notice or demand
to Tenant, Tenant shall immediately owe and pay to Landlord a late charge equal to five percent (5%) of such overdue amount. The parties hereby agree that such late charge and dishonored check charge represent a fair and reasonable estimate of the
costs Landlord will incur by reason of late payment by Tenant, or dishonored check. Acceptance of such late charge or dishonored check charge by Landlord shall in no event constitute a waiver of Tenant’s default with respect to such overdue
amount, nor prevent Landlord from exercising any of the other rights and remedies granted hereunder including the assessment of interest under Section 13.5. Notwithstanding the foregoing, Landlord shall waive the application of such late charge
or dishonored check charge once per 12-month period provided that Tenant pays the delinquent or unpaid sum within five (5) business days after receipt of written notice from Landlord that such amount was
not paid when due. 

 13.5 INTEREST ON PAST-DUE OBLIGATIONS. Except as expressly herein provided, any amount due to Landlord that is not paid within five (5) days of the date when due shall bear
interest at the lesser of ten percent (10%) per annum or the maximum rate permitted by applicable law. Payment of such interest shall not excuse or cure any default by Tenant under this Lease; provided, however, that interest shall not be payable on
late charges incurred by Tenant nor on any amounts upon which late charges are paid by Tenant. 
 13.6 PAYMENT
OF RENT AND SECURITY DEPOSIT AFTER DEFAULT. In addition to the remedies provided in section 13.1(b), if Tenant fails to
pay Base Rent, Tenant’s Share of Common Area Expense or Real Property Taxes or any other monetary obligation due hereunder on the date it is due and such nonpayment results in a default (beyond any applicable notice and cure period), then after
Tenant’s third failure to pay any monetary obligation on the date it is due, at Landlord’s option, all monetary obligations of Tenant hereunder shall thereafter be paid by cashier’s check, and Tenant shall, upon demand, provide
Landlord with an additional security deposit equal to three (3) multiplied by the monthly Base Rent due on the date of Landlord’s demand. If Landlord has required Tenant to make said payments by cashier’s check or to provide an
additional security deposit, Tenant’s failure to make a payment by cashier’s check or to provide the additional security deposit shall be a default hereunder. 

14. LANDLORD’S RIGHT TO CURE DEFAULT;
PAYMENTS BY TENANT. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without
any reduction of rent. If Tenant shall fail to perform any of its obligations under this Lease, within a reasonable time after such performance is required by the terms of this Lease, Landlord may, but shall not be obligated to, after three
(3) days prior written notice to Tenant, make any such payment or perform any such act on Tenant’s behalf without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. Tenant shall
pay to Landlord, within ten (10) days after delivery by Landlord to Tenant of statements therefore, an amount equal to the expenditures reasonably made by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant
to the provisions of this Section 14. 
 15. CONDEMNATION. If any portion of the Premises or the
Project are taken under the power of eminent domain, or sold under the threat of the exercise of said power (all of which are herein called “condemnation”), this Lease shall terminate as to the part so taken as of the date the condemning
authority takes title or possession, whichever first occurs; provided that if so much of the Premises or Project are taken by such condemnation as would substantially and adversely affect the operation and profitability of Tenant’s business
conducted from the Premises, and said taking lasts for ninety (90) days or more, Tenant shall have the option, to be exercised only in writing within thirty (30) days after Landlord shall have given Tenant written notice of such taking (or
in the absence of such notice, within thirty (30) days after the condemning authority shall have taken possession), to terminate this Lease as of the date the condemning authority takes such possession. If a taking lasts for less than ninety
(90) days, Tenant’s rent shall be abated during said period but Tenant shall not have the right to terminate this Lease. If Tenant does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and
effect as to the portion of the Premises remaining, except that the rent and Tenant’s Share of Common Area Expenses shall be reduced in the proportion that the usable floor area of the Premises taken bears to the total usable floor area of the
Premises. Common Areas taken shall be excluded from the Common Areas usable by Tenant and no reduction of rent shall occur with respect thereto or by reason thereof. Landlord shall have the option in its sole discretion to terminate this Lease as of
the taking of possession by the condemning authority, by giving written notice to Tenant of such election within thirty (30) days after receipt of notice of a taking by condemnation of any material part of the Premises or the Project. Any award
for the taking of all or any part of the Premises or the Project under the power of eminent domain or any payment made under threat of the exercise of such power shall be the property of Landlord, whether such award shall be made as compensation for
diminution in value of the leasehold, for good will, for the taking of the fee, as severance damages, or as damages for tenant improvements; provided, however, that Tenant shall be entitled to any separate award for loss of or damage to
Tenant’s removable personal property and for moving expenses. In the event that this Lease is not terminated by reason of such condemnation, and subject to the requirements of any lender that has made a loan to Landlord encumbering the Project,
Landlord shall to the extent of severance damages received by Landlord in connection with such condemnation, repair any damage to the Project caused by such condemnation except to the extent that Tenant has been reimbursed therefor by the condemning
authority. This section, not general principles of law or California Code of Civil Procedure Sections 1230.010 et seq., shall govern the rights and obligations of Landlord and Tenant with respect to the condemnation of all or any portion of the
Project. 
 16. VEHICLE PARKING. Tenant shall have the right to 3.3 parking spaces per
1,000 square feet of the Premises, on an unassigned basis within the parking areas serving the Project. Tenant shall have use of the electric charging stations in the Project on a non-exclusive basis. Parking
shall be at no charge to Tenant. 
 17. BROKER’S FEE. Tenant and
Landlord each represent and warrant to the other that neither has had any dealings or entered into any agreements with any person, entity, broker or finder other than the persons, if any, listed in Section 1.13, in connection with the
negotiation of this Lease, and no other broker, person, or entity is entitled to any commission or finder’s fee in connection with the negotiation of this Lease, and Tenant and Landlord each agree to indemnify, defend and hold the other
harmless from and against any claims, damages, costs, expenses, attorneys’ fees or liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any dealings, actions or
agreements of the indemnifying party. Landlord shall pay all commissions owed to the brokers listed in Section 1.13 in connection with this Lease pursuant to a separate agreement. 

 18. DELIVERY OF
CERTIFICATE. Tenant shall from time to time upon not less than ten (10) days’ prior written notice from Landlord execute, acknowledge and deliver to Landlord a statement in writing certifying the
following: (a) that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect) (b) the date to which the Base
Rent and other charges are paid in advance and the amounts so payable, (c) that there are not, to Tenant’s knowledge, any uncured defaults or unfulfilled obligations on the part of Landlord, or specifying such defaults or unfulfilled
obligations, if any are claimed, (d) that all tenant improvements to be constructed by Landlord, if any, have been completed in accordance with Landlord’s obligations and (e) that Tenant has taken possession of the Premises. Any such
statement may be conclusively relied upon by any prospective purchaser or encumbrancer of the Project. 
 19. FINANCIAL
INFORMATION. From time to time, at Landlord’s request (but not more than once in any given 12-month period), Tenant shall cause the following financial information to
be delivered to Landlord, at Tenant’s sole cost and expense, upon not less than thirty (30) days’ advance written notice from Landlord, a current financial statement for Tenant and Tenant’s financial statements for the previous
two accounting years. All financial statements shall be prepared in accordance with accounting principles consistently applied and, if such is the normal practice of Tenant, shall be audited by an independent certified public accountant if such
audited financial statements are then available. 
 20. LANDLORD’S LIMITED
LIABILITY. Tenant acknowledges that Landlord shall have the right to transfer all or any portion of its interest in the Project and to assign this Lease to the transferee. Tenant agrees that in the event of such
a transfer (and assignment of this Lease to the transferee), Landlord shall automatically be released from all liability under this Lease; and Tenant hereby agrees to look solely to Landlord’s transferee for the performance of Landlord’s
obligations hereunder after the date of the transfer. Upon such a transfer, Landlord shall, at its option, return Tenant’s security deposit to Tenant or transfer Tenant’s security deposit to Landlord’s transferee and, in either event,
Landlord shall have no further liability to Tenant for the return of its security deposit. Subject to the rights of any lender holding a mortgage or deed of trust encumbering all or part of the Project, Tenant agrees to look solely to
Landlord’s equity interest in the Project for the collection of any judgment requiring the payment of money by Landlord arising out of (a) Landlord’s failure to perform its obligations under this Lease or (b) the negligence or
willful misconduct of Landlord, its partners, employees and agents. No other property or assets of Landlord shall be subject to levy, execution or other enforcement procedure for the satisfaction of any judgment or writ obtained by Tenant against
Landlord. No partner, employee, officer, director, member or agent of Landlord shall be personally liable for the performance of Landlord’s obligations hereunder or be named as a party in any lawsuit arising out of or related to, directly or
indirectly, this Lease and the obligations of Landlord hereunder. The obligations under this Lease do not constitute personal obligations of the individual partners of Landlord, if any, and Tenant shall not seek recourse against the individual
partners of Landlord or their assets. 
 21. INDEMNITY. Tenant hereby agrees to indemnify, defend and
hold harmless Landlord and its employees, members, officers, managers, partners, agents, property managers, contractors, lenders and ground lessors (said persons and entities are hereinafter collectively referred to as the “Indemnified
Parties”) from and against any and all liability, loss, cost, damage, claims, loss of rents, liens, judgments, penalties, fines, settlement costs, investigation costs, the cost of consultants and experts, attorney’s fees, court costs
and other legal expenses, the effects of environmental contamination, the cost of environmental testing, the removal, remediation and/or abatement of Hazardous Substances, insurance policy deductibles and other expenses (hereinafter collectively
referred to as “Damages”) arising out of or related to an “Indemnified Matter” (as defined below). For purposes of this Section 21, an “Indemnified Matter” shall mean any matter for which one
or more of the Indemnified Parties incurs liability or Damages if and to the extent the liability or Damages arise out of or involve, directly or indirectly, Tenant’s or its employees’, agents’, contractors’, invitees’,
vendors’, subtenants’ or other persons working in or visiting the Premises (all of said persons or entities are hereinafter collectively referred to as “Tenant Parties”) use or occupancy of the Premises or the Project, any
act or omission of a Tenant Party; Tenant’s breach of or non-compliance with, any of the provisions of this Lease, the existence, receipt, release, storage, use or disposal of any Hazardous Substance (as
defined in Section 23 below) brought on or to the Project by a Tenant Party; or any other matters for which Tenant has agreed to indemnify Landlord pursuant to any other provision of this Lease. Tenant’s obligations hereunder shall
include, but shall not be limited to compensating the Indemnified Parties for Damages arising out of Indemnified Matters within ten (10) days after written demand from an Indemnified Party and providing a defense, with counsel reasonably
satisfactory to the Indemnified Party, at Tenant’s sole expense, within ten (10) days after written demand from the Indemnified Party, of any claims, action or proceeding arising out of or relating to an Indemnified Matter whether or not
litigated or reduced to judgment and whether or not well founded. Landlord shall have the immediate and unconditional right, but not the obligation, without notice or demand to Tenant, to pay the Damages and Tenant shall, upon ten (10) days
advance written notice from Landlord, reimburse Landlord for the costs incurred by Landlord for any Damages to the Common Areas, another tenant’s premises or to any other part of the Project to be repaired, arising out of an Indemnified Matter.
The Indemnified Parties need not first pay any Damages to be indemnified hereunder. Tenant’s obligations under this section shall not be released, reduced or otherwise limited because one or more of the Indemnified Parties are or may be
actively or passively negligent with respect to an Indemnified Matter. This indemnity is intended to apply to the fullest extent permitted by applicable law. Tenant’s obligations under this section shall survive the expiration or termination of
this Lease unless specifically waived in writing by Landlord after said expiration or termination. 
 22.
SIGNS. Tenant shall place signage upon the Project (exterior to the Premises) with Landlord’s prior written consent, which consent shall not be unreasonably withheld or conditioned. Such signage
shall be installed and maintained by Tenant at Tenant’s sole expense and shall comply at all times with applicable laws. 

 23. HAZARDOUS SUBSTANCES. 

23.1 DEFINITION AND CONSENT. The term “Hazardous
Substance” as used in this Lease shall mean any product, substance, chemical, material or waste whose presence, nature, quantity and/or intensity of existence, use, manufacture, disposal, transportation, spill, release or affect, either by
itself or in combination with other materials expected to be on the Premises, is either: (a) potentially injurious to the public health, safety or welfare, the environment, or the Premises, (b) regulated or monitored by any governmental
entity, (c) a basis for liability of Landlord to any governmental entity or third party under any federal, state or local statute or common law theory or (d) defined as a hazardous material or substance by any federal, state or local law
or regulation. Tenant shall not cause or permit any Hazardous Substance to be delivered to, brought, kept, stored, released, disposed of, or used in or about the Premises or the Project by Tenant, its agents, employees, contractors or invitees in
violation of applicable laws, regulations, codes, and /or ordinances. 
 23.2 DUTY TO
INFORM LANDLORD. If Tenant knows, or has reasonable cause to believe, that a Hazardous Substance, or a condition involving or resulting from same, has come to be located in, on or under or about
the Premises or the Project in violation of applicable laws, Tenant shall immediately give written notice of such fact to Landlord. Tenant shall also immediately give Landlord (without demand by Landlord) a copy of any statement, report, notice,
registration, application, permit, license, given to or received from, any governmental authority or private party, or persons entering or occupying the Premises, concerning the presence, spill, release, discharge of or exposure to, any Hazardous
Substance or contamination in, on or about the Premises or the Project. 
 23.3 INSPECTION;
COMPLIANCE. Landlord and Landlord’s employees, agents, contractors and lenders shall have the right to enter the Premises at any time in the case of an emergency, and otherwise at reasonable times, for the
purpose of inspecting the condition of the Premises and for verifying compliance by Tenant with this Section 23. Landlord shall have the right to employ experts and/or consultants in connection with its examination of the Premises and with
respect to the installation, operation, use, monitoring, maintenance, or removal of any Hazardous Substance on or from the Premises. The costs and expenses of any such inspections shall be paid by the party requesting same, unless a contamination,
caused or materially contributed to by Tenant, is found to exist or be imminent, or unless the inspection is requested or ordered by governmental authority as the result of any such existing or imminent violation or contamination. In any such case,
Tenant shall upon request reimburse Landlord for the cost and expenses of such inspection. 
 23.4 NO
LIABILITY FOR ACTS OF OTHERS. Notwithstanding anything to the contrary contained in this Lease, Tenant shall only be liable pursuant to this
Section 23 for the acts of Tenant and Tenant Parties, and Tenant shall not be liable for the acts of persons or entities other than Tenant and Tenant Parties nor shall Tenant be responsible or liable for contamination that existed at the
Premises on the Commencement Date or for contamination emanating from neighboring land. 
 24.
SUBORDINATION. 
 24.1 EFFECT OF
SUBORDINATION. This Lease, and any Option granted hereby, upon Landlord’s written election, shall be subject and subordinate to any ground lease, mortgage, deed of trust, or any other hypothecation or
security now or hereafter placed upon the Project and to any and all advances made on the security thereof and to all renewals, modifications, consolidations, replacements and extensions thereof. Notwithstanding such subordination, Tenant’s
right to quiet possession of the Premises shall not be disturbed if Tenant is not in default and so long as Tenant shall pay the rent and observe and perform all of the provisions of this Lease, unless this Lease is otherwise terminated pursuant to
its terms. At the request of any mortgagee, trustee or ground lessor, Tenant shall attorn to such person or entity. If any mortgagee, trustee or ground lessor shall elect to have this Lease and any Options granted hereby prior to the lien of its
mortgage, deed of trust or ground lease, and shall give written notice thereof to Tenant, this Lease and such Options shall be deemed prior to such mortgage, deed of trust or ground lease, whether this Lease or such Options are dated prior or
subsequent to the date of said mortgage, deed of trust or ground lease or the date of recording thereof. In the event of the foreclosure of a security device, the new owner shall not (a) be liable for any act or omission of any prior landlord
or with respect to events occurring prior to its acquisition of title, (b) be liable for the breach of this Lease by any prior landlord, (c) be subject to any offsets or defenses which Tenant may have against the prior landlord or
(d) be liable to Tenant for the return of its security deposit. 
 24.2 EXECUTION OF
DOCUMENTS. Tenant agrees to execute and acknowledge any commercially reasonable documents Landlord reasonably requests that Tenant execute to effectuate an attornment, subordination, and non-disturbance to make this Lease or any Option granted herein prior to the lien of any mortgage, deed of trust or ground lease, as the case may be. 

25. OPTION TO EXTEND. 

25.1 OPTION GRANT. Provided no outstanding Event of Default exists under the terms
and conditions of the Lease at the time Tenant delivers the notice required by section 25(a), and, in Landlord’s reasonable judgment, Tenant’s ability to meet its obligations under this Lease is at least equal to its ability to meet said
obligations on the date this Lease is entered into, Landlord hereby grants to Tenant an option to extend the term of the Lease for two (2) thirty (30)-month periods (each, an “Extension Option”) commencing when the then
expiring term expires, upon each and all of the following terms and conditions: 

 (a) On a date which is prior to the date that the option period would commence (if
exercised) by at least one hundred eighty (180) days and not more than three hundred sixty (360) days, Landlord shall have received from Tenant a written notice of the exercise of the option to extend the Lease for said additional term (an
“Exercise Notice”), time being of the essence. If the Exercise Notice is not so given and received, the Extension Option shall automatically expire, Tenant shall no longer have the right to give an Exercise Notice and this section
shall be of no further force or effect. 
 (b) All of the terms and conditions of the Lease except where specifically modified by this
section shall apply. 
 (c) The monthly Base Rent payable during the option term shall be ninety-five (95%) of the then fair market rental
value, as determined in accordance with section 25.2. 
 (d) Landlord shall have the right to require Tenant to execute and to deliver to
Landlord an amendment to the Lease that accurately sets forth the extended term of the Lease and the new Base Rent. Landlord’s election not to require Tenant to execute an amendment shall not invalidate Tenant’s exercise of the Extension
Option. 
 25.2 DETERMINATION OF FAIR MARKET
VALUE. Upon the commencement of the extension term, the Base Rent shall be an annual amount equal to ninety-five percent (95%) of the fair market rental value of the Premises in its then current condition, use
and configuration, and without regard to any other possible condition, use, configuration or land use entitlements or restrictions with respect to the Premises, determined as follows (“Fair Market Rent”): 

(a) Landlord shall deliver to Tenant written notice of Landlord’s determination of fair market rental value within thirty (30) days
after Landlord receives notice from Tenant that Tenant has exercised the Extension Option. 
 (b) If Tenant disputes Landlord’s
determination of the fair market rental value as contained in Landlord’s notice, Tenant shall notify Landlord in writing within twenty (20) days of its receipt of Landlord’s determination, which notice shall set forth Tenant’s
determination of the fair market rental value. Should Tenant timely notify Landlord as aforesaid, Landlord and Tenant shall attempt to resolve their differences within twenty (20) days following Landlord’s receipt of Tenant’s notice.
Should Tenant fail to timely notify Landlord as aforesaid, then ninety-five percent (95%) of Landlord’s determination of fair market rental value as contained in Landlord’s notice shall constitute the Fair Market Rent. 

(c) Should Tenant timely notify Landlord as aforesaid and if Landlord and Tenant cannot agree on fair market rental value during such ten
(10) day period, Landlord and Tenant shall each appoint a disinterested commercial real estate broker specializing in the leasing of similarly situated real property in San Mateo County for at least ten (10) years and give notice of such
appointment to the other within ten (10) days after the preceding ten (10) day period. If either Landlord or Tenant shall fail timely to appoint a broker, then the single broker appointed by one party shall proceed to make the
determination of fair market rental value. Such broker(s) shall, within thirty (30) days after the appointment of the last of them to be appointed, complete their written determinations of fair market rental value and furnish the same to
Landlord and Tenant. Each party shall pay the fees and costs of the broker appointed by it. If the valuations vary by 5% or less of the lower value, the fair market rental value shall be the average of the two valuations. 

(d) If the valuations vary by more than 5% of the lower value, the two brokers shall, within ten (10) days after submission of the last
appraisal report, appoint a third disinterested broker satisfying the same qualifications. If the two brokers shall be unable to agree in a timely manner on the selection of the third broker, then either broker, on behalf of both, may request
appointment of such third disinterested broker by the presiding judge of the Superior Court of the county in which the Premises are located or through the American Arbitration Association process. Such third broker shall, within thirty
(30) days after appointment, select one of the two valuations submitted by the first two brokers as such third broker’s determination of fair market rental value, and shall submit such decision to Landlord and Tenant. The fair market
rental value of the Premises as determined by the third broker shall be controlling. All fees and costs incurred in connection with the determination of fair market rental value by the third broker shall be paid
one-half by Landlord and one-half by Tenant. 
 (e) All
valuations done pursuant to this Section 25.2 shall be based on leases of similar office, research & development, and lab flex buildings in the cities of Foster City, Redwood Shores and San
Mateo. 
 26. HOLDING OVER. If Tenant remains in possession of the Premises or any part
thereof after the expiration or earlier termination of the term hereof with Landlord’s consent, such occupancy shall be a tenancy from month to month upon all the terms and conditions of this Lease pertaining to the obligations of Tenant,
except that the Base Rent payable shall be one hundred twenty five percent (125%) of the Base Rent payable immediately preceding the termination date of this Lease, and all Options, if any, shall be deemed terminated and be of no further effect. If
Tenant remains in possession of the Premises or any part thereof after the expiration of the term hereof without Landlord’s consent, Tenant shall, at Landlord’s option, be treated as a tenant at sufferance. Nothing contained herein shall
be construed to constitute Landlord’s consent to Tenant holding over at the expiration or earlier termination of the Lease term or to give Tenant the right to hold over after the expiration or earlier termination of the Lease term. 

 27. LANDLORD’S ACCESS.

 27.1 ACCESS. Landlord and Landlord’s agents, contractors and employees shall have the
right to enter the Premises at reasonable times upon reasonable advance telephonic notice to Tenant (except in the case of any emergency, where no advance notice shall be required) for the purpose of inspecting the Premises, performing any services
required of Landlord, showing the Premises to prospective purchasers, lenders, or tenants (within the last 6 months of the term), undertaking safety measures and making alterations, repairs, improvements or additions to the Premises or to the
Project. Tenant shall provide Landlord with any security codes needed by Landlord to gain such access. In the event of an emergency, Landlord may gain access to the Premises by any reasonable means, and Landlord shall not be liable to Tenant for
damage to the Premises or to Tenant’s property resulting from such access. Landlord may at any time place on or about the Building or the Project for sale or for lease signs. Landlord shall comply with Tenant’s reasonable security measures
in connection with such access by Landlord. 
 27.2 KEYS. Landlord shall have the right to
retain keys to the locks on the entry doors to the Premises and all interior doors at the Premises (with the exception of Tenant’s secured areas). In the event locks are changed, Tenant shall notify Landlord and provide Landlord with
replacement keys. 
 28. SECURITY MEASURES. Tenant hereby acknowledges that Landlord shall
have no obligation whatsoever to provide guard service or other security measures for the benefit of the Premises or the Project, and Landlord shall have no liability to Tenant due to its failure to provide such services. Tenant assumes all
responsibility for the protection of Tenant, its agents, employees, contractors and invitees and the property of Tenant and of Tenant’s agents, employees, contractors and invitees from acts of third parties. Nothing herein contained shall
prevent Landlord, at Landlord’s sole option, from implementing security measures for the Project or any part thereof, in which event Tenant shall participate in such security measures and the cost thereof shall be included within the definition
of Common Area Expenses, and Landlord shall have no liability to Tenant and its agents, employees, contractors and invitees arising out of Landlord’s negligent provision of security measures. Landlord shall have the right, but not the
obligation, to require all persons entering or leaving the Project to identify themselves to a security guard and to reasonably establish that such person should be permitted access to the Project. In no event shall Tenant or its employees, agents
or contractors bring firearms or other weapons to the Project or the Premises, and Tenant shall not have the right to employ armed security guards. 

29. EASEMENTS. Landlord reserves to itself the right, from time to time, to grant such easements, rights
and dedications that Landlord deems necessary or desirable, and to cause the recordation of parcel maps and restrictions, so long as such easements, rights, dedications, maps and restrictions do not unreasonably interfere with the use of the
Premises by Tenant. 
 30. SEVERABILITY. The invalidity of any provision of this Lease as determined by a
court of competent jurisdiction shall in no way affect the validity of any other provision hereof. 
 31. TIME OF
ESSENCE. Time is of the essence with respect to each of the obligations to be performed by Tenant and Landlord under this Lease. 

32. DEFINITION OF ADDITIONAL RENT. All monetary obligations of
Tenant to Landlord under the terms of this Lease, including, but not limited to, Base Rent, Tenant’s Share of Common Area Expenses and Real Property Taxes and late charges shall be deemed to be rent. 

33. INCORPORATION OF PRIOR AGREEMENTS. This Lease and the
Exhibits contain all agreements of the parties with respect to the lease of the Premises and any other matter mentioned herein. No prior or contemporaneous agreement or understanding pertaining to any such matter shall be effective. Except as
otherwise stated in this Lease, Tenant hereby acknowledges that no real estate broker nor Landlord or any employee or agents of any of said persons has made any oral or written warranties or representations to Tenant concerning the condition or use
by Tenant of the Premises or the Project or concerning any other matter addressed by this Lease. 
 34.
AMENDMENTS. This Lease may be modified in writing only, signed by the parties in interest at the time of the modification. One or more emails signed by one or more parties shall never constitute a
writing signed by the parties that is capable of amending or modifying the Lease. 
 35. NOTICES. All
notices required or permitted by this Lease shall be in writing and may be delivered (a) in person (by hand, by messenger or by courier service), (b) by U.S. Postal Service regular mail, (c) by U.S. Postal Service certified mail, return
receipt requested or (d) by U.S. Postal Service Express Mail, Federal Express or other overnight courier, and shall be deemed sufficiently given if served in a manner specified in this Section 35. Notices may not be given by email, and
email notices shall not be binding on Landlord or Tenant for any purpose. Any notice permitted or required hereunder, and any notice to pay rent or quit or similar notice, shall be deemed personally delivered to Tenant on the date the notice is
personally delivered to any employee of Tenant at the Premises. The addresses set forth in Section 1.15 of this Lease shall be the address of each party for notice purposes. Landlord or Tenant may by written notice to the other specify a
different address for notice purposes, except that upon Tenant’s taking possession of the Premises, the Premises shall constitute Tenant’s address for the purpose of mailing or delivering notices

 
to Tenant. A copy of all notices required or permitted to be given to Landlord hereunder shall be concurrently transmitted to such party or parties at such addresses as Landlord may from time to
time hereinafter designate by written notice to Tenant. Any notice sent by regular mail or by certified mail, return receipt requested, shall be deemed given three (3) days after deposited with the U.S. Postal Service. Notices delivered by U.S.
Express Mail, Federal Express or other courier shall be deemed given on the date delivered by the carrier to the appropriate party’s address for notice purposes. If notice is received on Saturday, Sunday or a legal holiday, it shall be deemed
received on the next business day. Nothing contained herein shall be construed to limit Landlord’s right to serve any notice to pay rent or quit or similar notice by any method permitted by applicable law, and any such notice shall be effective
if served in accordance with any method permitted by applicable law whether or not the requirements of this section have been met. 
 36.
WAIVERS. No waiver by Landlord or Tenant of any provision hereof shall be deemed a waiver of any other provision hereof or of any subsequent breach by Landlord or Tenant of the same or any other
provision. The acceptance of rent hereunder by Landlord shall not be a waiver of any preceding breach by Tenant of any provision hereof, other than the failure of Tenant to pay the particular rent so accepted, regardless of Landlord’s knowledge
of such preceding breach at the time of acceptance of such rent. No acceptance by Landlord of partial payment of any sum due from Tenant shall be deemed a waiver by Landlord of its right to receive the full amount due, nor shall any endorsement or
statement on any check or accompanying letter from Tenant be deemed an accord and satisfaction. Tenant hereby waives California Code of Civil Procedure Section 1179 and Civil Code Section 3275 which allow tenants to obtain relief from the
forfeiture of a lease, and Tenant hereby waives any claim it may have against Landlord based on Landlord’s failure to comply with Section 1938 of the California Civil Code. 

37. BINDING EFFECT; CHOICE OF LAW. Subject to
any provision hereof restricting assignment or subletting by Tenant, this Lease shall bind the parties, their heirs, personal representatives, successors and assigns. This Lease shall be governed by the laws of the state in which the Project is
located and any litigation concerning this Lease between the parties hereto shall be initiated in the county in which the Project is located. 
 38.
ATTORNEYS’ FEES. If Landlord or Tenant brings an action to enforce the terms hereof or declare rights hereunder, the prevailing party in any such action, or appeal thereon, shall be
entitled to its reasonable attorneys’ fees and court costs to be paid by the losing party as fixed by the court in the same or separate suit, and whether or not such action is pursued to decision or judgment. The attorneys’ fee award shall
not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees and court costs reasonably incurred in good faith. Landlord shall be entitled to reasonable attorneys’ fees and all
other costs and expenses incurred in the preparation and service of notices of default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such default. Landlord and Tenant agree that
attorneys’ fees incurred with respect to defaults and bankruptcy are actual pecuniary losses within the meaning of Section 365(b)(1)(B) of the Bankruptcy Code or any successor statute. 

39. WAIVER OF JURY TRIAL. TO THE EXTENT PERMITTED BY
APPLICABLE LAW, LANDLORD AND TENANT HEREBY WAIVE THEIR RESPECTIVE RIGHT TO TRIAL BY JURY OF ANY CAUSE OF ACTION, CLAIM, COUNTERCLAIM OR CROSS-COMPLAINT IN ANY ACTION, PROCEEDING AND/OR HEARING BROUGHT BY EITHER LANDLORD AGAINST TENANT OR TENANT
AGAINST LANDLORD ON ANY MATTER WHATSOEVER ARISING OUT OF, OR IN ANY WAY CONNECTED WITH, THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, OR ANY CLAIM OF INJURY OR DAMAGE, OR THE ENFORCEMENT OF ANY
REMEDY UNDER ANY LAW, STATUTE, OR REGULATION, EMERGENCY OR OTHERWISE, NOW OR HEREAFTER IN EFFECT. 
 40.
MERGER. The voluntary or other surrender of this Lease by Tenant, or a mutual cancellation thereof, or a termination by Landlord, shall not result in the merger of Landlord’s and Tenant’s
estates, and shall, at the option of Landlord, terminate all or any existing subtenancies or may, at the option of Landlord, operate as an assignment to Landlord of any or all of such subtenancies. 

41. QUIET POSSESSION. Subject to the other terms and conditions of this Lease, and the
rights of any lender, and provided Tenant is not in default hereunder, Tenant shall have quiet possession of the Premises for the entire term hereof subject to all of the provisions of this Lease. 

42. AUTHORITY. If Tenant is a corporation, trust, general or limited partnership, or limited liability
company, Tenant, and each individual executing this Lease on behalf of such entity, represents and warrants that such individual is duly authorized to execute and deliver this Lease on behalf of said entity, that said entity is duly authorized to
enter into this Lease, and that this Lease is enforceable against said entity in accordance with its terms. If Tenant is a corporation, trust, partnership or limited liability company, Tenant shall deliver to Landlord upon demand evidence of such
authority satisfactory to Landlord. 
 43. CONFLICT. Any conflict between the typewritten provisions of
this Lease and handwritten provisions, if any, shall be controlled by the handwritten provisions; provided, however, handwritten provisions shall have no force or effect unless separately initialed by both Landlord and Tenant. 

 44. MULTIPLE PARTIES. If more than one
person or entity is named as Tenant herein, the obligations of Tenant shall be the joint and several responsibility of all persons or entities named herein as Tenant. Service of a notice on one Tenant shall be deemed service of notice on all
Tenants. 
 45. INTERPRETATION. This Lease shall be interpreted as if it was prepared by both parties and
ambiguities shall not be resolved in favor of Tenant or Landlord. The captions contained in this Lease are for convenience only and shall not be deemed to limit or alter the meaning of this Lease. As used in this Lease the words tenant and landlord
include the plural as well as the singular. Words used in the neuter gender include the masculine and feminine gender. 
 46.
PROHIBITION AGAINST RECORDING. Neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting
through, under or on behalf of Tenant. Landlord shall have the right to record a memorandum of this Lease, and Tenant shall execute, acknowledge and deliver to Landlord for recording any memorandum prepared by Landlord. 

47. RELATIONSHIP OF PARTIES. Nothing contained in this Lease shall be deemed
or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant. 

48. RIGHT TO LEASE. Landlord reserves the absolute right to effect such other
tenancies in the Project as Landlord in its sole discretion shall determine, and Tenant is not relying on any representation that any specific tenant or number of tenants will occupy the Project. Landlord represents and warrants to Tenant that
Landlord is the owner of the Building, is in good standing with its state of formation and is qualified to do business in the State of California. Tenant represents and warrants to Landlord that Tenant is in good standing with its state of formation
and is qualified to do business in the State of California. 
 49. SECURITY FOR PERFORMANCE
OF TENANT’S OBLIGATIONS. Notwithstanding any security deposit held by Landlord pursuant to Section 5, Tenant hereby agrees that in the event of a default by
Tenant, Landlord shall be entitled to seek and obtain a writ of attachment and/or a temporary protective order and Tenant hereby waives any rights or defenses to contest such a writ of attachment and/or temporary protective order on the basis of
California Code of Civil Procedure Section 483.010 or any other related statute or rule. 
 50.
ATTACHMENTS. The Exhibits are a part of this Lease and are incorporated herein by this reference. 
 51.
PATRIOT ACT. Tenant represents to Landlord that, (i) neither Tenant nor any person or entity that directly owns a 10% or greater equity interest in it nor any of its officers,
directors or managing members is a person or entity (each, a “Prohibited Person”) with whom U.S. persons or entities are restricted from doing business under regulations of the Office of Foreign Asset Control
(“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under Executive Order 13224 (the “Executive Order”) signed on September 24,
2001, and entitled “Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action, (ii) Tenant’s activities do not violate the International Money
Laundering Abatement and Financial Anti-Terrorism Act of 2001 or the regulations or orders promulgated thereunder (as amended from time to time, the “Money Laundering Act”) and (iii) throughout the term of this Lease, Tenant shall
comply with the Executive Order and with the Money Laundering Act. 
 52. COUNTERPARTS. This Lease and
any documents or addenda attached hereto (collectively, the “Documents”) may be executed in two or more counterpart copies, each of which shall be deemed to be an original and all of which together shall have the same force and
effect as if the parties had executed a single copy of the Document. Counterparts may be exchanged electronically by email PDF. 
 [Signature
page follows] 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed as of the date first
referenced above. 
  

			
	LANDLORD:
	
	 Gray Peak Fork, LLC, a Nevada limited

liability company

		
	By:	 	 /s/ Fred C. Bertetta, Ill

		
		 	 Fred C. Bertetta, Ill

		 	(print name)
		
	Its:	 	 President

		 	(print title)
		
	AND	 	
	
	Gray Peak Fork, Series A, LLC, a Nevada
	limited liability company
		
	By:	 	 /s/ Fred C. Bertetta, Ill

		
		 	 Fred C. Bertetta, Ill

		 	(print name)
		
	Its:	 	President
		 	(print title)
		
	TENANT:	 	
	
	SutroVax, Inc., a Delaware corporation
		
	By:	 	 /s/ Grant E. Pickering

		
		 	 Grant E. Pickering

		 	(print name)
		
	Its:	 	 President

		 	(print title)

 EXHIBIT A 

PREMISES 
  
 

 

 EXHIBIT B 

PROJECT SITE 
  

 

 EXHIBIT C 

VERIFICATION LETTER 
 SutroVax,
Inc. a Delaware corporation (“Tenant”) and Gray Peak Fork, LLC a Nevada limited liability company (“Landlord”) agree to the following information as of the 22nd day of July, 2016: 

 

					
	Address of Building	  	:	  	353 Hatch Drive
			
		  		  	Foster City, CA 94404
			
	Number of Rentable Square Feet in Premises	  	:	  	± 13,173 square feet
			
	Commencement Date	  	:	  	September 1, 2016
			
	Lease Termination Date	  	:	  	August 31, 2021
			
	Initial Base Rent	  	:	  	$32,932.50
			
	Billing Address for Tenant	  	:	  	SutroVax Inc.
			
		  	:	  	 353 Hatch Drive
  

Foster City, CA 94404

			
	Attention	  	:	  	Accounts Payable
			
	Telephone Number	  	:	  	(650) 549-7507
			
	Federal Tax I.D. No.	  	:	  	46-4233385

  

															
	LANDLORD:	 	    	 	TENANT
			
	Gray Peak Fork, LLC, a Nevada limited liability company	 		 	SutroVax, Inc., a Delaware corporation
						
	By:	 		 	 /s/ Fred C. Bertetta, III
	 		 	By:	 	 /s/ Grant E. Pickering 

						
		 		 	 Fred C. Bertetta, III
	 		 		 	 Grant E. Pickering

		 		 		 	(print name)	 		 		 		 	(print name)
								
		 		 	Its:	 	  
	 		 		 	Its:	 	 President

		 		 		 	(print title)	 		 		 		 	(print title)
					
	AND	 		 		 		 	
					
	Gray Peak Fork, Series A, LLC, a Nevada limited liability company	 		 		 		 	
							
	By:	 		 	 /s/ Fred C. Bertetta, III
	 		 		 		 	
							
		 		 	 Fred C. Bertetta, III
	 		 		 		 	
		 		 		 	(print name)	 		 		 		 	
								
		 		 	Its:	 	  
	 		 		 		 	
		 		 		 	(print title)EX-10.22

 Exhibit 10.22 

 
 

 
 ASSIGNMENT AND ASSUMPTION OF LEASE 

AND CONSENT OF LESSOR 
 1. ASSIGNMENT OF
LEASE 
 For valuable consideration, the receipt and adequacy of which are hereby acknowledged, Orchard Therapeutics North America
(“ASSIGNOR”) hereby assigns and transfers to SutroVax, Inc. (“ASSIGNEE”) all of ASSIGNOR’s right, title and interest in and to that certain Lease dated September 16, 2016, by and between
ASSIGNOR and Rakesh Kumar and Premila Kumar Revocable Family Trust, as Lessor, covering those certain Premises located at (street address, city, state, zip) 1118 Chess Drive, Foster City, CA 94404 and as is more
particularly described in such Lease. 
 This Assignment shall be effective: July 1, 2019. 

In addition, ASSIGNOR hereby transfers ASSIGNEE all of ASSIGNOR’s interest in and to any security or other deposits paid to Lessor under the
terms of such Lease. 
 Upon execution, Assignee shall pay to Lessor Fifty Four Thousand Two Hundred Dollars ($54,200.00) which
will be held as a Security Deposit as described in Paragraph 1.7(c) of the Lease Agreement dated September 16, 2016. Within five (5) business days following the execution hereof and Lessor’s receipt of all monies due from Assignee,
Lessor shall refund to Assignor the Security Deposit currently being held by Lessor in the amount of Fifty Four Thousand Two Hundred Dollars ($54,200.00) less any amount due to Lessor pursuant to the Lease Agreement dated September 16, 2016.

 The parties acknowledge and agree that, notwithstanding that the Lease was executed by “Orchard Therapeutics,” Orchard
Therapeutics North America (a California corporation) is the tenant entity under the Lease and the Assignee hereunder. 
  

							
	Dated:                 	 		 	Orchard Therapeutics North America
				
		 		 	By:	 	                                    
                                         
                   
		 		 	Name Printed:
                                         
                                    
		 		 	Title:
                                         
                                         
           
				
		 		 	By:	 	                                     
                                         
                   
		 		 	Name Printed:
                                         
                                     
		 		 	Title:
                                         
                                         
             
		 		 	Assignor

 2. ASSUMPTION OF LEASE 

Assignee acknowledges that it has inspected the Premises and reviewed the Lease and Assignee hereby accepts the foregoing Assignment and assumes and agrees
to be bound by and perform all obligations of the Lessee pursuant to the Lease arising on or after the effective date of this Assignment and to abide by all of the terms, provisions, covenants and conditions of the Lease. Lessor and
Assignee acknowledge and agree that (i) Assignor has decommissioned the Premises and that the Premises is in compliance with all applicable provisions of the Lease and (ii) Assignee shall accept the Premises in its “as-is” condition on the effective date of this Assignment and be fully responsible for the condition of the Premises thereafter in accordance with the provisions of the Lease. 

 

							
	Dated: 6/21/19            	 		 	SutroVax, Inc.
				
		 		 	By:	 	/s/ Grant E.
Pickering                                       
                     
		 		 	Name Printed: Grant E. Pickering
		 		 	Title: President & CEO
				
		 		 	By:	 	                                      
                                         
                 
		 		 	Name Printed:
                                         
                                    
		 		 	Title:
                                         
                                         
           
		 		 	Assignee

 3. CONSENT TO ASSIGNMENT 

Lessor hereby consents to the foregoing Assignment and Assumption of the Lease. It is understood and agreed, however, that the foregoing consent is not a
waiver of Lessor’s right to consent to or impose restrictions upon any future assignment or subletting. In addition, this assignment does not release Assignor, including any affiliates of Assignor, from liability for any
of the obligations of the Lessee under the Lease and any other liabilities arising out of or in connection with the Lease and/or Assignor’s occupancy of the Premises arising on or after the Effective Date of this Assignment, excluding
Assignor’s obligations to indemnify Lessor as required in Section 8.7 of the Lease and Section 68 of the Second Addendum, which will remain if full force and effect, after the effective date of this Assignment, for claims resulting
from the acts or omissions to act of Assignor and its affiliates arising or occurring prior to the effective date of this Assignment. 

Assignor represents that it has only dealt with Newmark Knight Frank (“Assignor’s Broker”) as a broker in connection with this
Assignment. Assignee represents that it has only dealt with Cushman & Wakefield (“Assignee’s Broker”) in connection with this Assignment. Lessor represents that it has only dealt with Kidder Mathews (“Lessor’s
Broker”) as a broker in connection with this Assignment. Lessor shall be responsible for the payment of any commissions due to Assignee’s Broker and Lessor’s Broker pursuant to a separate written agreement. Assignor shall be
responsible for the payment of any commissions due to Assignor’s Broker pursuant to a separate written agreement. 
  

							
	Dated: 6/28/19        	 		 	Rakesh Kumar and Premila Kumar Revocable Family Trust
				
		 		 	By:	 	 /s/ Rakesh Kumar

		 		 	Name Printed: Rakesh Kumar
		 		 	Title: Co-Trustee
				
		 		 	By:	 	 /s/ Premila Kumar

		 		 	Name Printed: Premila Kumar
		 		 	Title: Co-Trustee
		 		 	Lessor

 ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY AIR CRE OR BY ANY REAL ESTATE BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS ASSIGNMENT OR TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 
 1. SEEK ADVICE OF COUNSEL AS TO
THE LEGAL AND TAX CONSEQUENCES OF THIS ASSIGNMENT. 
 2. RETAIN APPROPRIATE COUNSEL TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID
INVESTIGATION WOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY OF THE PREMISES FOR
ASSIGNEE’S INTENDED USE. 
 WARNING: IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE ASSIGNMENT
MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED. 
 AIR CRE, 500 North Brand Blvd, Suite
900, Glendale, CA 91203, Tel 213-687-8777, Email contracts@aircre.com 

NOTICE: No part of these works may be reproduced in any form without permission in writing. 

 

 
 ASSIGNMENT AND ASSUMPTION OF LEASE 

AND CONSENT OF LESSOR 
 1. ASSIGNMENT OF
LEASE 
 For valuable consideration, the receipt and adequacy of which are hereby acknowledged, Orchard Therapeutics North America
(“ASSIGNOR”) hereby assigns and transfers to SutroVax, Inc. (“ASSIGNEE”) all of ASSIGNOR’s right, title and interest in and to that certain Lease dated September 16, 2016, by and between
ASSIGNOR and Rakesh Kumar and Premila Kumar Revocable Family Trust, as Lessor, covering those certain Premises located at (street address, city, state, zip) 1118 Chess Drive, Foster City, CA 94404 and as is more
particularly described in such Lease. 
 This Assignment shall be effective: July 1, 2019. 

In addition, ASSIGNOR hereby transfers ASSIGNEE all of ASSIGNOR’s interest in and to any security or other deposits paid to Lessor under the
terms of such Lease. 
 Upon execution, Assignee shall pay to Lessor Fifty Four Thousand Two Hundred Dollars ($54,200.00) which
will be held as a Security Deposit as described in Paragraph 1.7(c) of the Lease Agreement dated September 16, 2016. Within five (5) business days following the execution hereof and Lessor’s receipt of all monies due from Assignee,
Lessor shall refund to Assignor the Security Deposit currently being held by Lessor in the amount of Fifty Four Thousand Two Hundred Dollars ($54,200.00) less any amount due to Lessor pursuant to the Lease Agreement dated September 16, 2016.

 The parties acknowledge and agree that, notwithstanding that the Lease was executed by “Orchard Therapeutics,” Orchard
Therapeutics North America (a California corporation) is the tenant entity under the Lease and the Assignee hereunder. 
  

							
	Dated: 21-June-2019	 		 	Orchard Therapeutics North America
				
		 		 	By:	 	/s/ Frank E.
Thomas                                        
                        
		 		 	Name Printed: Frank E. Thomas
		 		 	Title: CFO & Chief Business Officer
				
		 		 	By:	 	                                     
                                         
                   
		 		 	Name Printed:
                                         
                                     
		 		 	Title:
                                         
                                         
            
		 		 	Assignor

 2. ASSUMPTION OF LEASE 

Assignee acknowledges that it has inspected the Premises and reviewed the Lease and Assignee hereby accepts the foregoing Assignment and assumes and agrees
to be bound by and perform all obligations of the Lessee pursuant to the Lease arising on or after the effective date of this Assignment and to abide by all of the terms, provisions, covenants and conditions of the Lease. Lessor and
Assignee acknowledge and agree that (i) Assignor has decommissioned the Premises and that the Premises is in compliance with all applicable provisions of the Lease and (ii) Assignee shall accept the Premises in its “as-is” condition on the effective date of this Assignment and be fully responsible for the condition of the Premises thereafter in accordance with the provisions of the Lease. 

 

							
	Dated:                     	 		 	SutroVax, Inc.
				
		 		 	By:	 	                                    
                                         
                  
		 		 	Name Printed:
                                         
                                   
		 		 	Title:
                                         
                                         
          
				
		 		 	By:	 	                                     
                                         
                  
		 		 	Name Printed:
                                         
                                    
		 		 	Title:
                                         
                                         
            
		 		 	Assignee

 3. CONSENT TO ASSIGNMENT 

Lessor hereby consents to the foregoing Assignment and Assumption of the Lease. It is understood and agreed, however, that the foregoing consent is not a
waiver of Lessor’s right to consent to or impose restrictions upon any future assignment or subletting. In addition, this assignment does not release Assignor, including any affiliates of Assignor, from
liability for any of the obligations of the Lessee under the Lease and any other liabilities arising 

 
out of or in connection with the Lease and/or Assignor’s occupancy of the Premises arising on or after the Effective Date of this Assignment, excluding Assignor’s obligations to
indemnify Lessor as required in Section 8.7 of the Lease and Section 68 of the Second Addendum, which will remain if full force and effect, after the effective date of this Assignment, for claims resulting from the acts or omissions to act
of Assignor and its affiliates arising or occurring prior to the effective date of this Assignment. 
 Assignor represents that it has only
dealt with Newmark Knight Frank (“Assignor’s Broker”) as a broker in connection with this Assignment. Assignee represents that it has only dealt with Cushman & Wakefield (“Assignee’s Broker”) in connection with
this Assignment. Lessor represents that it has only dealt with Kidder Mathews (“Lessor’s Broker”) as a broker in connection with this Assignment. Lessor shall be responsible for the payment of any commissions due to Assignee’s
Broker and Lessor’s Broker pursuant to a separate written agreement. Assignor shall be responsible for the payment of any commissions due to Assignor’s Broker pursuant to a separate written agreement. 

 

							
	Dated:                 	 		 	Rakesh Kumar and Premila Kumar Revocable Family Trust
				
		 		 	By:	 	 
		 		 	Name Printed:	 	 
		 		 	Title: Co-Trustee
				
		 		 	By:	 	 
		 		 	Name Printed:	 	 
		 		 	Title: Co-Trustee
		 		 	Lessor

 ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY AIR CRE OR BY ANY REAL ESTATE BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS ASSIGNMENT OR TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 
 1. SEEK ADVICE OF COUNSEL AS TO
THE LEGAL AND TAX CONSEQUENCES OF THIS ASSIGNMENT. 
 2. RETAIN APPROPRIATE COUNSEL TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID
INVESTIGATION WOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY OF THE PREMISES FOR
ASSIGNEE’S INTENDED USE. 
 WARNING: IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE ASSIGNMENT
MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED. 
 AIR CRE, 500 North Brand Blvd, Suite
900, Glendale, CA 91203, Tel 213-687-8777, Email contracts@aircre.com 

NOTICE: No part of these works may be reproduced in any form without permission in writing. 

 

 AIR COMMERCIAL REAL ESTATE ASSOCIATION 

                    STANDARD MULTI-TENANT
OFFICE LEASE - NET 
 1. Basic Provisions (“Basic Provisions”) 

1.1 Parties: This Lease (“Lease”), dated for reference purposes only September 16, 2016 is made by and
between Rakesh Kumar and Premila Kumar Revocable Family
Trust                                        
                                         
                                         
                   (“Lessor”) and Orchard
Therapeutics                                       
                                         
                                         
                                         
                                         
         
                                         
                                         
                                         
                                         
             (“Lessee”), (collectively the “Parties”, or individually a “Party”). 

1.2(a) Premises: That certain portion of the Project (as defined below), known as Suite
Number(s)                                
1st                     floor(s), consisting of approximately
4,472             rentable square feet and approximately ____________ usable square feet
(“Premises”). The Premises are located at: 1118 Chess
Drive                                        
     in the City of Foster
City                                         
       , County of San Mateo                     County of
California                        , with zip code 94404        . In
addition to Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Area (as defined in Paragraph 2.7 below) as hereinafter specified,
but shall not have any rights to the roof, the exterior walls, the area above the dropped ceilings, or the utility raceways of the building containing the Premises (“Building”) or to any other buildings in the Project. The Premises,
the Building, the Common Areas, the land upon which they are located, along with all other buildings and improvements thereon, are herein collectively referred to as the “Project.” The Project consists of approximately
8,944             rentable square feet. (See also Paragraph 2.) 

1.2(b) Parking: 15         unreserved and _________ reserved vehicle parking
spaces at a monthly cost of $___________ per unreserved space and $__________ per reserved space. (See Paragraph 2.6) 

1.3 Term: 5                 years and
1                     months (“Original Term”) commencing October 13, 2016 (“Commencement Date”)
and ending October 31, 2021 (“Expiration Date”). (See also Paragraph 3.) 
 1.4 Early Access
Possession: If the Premises are available Lessee may have non-exclusive access possession of the Premises commencing upon full execution of lease, check per Paragraph
1.7(f) and copy of insurance certificate (“Early Access Possession Date”). (See also Paragraphs 3.2 and 3.3) 

1.5 Base Rent: $16,993.60                 per
month (“Base Rent”), payable on the 1st         day of each month commencing November 1,
2016        . (See also Paragraph 4) 
 ☒ If this box is checked, there are provisions in this Lease for
the Base Rent to be adjusted. See Paragraph 50                 

1.6 Lessee’s Share of Operating Expenses: Fifty            
percent (50 %) (“Lessee’s Share”). In the event that the size of the Premises and/or the Project are modified during the term of this Lease, Lessor shall recalculate Lessee’s Share to reflect such modification. 

1.7 Base Rent and Other Monies Paid Upon Execution: 

(a) Base Rent: $16,993.60             for the period
    November 1, 2016 – November 30, 2016 
 (b) Operating Expenses: $2,512.50 for the
period October 1, 2016-October 31, 2016. 
 (c) Security Deposit:
$54,200.00                 (“Security Deposit”). (See also Paragraph 5) 

(d) Parking: $_____________ for the period
____________. 
 (e) Other: $
                     for the period
                            . 

(f) Total Due Upon Execution of this Lease:
$73,706.10                . 
 1.8 Agreed Use:
Laboratory, General office use and any other legally related uses 
 (See also Paragraph 6) 

1.9 Insuring Party. Lessor is the “Insuring Party”. (See also Paragraph 8) 

1.10 Real Estate Brokers: (See also Paragraph 15 and 25) 

(a) Representation: The following real estate brokers (the “Brokers”) and brokerage relationships exist in this
transaction (check applicable boxes): 
 ☐
                                        
                     represents Lessor exclusively (“Lessor’s Broker”); 

☐
                                        
                     represents Lessee exclusively (“Lessee’s Broker”); or 

☒ Cornish & Carey Commercial dba Newmark Cornish & Carey       represents both Lessor and Lessee
(“Dual Agency”) 
 (b) Payment to Brokers: Upon execution and delivery of this Lease by both Parties, Lessor shall
pay to the Brokers for the brokerage services rendered by the Brokers the fee agreed to per a separate agreement. In the attached separate written agreement or if no such agreement is attached, the sum of __________ or __________% of the
total Base Rent payable for the Original Term, the sum of _________ or __________ of the total Base Rent payable during any period of time that the Lessee occupies the Premises subsequent to the Original Term, and/or the sum of __________ or
__________ % of the purchase price in the event that the Lessee or anyone affiliate with Lessee acquires from Lessor any rights to the Premises. 

1.11 Guarantor. The obligations of the Lessee under this Lease shall be guaranteed by
                               
                  (“Guarantor”). (See also Paragraph 37) 

1.12 Business Hours for the Building: __________ a.m. to __________ p.m., Mondays through Fridays
(except Building Holidays) and __________ a.m. to __________ p.m. on Saturdays (except Building Holidays). “Building Holidays” shall mean the dates of observation of New Year’s Day,
President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day, and _________________________  

1.13 Lessor Supplied Services. Notwithstanding the provisions of Paragraph 11.1, Lessor is NOT obligated to provide the following within
the Premises: 
 ☐ Janitorial services 
 ☐
Electricity 
 ☐ Other (specify): ____________________________________________________________________ 

1.14 Attachments. Attached hereto are the following, all of Which constitute a part of this Lease: 

☒ an Addendum consisting of Paragraphs
50                         through
53                        ; 

☐ a plot plan depicting the Premises; 

	☐	 a current set of the Rules and Regulations; 

	☐	 a Work Letter; 

	☐	 a janitorial schedule: 

 

	☒	 other (specify): Agency Disclosure Form 

2. Premises. 
 2.1 Letting. Lessor
hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the terms, covenants and conditions set forth in this Lease. While the approximate square footage of the Premises may have been
used in the marketing of the Premises for purposes of comparison, the Base Rent Mated herein is NOT tied to square footage and is not subject to adjustment should the actual size be determined to be different. Note: Lessee Is advised to verify the
actual size prior to executing this Lease. 
 2.2 Condition. Lessor shall deliver the Premises to Lessee in a clean condition on the
Commencement Date or the Early Possession Date, whichever first occurs (“Start Date”), and warrants that the existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems
(“HVAC”), and ail other items which the Lessor is obligated to construct pursuant to the Work Letter attached hereto, if any, other than those constructed by Lessee, shall be in good operating condition on said date, that the
structural elements of the roof, bearing walls and foundation of the Unit shall be free of material defects, and that the Premises do not contain hazardous levels of any mold or fungi defined as toxic under applicable state or federal law. 

2.3 Compliance. Lessor warrants that to the best of Its knowledge the improvements comprising the Premises and the Common Areas comply
with the building codes that were in effect at the time that each such improvement, or portion thereof, was constructed, and also with all applicable laws, covenants or restrictions of record, regulations, and ordinances (“Applicable
Requirements”) in effect on the Start Date. Said warranty does not apply to the use to which Lessee will put the Premises, modifications which may be required by the Americans with Disabilities Act or any similar laws as a result of
Lessee’s use (see Paragraph 49), or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is responsible for determining whether or not the zoning and other Applicable
Requirements are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the Premises do not comply with said warranty, Lessor shall, except as otherwise provided, promptly after
receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same. If the Applicable Requirements are hereafter changed so as to require during
the term of this Lease the construction of an addition to or an alteration of the Premises, the remediation of any Hazardous Substance, or the reinforcement or other physical modification of the Premises (“Capital Expenditure”),
Lessor and Lessee shall allocate the cost of such work as follows: 
 (a) Subject to Paragraph 2.3(c) below, if such Capital
Expenditures are required as a result of the specific and unique use of the Premises by Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided. however that if such Capital Expenditure is
required during the last 2 years of this Lease and the cost thereof exceeds 6 months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s termination notice
that Lessor has elected to pay the difference between the actual cost thereof and the amount equal to 6 months’ Base Rent. If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires such Capital
Expenditure and deliver to Lessor written notice specifying a termination date at least 90 days thereafter. Such termination date shall, however, In no event be earlier than the last day that Lessee could legally utilize the Premises without
commencing such Capital Expenditure. 
 (b) If such Capital Expenditure is not the result of the specific and unique use of the
Premises by Lessee (such as, governmentally mandated seismic modifications), then Lessor shall pay for such Capital Expenditure and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease or any extension
thereof, on the date that on which the Base Rent is due, an amount equal to 1 /144th of the portion of such costs reasonably attributable to the Premises. Lessee shall pay Interest on the balance but may prepay its obligation at any time. If.
however, such Capital Expenditure is required during the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its. share thereof, Lessor shall have the option to terminate this Lease upon 90 days
prior written notice to Lessee unless Lessee notifies Lessor. in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect to terminate, and fails to tender
its share of any such Capital Expenditure. Lessee may advance such funds and deduct same, with Interest. from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance Lessor’s share, or if the balance of
the Rent due and payable for the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to Lessor. 

(c) Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification
to the Premises then, and in that event, Lessee shall either; (I) immediately cease such changed use or intensity of use and/or take such other steps as may be necessary to eliminate the requirement for such Capital Expenditure, or
(ii) complete such Capital Expenditure at its own expense. Lessee shall not have any right to terminate this Lease. 
 2.4
Acknowledgements. Lessee acknowledges that: (a) it has been given an opportunity to inspect and measure the Premises, (b) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the size and condition of the
Premises (including but not limited to the electrical. HVAC and fire sprinkler systems, security, environmental aspects, and compliance with Applicable Requirements), and their suitability for Lessee’s intended use, (c) Lessee has made
such investigation as it deems necessary with reference to such matters and assumes all responsibility Therefor as the same relate to its occupancy of the Premises. (d) it is not relying on any representation as to the size of the Premises made
by Brokers or Lessor. (e) the square footage of the Premises was not material to Lessee’s decision to lease the Premises and pay the Rent stated herein, and (1) neither Lessor, Lessor’s agents, nor Brokers have made any oral or
written representations or warranties with respect lo said matters other than as set forth in this Lease. In addition. Lessor acknowledges that: (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability
to honor the Lease or suitability to occupy the Premises, and (ii) it is Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 

2.5 Lessee as Prior Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no force or effect if immediately prior to
the Start Date Lessee was the owner or occupant of the Premises. In such event. Lessee shall be responsible for any necessary corrective work. 

2.6 Vehicle Parking. So long as Lessee is not in default. and subject to the Rules and Regulations attached hereto, and as established
by Lessor from time to time, Lessee shall be entitled to rent and use the number of parking spaces specified in Paragraph 1.2(b) al the rental rate applicable from time to time for monthly parking as set by Lessor and/or its licensee. 

(a) If Lessee commits, permits or allows any of the prohibited activities described in the Lease or the rules Men in effect, then Lessor
shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove or taw away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 

(b) The monthly rent per parking space specified in Paragraph 1.2(b) is subject to change upon 30 days prior written notice to Lessee.
The rent for the parking is payable one month in advance prior to the first day of each calendar month, 
 2.7 Common Areas -
Definition. The term “Common Areas” is defined as all areas and facilities outside the Premises and within the exterior boundary line of the Project and interior utility raceways and installations within the Premises that are
provided and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other tenants of the Project and their respective employees. suppliers, shippers, customers,
contractors and invitees, including, but not limited to, common entrances, lobbies, corridors, stairwells, public restrooms, elevators, parking areas, loading and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas. 

2.8 Common Areas - Lessee’s Rights. Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers,
contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any
rights, powers, and privileges reserved by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances shall the right herein granted to use the Common Areas
be deemed to include the right to store any property, temporarily or permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at
any time. In the event that any unauthorized storage shall occur then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall
be immediately payable upon demand by Lessor. 
 2.9 Common Areas - Rules and Regulations. Lessor or such other person(s) as Lessor
may appoint shall have the exclusive control and management of the Common Areas and shall have the right, from time to time, to adopt, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations’) for the management,
safety, care, and cleanliness of the grounds, the parking and unloading of vehicles and the 

 
preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees. The Lessee agrees to abide by and conform to all such
Rules and Regulations, and shall use its best efforts to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the
non-compliance with said Rules and Regulations by other tenants of the Project. 
 2.10 Common
Areas - Changes. Lessor shall have the right, in Lessor’s sole discretion, from time to time: 
 (a) To make changes to the
Common Areas, including, without limitation. changes in the location, size, shape and number of the lobbies, windows. stairways, air shafts, elevators, escalators, restrooms, driveways, entrances, parking spaces, parking areas, loading and unloading
areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; 
 (b) To close temporarily any of the
Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; 
 (c) To designate other land
outside the boundaries of the Project to be a part of the Common Areas; 
 (d) To add additional buildings and improvements to the
Common Areas: 
 (e) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project,
or any portion thereof: and 
 (f) To do and perform such other acts and make such other changes in, to or with respect to the Common
Areas and Project as Lessor may, in the exercise of sound business judgment, deem to be appropriate. 
 3. Term. 

3.1 Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3. 

3.2 Early Possession. Any provision herein granting Lessee Early Possession of the Premises is subject to and conditioned upon the
Premises being available for such possession prior to the Commencement Date. Any grant of Early Possession only conveys a non-exclusive right to occupy the Premises. If Lessee totally or partially occupies the
Premises prior to the Commencement Date, the obligation to pay Base Rent shall be abated for the period of such Early Possession. All other terms of this Lease (Including but not limited to the obligations to pay Lessee’s Share of the Operating
Expenses) shall be in effect during such period. Any such Early Possession shall not affect the Expiration Date. 
 3.3 Delay In
Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises to Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession by such date, Lessor shall not
be subject to any liability therefor, nor shall such failure affect the Validity of this Lease or change the Expiration Date. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until Lessor delivers possession of
the Premises and any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would otherwise have enjoyed under the terms hereof, but minus
any days of delay caused by the acts or omissions of Lessee. If possession is not delivered within 60 days after the Commencement Date, as the same may be extended under the terms of any Work Letter executed be Parties, Lessee may, at its option, by
notice in writing within 10 days after the end of such 60 day period, cancel this Lease, in which event the Parties shall be discharged from all obligations hereunder. If such written notice is not received by Lessor within said 10 day period,
Lessee’s right to cancel shall terminate. If possession of the Premises is not delivered within 120 days after the Commencement Date, this Lease shall terminate unless other agreements are reached between Lessor and Lessee, in writing. 

3.4 Lessee Compliance. Lessor shall not be required to deliver possession of the Premises to Lessee until Lessee complies with its
obligation to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Start Date, Including the payment of Rent, notwithstanding
Lessor’s election to withhold possession pending receipt of such evidence of insurance. Further, if Lessee is required to perform any other conditions prior to or concurrent with the Start Date, the Start Date shall occur but Lessor may elect
to withhold possession until such conditions are satisfied. 
 4. Rent 

4.1 Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are
deemed to be rent (“Rent”). 
 4.2 Operating Expenses. Lessee shall pay to Lessor during the term hereof, in addition
to the Base Rent, Lessee’s Share of all Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following provisions: 

(a) “Operating Expenses” include all costs incurred by Lessor relating to the ownership and operation of the Project,
calculated as if the Project was at least 95% occupied, including, but not limited to. the following: 
 (i) The operation, repair,
and maintenance in neat, clean, safe, good order and condition, of the following: 
 (aa) The Common Areas, including their surfaces,
coverings, decorative items, carpets, drapes and window coverings, and including parking areas, loading and unloading areas, trash areas, roadways, sidewalks, walkways, stairways, parkways, driveways, landscaped areas, striping, bumpers, irrigation
systems, Common Area lighting facilities, building exteriors and roofs, fences and gates; 
 (bb) All healing, air conditioning,
plumbing, electrical systems, life safety equipment, communication systems and other equipment used in common by, or for the benefit of, lessees or occupants of the Project, including elevators and escalators, tenant directories, fire detection
systems including sprinkler system maintenance and repair. 
 (cc) All other areas and improvements that are within the exterior
boundaries of the Project but outside of the Premises and/or any other space occupied by a tenant. 
 (ii) The cost of trash
disposal, janitorial and security services, pest control services, and the costs of any environmental inspections; 
 (iii) The cost
of any other service to be provided by Lessor that is elsewhere in this Lease staled to be an “Operating Expense”; 
 (iv)
The cost of the premiums for the insurance policies maintained by Lessor pursuant to paragraph 8 and any deductible portion of an insured loss concerning the Building or the Common Areas: 

(v) The amount of the Real Property Taxes payable by Lessor pursuant to paragraph 10: 

(vi) The cost of water, sewer, gas. electricity, and other publicly mandated services not separately metered; 

(vii) Labor, salaries, and applicable fringe benefits and costs, materials, supplies and tools, used in maintaining and/or cleaning the
Project and accounting and management fees attributable to the operation of the Project; 
 (viii) The cost to replace equipment or
capital components such as the roof, foundations, or exterior walls, the cost to replace a Common Area capital improvement, such as the parking lot paving, elevators or fences, and/or the cost of any capital improvement to the Building or the
Project not covered under the provisions of Paragraph 2.3. Provided however, that if such equipment or capital component has a useful life for accounting purposes of 5 years or more that Lessor shall allocate the cost of any such capital improvement
over a 12 year period and Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the cost of such capital improvement in any given month: 

(ix) The cost to replace equipment or improvements that have a useful life for accounting purposes of 5 years or less; 

(x) Reserves set aside for maintenance. repair, and/or replacement of Common Area improvements and equipment. 

(b) Any item of Operating Expense that is specifically attributable to the Premises, the Building or to any other building in the
Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Premises, Building, or other building. However. any such item that is not specifically attributable to the Building or to any other building or to the
operation, repair and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project. 
 (c) The
inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation upon Lessor to either have said improvements or facilities or to provide those services unless the Project already
has the same. Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of them. 

(d) Lessee’s Share of Operating Expenses is payable monthly on the same day as the Base Rent is due hereunder. The amount of such
payments shall be based on Lessor’s estimate of the Operating Expenses. Within 60 days after written request (but not more than once each year) Lessor shall deliver to Lessee a reasonably detailed statement showing Lessee’s Share of the
actual Operating Expenses for the preceding year. If Lessee’s payments during such year exceed Lessee’s Share, Lessor shall credit the amount of such over-payment against Lessee’s future payments. If Lessee’s payments during such
year were less than Lessee’s Share, Lessee shall pay to Lessor the amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement. 

 (e) Operating Expenses shall not include any expenses paid by any tenant directly to
third parties, or as to which Lessor is otherwise reimbursed by any third party, other tenant, or by insurance proceeds. 
 4.3
Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United Slates, without offset or deduction (except as specifically permitted in this Lease), on or before the day on which it is due. All monetary
amounts shall be rounded to the nearest whole dollar. In the event that any invoice prepared by Lessor is inaccurate such inaccuracy shall not constitute a waiver and Lessee shall be obligated to pay the amount set forth in this Lease. Rent for any
period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of said month. Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place
as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due shall not be a waiver of Lessor’s rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so
stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee agrees to pay to Lessor the sum of S25 in addition to any Late Charge and Lessor, at its option, may require
all future Rent be paid by cashier’s check. Payments will be applied first to accrued late charges and attorney’s fees, second to accrued interest, then to Base Rent and Operating Expenses, and any remaining amount to any other outstanding
charges or costs. 
 5. Security Deposit. Lessee shall deposit with Lessor upon execution hereof the Security Deposit as security for
Lessee’s faithful performance of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount
already due Lessor, for Rents which will be due in the future, and/ or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any portion of
the Security Deposit, Lessee shall within 10 days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent increases during the term of this
Lease, Lessee shall, upon written request from Lessor, deposit additional monies with Lessor so that the total amount of the Security Deposit shall at all times bear the same proportion to the increased Base Rent as the initial Security Deposit bore
to the initial Base Rent. Should the Agreed Use be amended to accommodate a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security Deposit to the extent necessary, in
Lessor’s reasonable judgment, to account for any increased wear and tear that the Premises may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condition of Lessee is,
in Lessor’s reasonable judgment, significantly reduced, Lessee shall deposit such additional monies with Lessor as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such change in financial
condition. Lessor shall not be required to keep the Security Deposit separate front its general accounts. Within 90 days after the expiration or termination of this Lease, Lessor shall return that portion of the Security Deposit not used or applied
by Lessor. No part of the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. 

6. Use. 
 6.1 Use. Lessee shall use
and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a
nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Other than guide, signal and seeing eye dogs, Lessee shall not keep or allow in the Premises any pets, animals, birds, fish, or reptiles. Lessor shall
not unreasonably withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the improvements of the Building, will not adversely affect the mechanical,
electrical, HVAC, and other systems of the Building, and/or will not affect the exterior appearance of the Building. If Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice
shall include an explanation of Lessor’s objections to the change In the Agreed Use. 
 6.2 Hazardous Substances. 

(a) Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean any product,
substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be on the Premises, is either: (i) potentially injurious to the public health,
safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of Lessor to any governmental agency or third party under any applicable statute or
common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof. Lessee shall not engage in
any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee’s expense) with all Applicable Requirements. “Reportable
Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with
respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements
requires that a notice be given to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be used in the normal course of the
Agreed Use such as ordinary office supplies (copier toner, liquid paper, glue, etc.) and common household cleaning materials, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the
Premises or neighboring property to any meaningful risk of contamination or damage or expose Lessor 10 any liability therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor
reasonably deems necessary 10 protect itself, the public, the Premises and/or the environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration or
termination) of protective modifications (such as concrete encasements) and/or increasing the Security Deposit. 
 (b) Duty to Inform
Lessor. If Lessee knows, or has reasonable cause to believe, that a Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of
such fact to Lessor, and provide Lessor with a copy of any report, notice, claim or other documentation which it has concerning the presence of such Hazardous Substance. 

(c) Lessee Remediation. Lessee shall not cause or permit any Hazardous Substance lo be spilled or released in, on, under, or about the
Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, comply with all Applicable Requirements and take all investigatory and/or remedial action reasonably recommended, whether or not
formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or materially contributed to by Lessee, or pertaining to or
involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party. 
 (d)
Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses,
penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease
with respect to underground migration of any Hazardous Substance under the Premises from areas outside of the Project not caused or contributed to by Lessee). Lessee’s obligations shall include, but not be limited to, the effects of any
contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. No
termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect to Hazardous Substances, unless specifically so agreed by Lessor in writing at the time of such
agreement. 
 (e) Lessor Indemnification. Lessor and its successors and assigns shall indemnify, defend, reimburse and hold Lessee,
its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which result from Hazardous Substances which existed on the Premises prior to Lessee’s occupancy or which are caused by
the gross negligence or willful misconduct of Lessor, its agents or employees. Lessor’s obligations, as and when required by the Applicable Requirements, shall include, but not be limited to, the cost of investigation, removal, remediation,
restoration and/or abatement, and shall survive the expiration or termination of this Lease. 
 (f) Investigations and Remediations.
Lessor shall retain the responsibility and pay for any investigations or remediation measures required by governmental entitles having jurisdiction with reaped to the existence of Hazardous Substances on the Premises prior to Lessee’s
occupancy, unless such remediation measure is required as a result or Lessee’s use (including “Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee
shall cooperate fully in any such activities at the request of Lessor, including allowing Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial
responsibilities. 

 (g) Lessor Termination Option. If a Hazardous Substance Condition (see Paragraph
9.1(e)) occurs during the term of this Lease, unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full
force and effect, but subject to Lessor’s rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably
possible at Lessor’s expense, in which event this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give
written notice to Lessee, within 30 days after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such notice. In the
event Lessor elects to give a termination notice, Lessee may, within 10 days thereafter, give written notice to Lessor of Lessees commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an
amount equal to 12 times the then monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue
in full force and effect, and Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the
time provided, this Lease shall terminate as of the data specified in Lessor’s notice of termination. 
 6.3 Lessee’s Compliance
with Applicable Requirements. Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any
applicable fire insurance underwriter or rating bureau, and the recommendations of Lessor’s engineers and/or consultants which relate in any manner to the Premises, without regard to whether said requirements are now in effect or become
effective after the Start Date. Lessee shall, within 10 days after receipt of Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable
Requirements specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the
failure of Lessee or the Premises to comply with any Applicable Requirement. Likewise, Lessee shall immediately give written notice to Lessor of: (i) any water damage to the Premises and any suspected seepage, pooling, dampness or other
condition conducive to the production of mold; or (ii) any mustiness or other odors that might indicate the presence of mold in the Premises. 

6.4 Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in Paragraph 30) and consultants shall have the
right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable notice, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease. The
cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a Hazardous Substance Condition (see paragraph 9.1) is found to exist or be imminent, or the Inspection is requested or ordered by a governmental
authority. In such case, Lessee shall upon request reimburse Lessor for the cost of such inspection, so long as such inspection is reasonably related to the violation or contamination. In addition, Lessee shall provide copies of all relevant
material safety data sheets (MSDS) to Lessor within 10 days of the receipt of written request therefor. 
 7. Maintenance; Repairs, Utility
Installations; Trade Fixtures and Alterations. 
 7.1 Lessee’s Obligations. Notwithstanding Lessor’s obligation to keep
the Premises in good condition and repair, Lessee shall be responsible for payment of the cost thereof to Lessor as additional rent for that portion of the cost of any maintenance and repair of the Premises, or any equipment (wherever located) that
serves only Lessee or the Premises, to the extent such cost is attributable to causes beyond normal wear and tear. Lessee shall be responsible for the cost of painting, repairing or replacing wall coverings, and to repair or replace any improvements
within the Premises. Lessor may, at its option, upon reasonable notice, elect to have Lessee perform any particular such maintenance or repairs the cost of which is otherwise Lessee’s responsibility hereunder. 

7.2 Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Operating Expenses). 6
(Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order, condition and repair the foundations, exterior walls, structural condition
of interior bearing walls, exterior roof, fire sprinkler system, fire alarm and/or smoke detection systems, fire hydrants, and the Common Areas. Lessee expressly waives the benefit of any statute now or hereafter in effect to the extent it is
inconsistent with the terms of this Lease. 
 7.3 Utility Installations; Trade Fixtures; Alterations. 

(a) Definitions. The term “Utility Installations” refers to all floor and window coverings, air lines, vacuum lines,
power panels, electrical distribution, security and fire protection systems, communication cabling, lighting fixtures, HVAC equipment, and plumbing in or on the Premises. The term “Trade Fixtures” shall mean Lessee’s machinery
and equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility Installations or Trade Fixtures, whether by addition or
deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a). 

(b) Consent. Lessee shall not make any Alterations or Utility installations to the Premises without Lessor’s prior written consent.
Lessee may, however, make non-structural Alterations or Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not
visible from the outside, do not involve puncturing, relocating or removing the roof, ceilings, floors or any existing walls, will not affect the electrical, plumbing, HVAC, and/or life safety systems, and the cumulative cost thereof during this
Lease as extended does not exceed $2000. Notwithstanding the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor. Lessor may, as a precondition to granting
such approval, require Lessee to utilize a contractor chosen and/or approved by Lessor. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written
form with detailed plans. Consent shall be deemed conditioned upon Lessee’s: (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to
commencement of the work, and (iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with
good and sufficient materials. Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work which costs an amount in excess of one month’s Base Rent, Lessor may
condition its consent upon Lessee providing a lien and completion bond in an amount equal to 150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit with Lessor. 

(c) Liens; Bonds. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for
Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialmen’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than 10 days notice prior to the commencement
of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at
its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish a
surely bond in an amount equal to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same. If Lessor elects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees
and costs. 
 7.4 Ownership; Removal; Surrender; and Restoration. 

(a) Ownership. Subject to Lessor’s right to require removal or elect ownership as hereinafter provided, all Alterations and Utility
Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises, Lessor may, at any time, elect in writing to be the owner of all or any specified part of the Lessee Owned Alterations and Utility installations.
Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the Premises, 

(b) Removal. By delivery to Lessee of written notice from Lessor not earlier than 90 and not later than 30 days prior to the end of the
term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease. Lessor may require the removal at any time of all or any part of any Lessee Owned
Alterations or Utility installations made without the required consent. 
 (c) Surrender; Restoration. Lessee shall surrender the
Premises by the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof clean and free of debris, and in good operating order, condition and state of repair. ordinary wear and tear excepted.
“Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the foregoing, if this Lease is for 12 months or less, then Lessee shall surrender the
Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee owned Alterations
and/or Utility Installations, furnishings, and equipment as well as the 

 
removal of any storage tank installed by or for Lessee. Lessee shall also completely remove from the Premises any and all Hazardous Substances brought onto the Premises by or for Lessee, or any
third party (except Hazardous Substances which were deposited via underground migration from areas outside of the Project) even if such removal would require Lessee to perform or pay for work that exceeds statutory requirements. Trade Fixtures shall
remain the property of Lessee and shall be removed by Lessee. Any personal property of Lessee not removed on or before the Expiration Date or any earlier termination date shall be deemed to have been abandoned by Lessee and may be disposed of or
retained by Lessor as Lessor may desire. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 1.4(c) without the express written consent of Lessor shall constitute a holdover under the provisions of Paragraph 26 below. 

8. Insurance; Indemnity. 
 8.1
Insurance Premiums. The cost of the premiums for the insurance policies maintained by Lessor pursuant to paragraph 8 are included as Operating Expenses (see paragraph 4.2 (a)(iv)). Said costs shall include increases in the premiums resulting
from additional coverage related to requirements of the holder of a mortgage or deed of trust covering the Premises, Building and/or Project, increased valuation of the Premises, Building and/or Project, and/or a general premium rate increase. Said
costs shall not, however, include any premium increases resulting from the nature of the occupancy of any other tenant of the Building. In no event, however, shall Lessee be responsible for any portion of the premium cost attributable to liability
insurance coverage in excess of $2,000,000 procured under Paragraph 8.2(b). 
 8.2 Liability Insurance. 

(a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting Lessee and
Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall
be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2.000,000. Lessee shall add Lessor as an additional insured by means of an endorsement al least
as broad as the Insurance Service Organization’s “Additional Insured-Managers or Lessors of Premises” Endorsement. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall
include coverage for liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however, limit the liability of Lessee
nor relieve Lessee of any obligation hereunder. Lessee shall provide an endorsement on its liability policy(ies) which provides that its insurance shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance
shall be considered excess insurance only. 
 (b) Carried by Lessor. Lessor shall maintain liability insurance as described in
Paragraph 8.2(a), in addition to, and not in lieu of, the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 

8.3 Property Insurance - Building, Improvements and Rental Value. 

(a) Building and Improvements. Lessor shall obtain and keep in force a policy or policies of insurance in the name of Lessor, with loss
payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Building and/or Project. The amount of such insurance shall be equal to the full insurable replacement cost of the Building and/or Project, as the same shall
exist from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee Owned Alterations and Utility Installations, Trade Fixtures, and Lessee’s
personal property shall be insured by Lessee not by Lessor. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of flood and/or
earthquake unless required by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the result of a
covered loss. Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase In the annual property Insurance coverage amount by a
factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the deductible amount shall not
exceed $5,000 per occurrence. 
 (b) Rental Value. Lessor shall also obtain and keep in force a policy or policies in the name of
Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (-Rental Value insurance”). Said insurance shall contain an agreed valuation
provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period. 

(c) Adjacent Premises. Lessee shall pay for any increase in the premiums for the property insurance of the Building and for the Common
Areas or other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 

(d) Lessee’s Improvements. Since Lessor is the Insuring Party, Lessor shall not be required to insure Lessee Owned Alterations and
Utility Installations unless the item in question has become the property of Lessor under the terms of this Lease. 
 8.4 Lessee’s
Property; Business Interruption Insurance; Worker’s Compensation Insurance. 
 (a) Property Damage. Lessee shall obtain and
maintain insurance coverage on all of Lessee’s personal property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per
occurrence. The proceeds from any such insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations, Lessee shall provide Lessor with written evidence that such
insurance is in force. 
 (b) Business Interruption. Lessee shall obtain and maintain loss of income and extra expense insurance in
amounts as will reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access to the Premises as a result of such
perils. 
 (c) Worker’s Compensation Insurance. Lessee shall obtain and maintain Worker’s Compensation Insurance in such
amount as may be required by Applicable Requirements. 
 (d) No Representation of Adequate Coverage. Lessor makes no representation
that the limits or forms of coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 

8.5 Insurance Policies. Insurance required herein shall be by companies maintaining during the policy term a “General Policyholders
Rating” of at least A-, VII, as set forth in the most current issue of “Bests Insurance Guide”, or such other rating as may be required by a Lender. Lessee shall not do or permit to be done
anything which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or certificates with copies of the required endorsements evidencing the existence and
amounts of the required insurance. No such policy shall be cancelable or subject to modification except after 30 days prior written notice to Lessor. Lessee shall, at least 10 days prior to the expiration of such policies, furnish Lessor with
evidence of renewals or “insurance binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for a
term of at least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but shall not be required to,
procure and maintain the same. 
 8.6 Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each
hereby release and relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against herein. The effect of such
releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that such
companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby. 
 8.7
Indemnity. Except for Lessor’s gross negligence or willful misconduct, Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and
against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises
by Lessee. If any action or proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate
with Lessee in such defense. Lessor need not have first paid any such claim in order lo be defended or indemnified. 
 8.8 Exemption of
Lessor and its Agents from Liability. Notwithstanding the negligence or breach of this Lease by Lessor or its agents, neither Lessor nor its agents shall be liable under any circumstances for: (i) injury or damage to the person or goods,
wares, merchandise or other property of Lessee, Lessee’s employees, contractors. invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water
or rain, indoor air quality, the presence of mold or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or
damage results from conditions arising upon the Premises or upon other portions of the Building, or from other sources or places, (ii) any damages arising from any act or neglect of any other tenant of Lessor or from the failure of Lessor or
its agents to enforce the provisions of any other lease in the Project, or (iii) injury to Lessee’s business or for any loss of income or profit therefrom. Instead, it is intended that Lessee’s sole recourse in the event of such
damages or injury be to file a claim on the insurance policy(ies) that Lessee is required to maintain pursuant to the provisions of paragraph 8. 

 8.9 Failure to Provide Insurance. Lessee acknowledges that any failure on its part to
obtain or maintain the insurance required herein will expose Lessor to risks and potentially cause Lessor to incur costs not contemplated by this Lease, the extent of which will be extremely difficult to ascertain. Accordingly, for any month or
portion thereof that Lessee does not maintain the required insurance and/or does not provide Lessor with the required binders or certificates evidencing the existence of the required insurance, the Base Rent shall be automatically increased, without
any requirement for notice to Lessee, by an amount equal to 10% of the then existing Base Rent or $100 whichever is greater. The parties agree that such increase in Base Rent represents fair and reasonable compensation for the additional risk/costs
that Lessor will incur by reason of Lessee’s failure to maintain the required insurance. Such increase in Base Rent shall in no event constitute a waiver of Lessee’s Default or Breach with respect to the failure to maintain such insurance,
prevent the exercise or any of the other rights and remedies granted hereunder nor relieve Lessee of its obligation to maintain the insurance specified in this Lease. 

9. Damage or Destruction. 
 9.1
Definitions. 
 (a) “Premises Partial Damage” shall mean damage. or destruction to the improvements on the
Premises, other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent.
Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 

(b) “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises, other than
Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in 3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 6 month’s Base Rent, Lessor
shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 

(c) “Insured Loss” shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a). irrespective of any deductible amounts or coverage limits involved. 

(d) “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the
occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for depreciation. 

(e) “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving the presence of, or
a contamination by, a Hazardous Substance, in, on, or under the Premises which requires restoration. 
 9.2 Partial Damage Insured
Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably
possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, al Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $5,000 or less, and, in such event,
Lessor shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such
repair, the Insuring Party shall promptly contribute the shortage in proceeds as and when required to complete said repairs. In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full
replacement cost insurance coverage was not commercially reasonable and available, Lessor shall have no obligation to pay for the shortage In insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor
with the funds to cover same, or adequate assurance thereof. within 10 days following receipt of written notice of such shortage and request therefor. If Lessor receives said funds or adequate assurance thereof within said 10 day period,
the party responsible for making the repairs shall complete them as soon as reasonably possible and this Lease shall remain in full force and effect, If such funds or assurance are not received, Lessor may nevertheless elect by written notice to
Lessee within 10 days thereafter to: (i) make such restoration and repair as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii) have this Lease
terminate 30 days thereafter. Lessee shall not be entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3,
notwithstanding that there may be some insurance coverage, but the net proceeds of any such insurance shall be made available for the repairs if made by either Party. 

9.3 Partial Damage Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent or
willful act of Lessee (in which event Lessee shall make the repairs al Lessee’s expense), Lessor may either: (i) repair such damage as soon as reasonably possible at Lessors expense, in which event this Lease shall continue in full force
and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be effective 60 days following the date of such notice. In
the event Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lector of Lessee’s commitment to pay for the repair of such damage without
reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease shall continue in full force and effect, and Lessor shall proceed to make
such repairs as soon as reasonably possible after the required funds are available. If Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination notice. 

9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, this Lease shall terminate 60
days following such Destruction. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, except as provided in Paragraph 8.6. 

9.5 Damage Near End of Term. If at any time during the last 6 months of this Lease there is damage for which the cost to repair exceeds
one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination notice to Lessee within 30 days after the date of
occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such option and
(b) providing Lessor with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days after Lessee’s receipt of Lessors written notice
purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate assurance thereof) to cover any shortage
in insurance proceeds, Lessor shall. at Lessors commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option and provide such funds
or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 

9.6 Abatement of Rent; Lessee’s Remedies. 

(a) Abatement. In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous Substance Condition for which Lessee
Is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s use of the Premises is impaired, but
not to exceed the proceeds received from the Rental Value insurance. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation. repair or restoration
except as provided herein, 
 (b) Remedies. If Lessor shall be obligated to repair or restore the Premises and does not commence, in a
substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue. Lessee may, at any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any Lenders of which
Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice and such repair or restoration is not commenced within 30 days thereafter,
this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect. “Commence” shall mean either the unconditional
authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 

9.7 Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment
shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been. or is not then required to be, used by Lessor.

 10. Real Property Taxes. 
 10.1
Definitions. As used herein, the term “Real Property Taxes” shall include any form of assessment; real estate. general. special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate
taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessors business of leasing, by any authority having the
direct or indirect power to tax and where the funds are generated with reference to the Project address and 

 
where the proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within which the Project is located. Real Property Taxes shall also include
any tax, fee, levy, assessment or charge, or any increase therein (i) imposed by reason of events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Project, (it) a change in the improvements
thereon, and/or (iii) levied or assessed on machinery or equipment provided by Lessor to Lessee pursuant to this Lease 
 10.2
Payment of Taxes. Except as otherwise provided in Paragraph 10,3, Lessor shall pay the Real Property Taxes applicable to the Project, and said payments shall be included in the calculation of Operating Expenses in accordance with the provisions
of Paragraph 4.2. 
 10.3 Additional Improvements. Operating Expenses shall not include Real Property Taxes specified in the tax
assessor’s records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof. Lessee shall, however,
pay to Lessor at the time Operating Expenses are payable under Paragraph 4.2. the entirety of any increase in Real Property Taxes it assessed solely by reason of Alterations, Trade Fixtures or Utility Installations placed upon the Premises by Lessee
or at Lessee’s request or by reason of any alterations or improvements to the Premises made by Lessor subsequent to the execution of this Lease by the Parties. 

10.4 Joint Assessment. if the Building is not separately assessed. Real Property Taxes allocated to the Building shall be an equitable
proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the assessor’s work sheets or such other
information as may be reasonably available. Lessors reasonable determination thereof, in good faith. shall be conclusive. 
 10.5 Personal
Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all persona/ property of Lessee contained in the
Premises. When possible. Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any
of Lessee’s said property shall be assessed with Lessor’ real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable to
Lessee’s property. 
 11. Utilities and Services. 

11.1 Services Provided by Lessor. Lessor shall provide healing. ventilation, air conditioning, reasonable amounts of electricity for
normal lighting and office machines, water for reasonable and normal drinking and lavatory use in connection with an office, and replacement light bulbs and/or fluorescent tubes and ballasts for standard overhead fixtures_ Lessor shall also provide
janitorial services to the Premises and Common Areas 5 times per week, excluding Building Holidays, or pursuant to the attached janitorial schedule, If any. Lessor shall not, however, be required to provide janitorial services to kitchens or storage
areas included within the Premises. 
 11.2 Services Exclusive to Lessee. Lessee shall pay for all water, gas, heat, light, power,
telephone and other utilities and services specially or exclusively supplied and/or metered exclusively to the Premises or to Lessee, together with any taxes thereon. If a service is deleted by Paragraph 1.13 and such service is not separately
metered to the Premises, Lessee shall pay at Lessors option, either Lessee’s Share or a reasonable proportion to be determined by Lessor of all charges for such jointly metered service. 

11.3 Hours of Service. Said services and utilities shall be provided during times set forth in Paragraph 1.12. Utilities and services
required at other times shall be subject to advance request and reimbursement by Lessee to Lessor of the cost thereof. 
 11.4 Excess
Usage by Lessee. Lessee shall not make connection to the utilities except by or through existing outlets and shall not install or use machinery or equipment in or about the Premises that uses excess water, lighting or power, or suffer or permit
any act that causes extra burden upon the utilities or services, including but not limited to security and trash services, over standard office usage for the Project. Lessor shall require Lessee to reimburse Lessor for any excess expenses or costs
that may arise out of a breach of this subparagraph by Lessee. Lessor may, in its sole discretion, install at Lessee’s expense supplemental equipment and/or separate metering applicable to Lessee’s excess usage or loading. 

11.5 Interruptions. There shall be no abatement of rent and Lessor shall not be liable in any respect whatsoever for the inadequacy,
stoppage, interruption or discontinuance of any utility or service due to riot, strike, labor dispute, breakdown, accident, repair or other cause beyond Lessor’s reasonable control or in cooperation with governmental request or directions. 

12. Assignment and Subletting. 
 12.1
Lessor’s Consent Required. 
 (a) Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber
(collectively, “assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessors prior written consent. 

(b) Unless Lessee is a corporation and its stock is publicly traded on a national stock exchange, a change in the control of Lessee
shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of 25% or more of the voting control of Lessee shall constitute a change in control for this purpose. 

(c) The Involvement of Lessee or its assets in any transaction, or series of transactions (by way of merger, sale, acquisition,
financing, transfer, leveraged buyout or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results or will result in a reduction of the Net Worth of Lessee by an amount greater than
25% of such Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has consented, or as it exists Immediately prior to said transaction or transactions constituting
such reduction, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. “Net Worth of Lessee shall mean the net worth of Lessee (excluding any guarantor’s) established under
generally accepted accounting principles. 
 (d) An assignment or subletting without consent shall, at Lessor’s option, be a
Default curable after notice per Paragraph 13.1(c), or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breath, Lessor may either:
(i) terminate this Lease, or (ii) upon 30 days written notice, increase the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such Breach and rental adjustment, (i) the purchase price of any option to
purchase the Premises held by Lessee shall be subject to similar adjustment to 110% of the price previously in effect, and (ii) all fixed and nonfixed rental adjustments scheduled during the remainder of the Lease term shall be increased to
110% of the scheduled adjusted rent. 
 (e) Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to
compensatory damages and/or Injunctive relief. 
 (f) Lessor may reasonably withhold consent to a proposed assignment or subletting if
Lessee is In Default at the time consent is requested. 
 (g) Notwithstanding the foregoing, allowing a de minimis portion of the
Premises, ie. 20 square feet or less, to be used by a third party vendor in connection with the Installation of a vending machine or payphone shall not constitute a subletting 

12.2 Terms and Conditions Applicable to Assignment and Subletting. 

(a) Regardless of Lessors consent, no assignment or subletting shall: (i) be effective without the express written assumption by
such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the primary liability of Lessee for the payment of Rent or for the performance of any other
obligations to be performed by Lessee. 
 (b) Lessor may accept Rent or performance of Lessee’s obligations from any person other
than Lessee pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessors right to exercise its remedies
for Lessee’s Default or Breach. 
 (c) Lessors consent to any assignment or subletting shall not constitute a consent to any
subsequent assignment or subletting. 
 (d) In the event of any Default or Breach by Lessee, Lessor may proceed directly against
Lessee, any Guarantors or anyone else responsible for the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessors remedies against any other person or entity responsible
therefor to Lessor, or any security held by Lessor. 
 (e) Each request for consent to an assignment or subletting shall be in
writing, accompanied by information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required
modification of the Premises, if any, together with a fee of $500 as consideration for Lessors considering and processing said request. Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be
reasonably requested. (See also Paragraph 36) 
 (f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting
such assignment, entering into such sublease, or entering into possession of the Premises or any portion thereof, be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be
observed or performed by Lessee during the term of said assignment or sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing.

 (g) Lessors consent to any assignment or subletting shall not transfer to the
assignee or sublessee any Option granted to the original Lessee by this Lease unless such transfer is specifically consented to by Lessor in writing. (See Paragraph 39.2) 

12.3 Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting by
Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 

(a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may
collect such Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. In the event that the amount
collected by Lessor exceeds Lessee’s then outstanding obligations any such excess shall be refunded to Lessee. Lessor shall not, by reason of the foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed
liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor
stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to
Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 

(b) In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease: provided. however, Lessor shall not be liable for any prepaid rents or security deposit paid by such
sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. 
 (c) Any matter requiring the consent of the
sublessor under a sublease shall also require the consent of Lessor. 
 (d) No sublessee shall further assign or sublet all or any
part of the Premises without Lessors prior written consent. 
 (e) Lessor shall deliver a copy of any notice of Default or Breach by
Lessee to the sublessee, who shall have the right to cure the Default of Lessee within the grace pence, if any, specified in such notice. The sublessee shall have a right at reimbursement and offset from and. against Lessee for any such Defaults
cured by the sublessee. 
 13. Default: Breach; Remedies. 

13.1 Default: Breach. A “Default’ is defined as a failure by the Lessee to comply with or perform any of the terms, covenants,
conditions or Rules and Regulations under this Lease. A “Breach” is defined as the occurrence of one or more of the following Defaults. and the failure of Lessee to cure such Default within any applicable grace period: 

(a) The abandonment of the Premises: or the vacating of the Premises without providing a commercially reasonable level of security, or
where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism. 

(b) The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor
or to a third party when due to provide reasonable evidence of Insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or properly, where such failure continues for a period of 3 business days
following written notice to Lessee. THE ACCEPTANCE BY LESSOR OF A PARTIAL PAYMENT OF RENT OR SECURITY DEPOSIT SHALL NOT CONSTITUTE A WAIVER OF ANY OF LESSOR’S RIGHTS, INCLUDING LESSORS RIGHT TO RECOVER POSSESSION OF THE PREMISES. 

(c) The failure of Lessee to allow Lessor and/or its agents access to the Premises or the commission of waste, act or acts constituting
public or private nuisance, and/or an illegal activity on the Premises by Lessee, where such actions continue for a period of 3 business days following written notice to Lessee. 

(d) The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements, (ii) the
service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate or financial statements. (v) a requested subordination, (vi) evidence concerning any guarantee and/or Guarantor,
(vii) any document requested under Paragraph 41, (viii) material data safety sheets (MSDS), or (ix) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure
continues for a period of 10 days following written notice to Lessee. 
 (e) A Default by Lessee as to the terms, covenants,
conditions or provisions of this Lease, or of the rules adopted under Paragraph 2.9 hereof, other than those described in subparagraphs 13.1(a). (b), (c) or (a), above, where such Default continues for a period of 30 days after written notice;
provided, however, that if the nature of Lessee’s Default is such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter
diligently prosecutes such cure to completion. 
 (f) The occurrence of any of the following events: (i) the making of any
general arrangement or assignment for the benefit of creditors; (ii) becoming a “debtor as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed
within 60 days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within 30
days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 30 days; provided,
however, in the event that any provision of this subparagraph (e) is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 

(g) The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 

(h) If the performance of Lessee’s obligations under this Lease is guaranteed: (I) the death of a Guarantor. (ii) the
termination of a Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s
refusal to honor the guaranty, or (v) a Guarantor’s breath of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative assurance
or security, which, when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease. 

13.2 Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 10 days after written notice (or in case
of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or
approvals. Lessee shall pay to Lessor an amount equal to 115% of the costs and expenses incurred by Lessor in such performance upon receipt of an invoice therefor. In the event of a Breach, Lessor may. with or without further notice or demand, and
without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach: 
 (a) Terminate
Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the
unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental
loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time or award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the
Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary
course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’
fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the immediately
preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages
caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover damages under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to
recover in such proceeding any unpaid Rent and damages as are recoverable therein. or Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously
given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the
unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
provided for in this Lease and/or by said statute. 

 (b) Continue the Lease and Lessee’s right to possession and recover the Rent as
it becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a
termination of the Lessee’s right to possession. 
 (c) Pursue any other remedy now or hereafter available under the laws or
judicial decisions of the state wherein the Premises are located. The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this
Lease as to matters occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 
 13.3
Inducement Recapture. Any agreement for free or abated rent or other charges, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which
concessions are hereinafter referred to as “Inducement Provisions”, shall be deemed conditioned upon Lessee’s lull and faithful performance of all of the terms, covenants and conditions of this Lease. Upon Breach of this Lease
by Lessee, any such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such
an Inducement Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which initialed the operation of this
paragraph shall not be deemed a waiver by Lessor of the provisions of this paragraph unless specifically so staled in writing by Lessor at the time of such acceptance. 

13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by
this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent
shall not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall immediately pay to Lessor a one-time late charge equal to 10% of
each such overdue amount or 5100, whichever is greater. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such late charge by Lessor
shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder,
whether or not collected, for 3 consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, al Lessor’s option, become due and payable quarterly in advance. 

13.5 Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, when due as to scheduled
payments (such as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to scheduled payments, or the 31st day after it
was due as to non-scheduled payments. The interest (“Interest”) charged shall be computed at the rate of 10% per annum but shall not exceed the maximum rate showed by law. Interest is payable
In addition to the potential late charge presided for in Paragraph 13.4. 
 13.6 Breach by Lessor. 

(a) Notice of Breach. Lessor shall not he deemed in breach of this Lease unless Lessor fails within a reasonable time to perform an
obligation required to be performed by Lessor For purposes of Oils Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and any Lender whose name and address shall have been furnished Lessee in writing for
such purpose. of written notice specifying wherein such obligation of Lessor has not been performed: provided, however, that if the nature of Lessor’s obligation is such that more than 30 days are reasonably required for its performance, then
Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 

(b) Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breath within 30 days after
receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessees expense and offset from Rent the actual and reasonable cost to perform such cure, provided,
however, that such offset shall not exceed an amount equal to the greater of one month’s Base Rent or the Security Deposit, reserving Lessee’s right to seek reimbursement from Lessor for any such expense in excess of such offset, Lessee
shall document the cost of said cure and supply said documentation to Lessor. 
 14. Condemnation. if the Premises or any portion thereof are
taken under the power of eminent domain or sold under the threat of the exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or
possession, whichever first occurs. If more than 10% of the rentable floor area of the Premises, or more than 25% of Lessee’s Reserved Parking Spaces, if any, are taken by Condemnation, Lessee may. al Lessee’s option, to be exercised In
writing within 10 days after Lessor shall have given Lessee written notice of such taking (or in the absence of such notice, within 10 days alter the condemning authority shall have taken possession) terminate this Lease as of the date the
condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be
reduced in proportion to the reduction in utility of the Premises caused by such Condemnation. Condemnation awards and/or payments shall be the properly of Lessor, whether such award shall be made as compensation for diminution in value of the
leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee shall be entitled to any compensation paid by the condemnor for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures,
without regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and Utility Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of
the Lessee and Lessee shall be entitled to any and all compensation which is payable therefor. In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation.

 15. Brokerage Fees. 
 15.1
Additional Commission. If a separate brokerage fee agreement is attached then in addition to the payments owed pursuant to Paragraph 1.10 above, and unless Lessor and the Brokers otherwise agree in writing. Lessor agrees that: (a) if Lessee
exercises any Option, (b) if Lessee or anyone affiliated with Lessee acquires from Lessor any rights to the Premises or other premises owned by Lessor and located within the Project, (c) if Lessee remains in possession of the Premises,
with the consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay Brokers a fee in accordance with the schedule attached to
such brokerage fee agreement. 
 15.2 Assumption of Obligations. Any buyer or transferee of Lessor’s interest in this Lease shall
be deemed to have assumed Lessor’s obligation hereunder. Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.10, 15, 22 and 31. If Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to
this Lease when due, then such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due, Lessee’s Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to
pay such amounts within 10 days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In addition, Lessee’s Broker shall be deemed to be a third party beneficiary of any commission agreement entered
into by and/or between Lessor and Lessor’s Broker for the limited purpose of collecting any brokerage fee owed. 
 15.3
Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that it has had no dealings with any person, fern. broker or finder (other than the Brokers, if any) in connection with this
Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith. Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against
liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably
Incurred with respect thereto. 
 16. Estoppel Certificates. 

(a) Each Party (as “Responding Party”) shall within 10 days after written notice from the other Party (the
“Requesting Party’) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most current “Estoppel Certificate” form published by the AIR Commercial Real Estate Association,
plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party. 
 (b) If the
Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting Party may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification except
as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s performance, and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance.
Prospective purchasers and encumbrancers may rely upon the Requesting Party’s Estoppel Certificate, and the Responding Party shall be estopped from denying the truth of the facts contained in said Certificate. 

(c) If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall within 10 days
after written notice from Lessor deliver to any potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements
for the past 3 years. All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 

 17. Definition of Lessor. The term “Lessor” as used herein shall mean the
owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In the event of a transfer of Lessor’s title or interest in the Premises or this Lease,
Lessor shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor. Upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all
liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon
the Lessor as hereinabove defined. 
 18. Severability. The invalidity of any provision of this Lease. as determined by a court of competent
jurisdiction, shall in no way affect the validity of any other provision hereof. 
 19. Days. Unless otherwise specifically indicated to the
contrary, the word “days” as used in this Lease shall mean and refer to calendar days. 
 20. Limitation on Liability. The
obligations of Lessor under this Lease shall not constitute personal obligations of Lessor or its partners, members, directors, officers or shareholders, and Lessee shall look to the Project, and to no other assets of Lessor, for the satisfaction of
any liability of Lessor with respect to this Lease, and shall not seek recourse against Lessor’s partners, members, directors, officers or shareholders, or any of their personal assets for such satisfaction. 

21. Time of Essence. Time is of the essence with respect to the performance of all obligations lo be performed or observed by the Parties under
this Lease. 
 22. No Prior or Other Agreements; Broker Disclaimer. This Lease contains all agreements between the Parties with respect to any
matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants to the Brokers that it has made, and is relying solely upon, its own investigation as to the
nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises. Brokers have no responsibility with respect thereto or with respect to any default or breach
hereof by either Party 
 23. Notices. 

23.1 Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered in
person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in
this Paragraph 23. The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other specify a different address for notice,
except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice_ A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor
may from time to time hereafter designate in writing. 
 23.2 Date of Notice. Any notice sent by registered or certified mail, return
receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given 72 hours after the same is addressed as
required herein and mailed with postage prepaid. Notices delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed given 24 hours after delivery of the same to the Postal Service or courier.
Notices transmitted by facsimile transmission or similar means shall be deemed delivered upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered via delivery or mail. If notice
is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. 
 24. Waivers. 

(a) No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any
other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee or the same or of any other term, covenant or condition hereof. Lessor’s consent to or approval of, any act shall riot be deemed to render unnecessary
the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent. 

(b) The acceptance of Rent by Lessor shall not be a waiver of any Darnel or Breath by Lessee Any payment by Lessee may be accepted by
Lessor on account of moneys or damages due Lessor. notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically
agreed to in writing by Lessor at or before the time of deposit of such payment, 
 (c) THE PARTIES AGREE THAT THE TERMS OF THIS LEASE
SHALL GOVERN WITH REGARD TO ALL MATTERS RELATED THERETO AND HEREBY WAIVE THE PROVISIONS OF ANY PRESENT OR FUTURE STATUTE TO THE EXTENT THAT SUCH STATUTE IS INCONSISTENT WITH THIS LEASE 

25. Disclosures Regarding The Nature of a Real Estate Agency Relationship. 

(a) When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or Lessee should from the
outset understand what type of agency relationship or representation it has with the agent or agents in the transaction. Lessor and Lessee acknowledge being advised by the Brokers in this transaction, as follows: 

(i) Lessor’s Agent. A Lessors agent under a listing agreement with the Lessor acts as the agent for the Lessor only. A
Lessors agent or subagent has the following affirmative obligations: To the Lessor. A fiduciary duty of utmost care, integrity, honesty. and loyalty in dealings with the Lessor. To the Lessee and the Lessors a. Diligent exercise of reasonable skills
and care in performance of the agent’s duties. b. A duly of honest and fair dealing and good faith. c. A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or
within the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 

(ii) Lessee’s Agent. An agent can agree to act as agent for the Lessee only. In these situations, the agent is not the
Lessor’s agent. even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor. An agent acting only for a Lessee has the following affirmative obligations. To the Lessee: A fiduciary
duty of utmost care. integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: a. Diligent exercise of reasonable skills and care in performance of the agent’s duties, b. A duty of honest and fair dealing and
good faith. c. A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the diligent attention and observation of. the Parties. An agent is not obligated to
reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 

(iii) Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate
licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative obligations to both
the Lessor and the Lessee: a. A fiduciary duty of utmost care, integrity, honesty and loyalty In the dealings with either Lessor or the Lessee. b. Other duties to the Lessor and the Lessee as stated above in subparagraphs (i) or (ii). In
representing both Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that the Lessor will accept rent in an amount less than that indicated In the listing or that the Lessee is
willing to pay a higher rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee should carefully read all
agreements to assure that they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional. 

(b) Brokers have no responsibility with respect to any default or breach hereof by either Party. The Parties agree that no lawsuit or
other legal proceeding involving any breach of duly, error or omission relating to this Lease may be brought against Broker more than one year after the Start Date and that the liability (including court costs and attorneys’ fees), of any
Broker with respect to any such lawsuit and/or legal proceeding shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s liability shall not be applicable to any
gross negligence or willful misconduct of such Broker. 
 (c) Lessor and Lessee agree to identify to Brokers as
“Confidential” any communication or information given Brokers that is considered by such Party to be confidential. 
 26. No Right To
Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease. In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent
applicable immediately preceding the expiration or termination. Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee. 

 27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall,
wherever possible, be cumulative with all other remedies at law or in equity. 
 28. Covenants and Conditions; Construction of Agreement. All
provisions of this Lease to be observed or performed by Lessee are both covenants and conditions. In construing this Lease. all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease.
Whenever required by the context, the singular shall include the plural and vice versa. This Lease shall not be construed as if prepared by are of the Parties, but rather according to Its fair meaning as a whole, as if both Parties had prepared it.

 29. Binding Effect; Choice of Law. This Lease shall be binding upon the Parties, their personal representatives, successors and assigns and
be governed by the laws of the State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 

30. Subordination; Attornment; NonDisturbance. 

30.1 Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of
trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions
thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or obligation to perform any of the obligations of Lessor under this Lease Any Lender may
elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding
the relative dates of the documentation or recordation thereof. 
 30.2 Attornment. In the event that Lessor transfers title to the
Premises, or the Premises are acquired by another upon the foreclosure or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions
of Paragraph 30.3. attorn to such new owner, and upon request, enter into a new lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or. at the election of the new owner, this
Lease will automatically become a new lease between Lessee and such new owner, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of Lessor’s obligations. except that such
new owner shall not: (a) be liable far any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership: (b) be subject to any offsets or defenses which Lessee might have against any prior
lessor, (c) be bound by prepayment of more than one month’s rent, or (d) be liable for the return of any security deposit paid to any prior lessor. 

30.3 NonDisturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee’s
subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “NonDisturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and
attorns to the record owner of the Premises. Further, within 60 days after the execution of this Lease, Lessor shall, if requested by Lessee, use its commercially reasonable efforts to obtain a Non-Disturbance
Agreement from the holder of any preexisting Security Device which is secured by the Premises. In the event that Lessor is unable to provide the Non-Disturbance Agreement within said 60 days, then Lessee may,
al Lessee’s option, directly contact Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement. 

30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents:
provided, however. that, upon written leeriest from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately document
any subordination, attornment and/or Non-Disturbance Agreement provided for herein. 
 31. Attorneys’
Fees. If any Party or Broker brings an action or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal
thereon, shall be entitled to reasonable attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term. “Prevailing
Party” shall include, without limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its
claim or defense. The attorneys’ fees award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition. Lessor shall be entitled to
attorneys’ fees, costs and expenses incurred in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting
Breach ($200 is a reasonable minimum per occurrence for such services and consultation). 
 32. Lessor’s Access; Showing Premises;
Repairs. Lessor and Lessor’s agents shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable prior notice for the purpose of showing the same to prospective
purchasers, lenders, or tenants, and making such alterations, repairs. improvements or additions to the Premises as Lessor may deem necessary or desirable and the erecting, using and maintaining of utilities, services, pipes and conduits through the
Premises and/or other premises as long as there is no material adverse effect to Lessee’s use of the Premises. All such activities shall be without abatement of rent or liability to Lessee. In addition, Lessor shall have the right to retain
keys to the Premises and to unlock all doors in or upon the Premises other than to files, vaults and safes, and in the case of emergency to enter the Premises by any reasonably appropriate means, and any such entry shall not be deemed a forcible or
unlawful entry or detainer of the Premises or an eviction. Lessee waives any charges for damages or injuries or interference with Lessees property or business in connection therewith. 

33. Auctions. Lessee shall not conduct nor permit to be conducted, any auction upon the Premises without Lessor’s prior written consent.
Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction. 
 34. Signs. Lessor may
place on the Premises ordinary “For Sale” signs at any time and ordinary “For Lease” signs during the last 6 months of the term hereof. Lessor may not place any sign on the exterior of the Building that covers any of the
windows of the Premises. Except for ordinary “For Sublease signs which may be placed only on the Premises, Lessee shall not place any sign upon the Project without Lessor’s prior written consent. All signs must comply with all Applicable
Requirements. 
 35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this
Lease by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue
any one or all existing subtenancies, Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such event
constitute the termination of such interest. 
 36. Consents. Except as otherwise provided herein, wherever in this Lease the consent of a
Party is required to an act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’, engineers’
and other consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous Substance,
shall be paid by Lessee upon receipt of an Invoice and supporting documentation therefor. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease exists, nor
shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. The failure to specify herein any particular condition to Lessor’s
consent shall not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given. In the event that either Party disagrees
with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following such request. 

37. Guarantor. 
 37.1
Execution. The Guarantors, if any, shall each execute a guaranty in the form most recently published by the AIR Commercial Real Estate Association. 

37.2 Default. It shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon request to provide: (a) evidence
of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing the
making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the guaranty is still in effect. 

 38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the
covenants, conditions and provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof. 

39. Options. If Lessee is granted an Option, as defined below, then the following provisions shall apply. 

39.1 Definition. “Option” shall mean: (a) the right to extend or reduce the term of or renew this Lease or to
extend or reduce the term of or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase, the right of
first offer to purchase or the right of first refusal to purchase the Premises or other property of Lessor. 
 39.2 Options Personal To
Original Lessee. Any Option granted to Lessee in this Lease is personal to the original Lessee. and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee Is in full possession of the
Premises and, if requested by Lessor, with Lessee certifying that Lessee has no intention of thereafter assigning or subletting. 
 39.3
Multiple Options. In the event that Lessee has any multiple Options to extend or renew this Lease, a later Option cannot be exercised unless the prior Options have been validly exercised. 

39.4 Effect of Default on Options. 

(a) Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any notice of Default and
continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or (iv) in the event that Lessee
has been given 3 or more notices of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the Option. 

(b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to
exercise an Option because of the provisions of Paragraph 39.4(a). 
 (c) An Option shall terminate and be of no further force or
effect, notwithstanding Lessee’s due and timely exercise of the Option, if after such exercise and prior to the commencement of the extended term or completion of the purchase, (i) Lessee fails to pay Rent for a period of 30 days after
such Rent becomes due (without any necessity of Lessor to give notice thereof) or (ii) if Lessee commits a Breach of this Lease. 
 40.
Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard service or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee
assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties. In the event, however, that Lessor should elect to provide security services, then the cost thereof
shall be an Operating Expense. 
 41. Reservations. 

(a) Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements, rights and dedications that
Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, (iii) to create and/or install new utility raceways, so long as such easements, rights, dedications, maps, restrictions, and utility raceways do not
unreasonably interfere with the use of the Premises by Lessee. Lessor may also: change the name, address or title of the Building or Project upon at least 90 days prior written notice; provide and install, at Lessee’s expense. Building standard
graphics on the door of the Premises and such portions of the Common Areas as Lessor shall reasonably deem appropriate; grant to any lessee the exclusive right to conduct any business as long as such exclusive right does not conflict with any rights
expressly given herein; and to place such signs, notices or displays as Lessor reasonably deems necessary or advisable upon the roof, exterior of the Building or the Project or on pole signs in the Common Areas. Lessee agrees to sign any documents
reasonably requested by Lessor to effectuate such rights. The obstruction of Lessee’s view, air, or light by any structure erected in the vicinity of the Building, whether by Lessor or third parties. shall in no way affect this Lease or impose
any liability upon Lessor. 
 (b) Lessor also reserves the right to move Lessee to other space of comparable size in the Building or
Project. Lessor must provide al least 45 days prior written notice of such move, and the new space must contain improvements of comparable quality to those contained within the Premises. Lessor shall pay the reasonable out of pocket costs that
Lessee incurs with regard to such relocation, including the expenses of moving and necessary stationary revision costs. In no event, however, shall Lessor be required to pay an amount in excess of two months Base Rent. Lessee may not be relocated
more than once during the term of this Lease. 
 (c) Lessee shall not: (i) use a representation (photographic or otherwise) of
the Building or Project or their name(s) in connection with Lessee’s business; or (ii) suffer or permit anyone, except in emergency, to go upon the roof of the Building. 

42. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under
the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right
on the part of said Party lo institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so
much thereof as it was not legally required to pay. A Party who does not initiate suit for the recovery of sums paid “under protest” with 6 months shall be deemed to have waived its right to protest such payment. 

43. Authority; Multiple Parties; Execution. 

(a) If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual executing
this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Each Party shall within 30 days after request, deliver to the other Party satisfactory evidence of such
authority. 
 (b) If this Lease is executed by more than one person or entity as “Lessee”, each such person or entity
shall be jointly and severally liable hereunder. It is agreed that any one of the named Lessees shall be empowered to execute any amendment to this Lease, or other document ancillary thereto and bind all of the named Lessees, and Lessor may rely on
the same as if all of the named Lessees had executed such document, 
 (c) This Lease may be executed by the Parties In counterparts,
each of which shall be deemed an original and all of which together shall constitute one and the same instrument. 
 44. Conflict. Any conflict
between the printed previsions of this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 

45. Offer. Preparation of this Lease by either party or the agent and submission of same lo the other Party shall not be deemed an offer to lease
to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 
 46. Amendments. This Lease
may be modified only in writing, signed by the Parties in interest at the time of the modification. As long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable
non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises. 

47. Waiver of Jury Trial. THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR PROCEEDING INVOLVING THE PROPERTY OR
ARISING OUT OF THIS AGREEMENT. 
 48. Arbitration of Disputes. An Addendum requiring the Arbitration of all disputes between the Parties and/or
Brokers arising out of this Lease 1:1 is 121 is not attached to this Lease. 
 49. Americans with Disabilities Act. Since compliance with the
Americans with Disabilities Act (ADA) is dependent upon Lessee’s specific use of the Premises, Lessor makes no warranty or representation as to whether or not the Premises comply with ADA or any similar legislation_ In the event that
Lessee’s use of the Premises requires modifications or additions to the Premises in order to be in ADA compliance, Lessee agrees to make any such necessary modifications and/or additions at Lessee’s expense. 

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN. AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED. THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.

 ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 

 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE
POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING AND SIZE OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS. COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR
LESSEE’S INTENDED USE. 
 WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE
REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 
 The parties hereto have executed this Lease at the place and on the dates
specified above their respective signatures. 
  

					
	Executed at: Foster City, CA 94404	  		  	Executed at: Pacific Grove, CA 93950
	On: 9/21/2016	  		  	On: 20 SEP 16
			
	By LESSOR:	  		  	By LESSEE:
			
	PAKESH KUMAR AND PRIMILA KUMAR	  	        	  	ORCHARD THERAPEUTICS
	REVOCABLE FAMILY TRUST	  		  	
			
	By: /s/ Rakesh Kumar                               
                                     	  		  	By: /s/ Stewart
Craig                                        
                    
	Name Printed: Rakesh Kumar	  		  	Name Printed: Stewart Craig
	Title: Owner / Trustee	  		  	Title: CMO
			
	By: /s/ Primila Kumar                               
                                     	  		  	By:                                     
                                         
                                 
	Name Printed: Primila Kumar	  		  	Name Printed:                                   
                                         
              
	Title: Trustee	  		  	Title:                                     
                                         
                              
	Address: 1118 Chess Drive	  		  	Address:                                     
                                         
                       
	Foster City, CA 94404	  		  	  

	  
	  		  	  

		  		  	
	Telephone: 	  		  	Telephone: (___)
	Facsimile: 	  		  	Facsimile: (___)
	Email: 	  		  	Email:                                     
                                         
                           
	Email:                                     
                                         
                                 	  		  	Email:                                     
                                         
                           
	Federal ID No.                                  
                                         
                    	  		  	Federal ID
No.                                        
                                         
        
			
	LESSOR’S BROKER:	  		  	LESSEE’S BROKER:
	CORNISH & CAREY COMMERCIAL DBA	  		  	CORNISH & CAREY COMMERCIAL DBA
	NEWMARK CORNISH & CAREY	  		  	NEWMARK CORNISH & CAREY
	Attn: Jesse Cardenas / Jay Leslie	  		  	Attn: John Yandle
	Title: Managing Director/Sr. Managing Director	  		  	Title: Executive Vice President
	Address: 901 Mariners Island Blvd., Suite 125	  		  	Address: 2804 Mission College Blvd., Suite 120
	San Mateo, CA 94404	  		  	Santa Clara, CA 95054
	  
	  		  	  

	Telephone: (650) 358-5251 (650) 358-5273	  		  	Telephone: (408) 987-4154
	Facsimile: (650) 341-7024	  		  	Facsimile: (408) 988-5340
	Email: jcardenas@newmarkccarey.com	  		  	Email: jyandle@newmarkccarey.com
	jleslie@newmarkccarey.com	  		  	Federal ID No.
                                         
                                         
      
	Federal ID No.
                                         
                                         
            	  		  	Broker/Agent DRE License #: 00884818
	Broker/Agent DRE License #: 0131661 / 01244555	  		  	  

	  
	  		  	  

	  
	  		  	

 NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always write or call to
make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017. Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. 
 © Copyright 2002
- By AIR Commercial Real Estate Association. 
 All rights reserved. No part of these works may be reproduced in any form without
permission in writing. 

 

 
  

	
	Lease Addendum

 ADDENDUM TO THE AIR LEASE DATED SEPTEMBER 16, 2016, BY AND BETWEEN RAKESH KUMAR AND PREMILA, CO-TRUSTEES OF THE RAKESH KUMAR AND PREMILA KUMAR REVOCABLE FAMILY TRUST (LESSOR) AND ORCHARD THERAPEUTICS OF NORTH AMERICA, A CALIFORNIA CORPORATION (LESSEE), FOR THOSE PREMISES LOCATED AT 1118 CHESS DRIVE, FOSTER
CITY, CALIFORNIA 
 50. Rent: 
  

					
	 Months
	  	Rent per month NNN	 
	 1
	  	 	Abated	 
	 2 – 12
	  	$	16,993.60	 
	 13 – 24
	  	$	17,503.41	 
	 25 – 36
	  	$	18,028.51	 
	 37 – 48
	  	$	18,569.37	 
	 49 – 61
	  	$	19,126.45	 

 During the abated month of rent Lessee shall be responsible for Lessee’s Share of Operating Expenses. 

51. Work to Be Completed: 
 Lessor at its sole cost and
expense shall install 2 sinks in the lab area and install card key access to the front door of the main lobby. 
 52. Option to Extend Lease: 

Lessee shall have one (1) option to extend the lease for two (2) years. Lessee shall provide no less than six (6) months’ prior written
notice of its intention to extend the lease. The rent for the option period shall be at market rent but in no instance shall it be less than 3% increase. 

53. Assignment or Sublease Profits: 
 Except as provided
in Section 12.1(1) of the AIR Lease, Lessor’s consent under Section 12 which shall not be unreasonably withheld or delayed. No response within fifteen (15) days after the date of Lessor’s receipt of Lessee’s written
request for Lessor’s consent, shall be deemed as Lessor’s consent. Any profits or additional rent generated by said subleasing or assignment of the Premises shall be allocated and paid 50% to Lessor and 50% to Lessee after Lessee recovers
all costs associated with the assignment or subleasing. 
  

	Lessor:	 RAKESH KUMAR AND PREMILA Co-TRUSTEES OF THE RAKESH KUMAR AND
PREMILA KUMAR REVOCABLE FAMILY TRUST 

  

									
	By:	 	 /s/ Rakesh Kumar
	 		 	Date:	 	9/21/2016
		 	Rakesh Kumar, Trustee	 		 		 	
					
	By:	 	 /s/ Premila Kumar
	 		 	Date:	 	9/21/16
		 	Premila Kumar, Trustee	 		 		 	

 Lessee: ORCHARD THERAPEUTICS OF NORTH AMERICA, A CALIFORNIA CORPORATION 

 

									
	By:	 	 /s/ S. Craig
	 		 	Date:	 	20 SEP 16
		 	S. Craig, President	 		 		 	

 SECOND ADDENDUM TO STANDARD MULTI-TENANT OFFICE LEASE – NET 

THIS SECOND ADDENDUM TO STANDARD MULTI-TENANT OFFICE LEASE - NET (this “Addendum”) is made and entered into by and between RAKESH
KUMAR AND PREMILA KUMAR CO-TRUSTEES OF THE RAKESH KUMAR AND PREMILA KUMAR REVOCABLE FAMILY TRUST (“Lessor”), and ORCHARD THERAPEUTICS NORTH AMERICA, a California corporation
(“Lessee”), as of the date set forth on the first page of that certain Standard Multi-Tenant Office Lease - Net (the “AIR Lease”) between Lessor and Lessee to which this Addendum is attached and
incorporated. The term “Lease” shall mean collectively, the AIR Lease (including the exhibits attached thereto), the Addendum attached to the AIR Lease (the “First Addendum”), and this Addendum. The
terms, covenants, and conditions set forth in this Addendum are intended to and shall have the same force and effect as if set forth at length in the body of the AIR Lease. To the extent that the provisions of this Addendum are inconsistent with any
provisions of the AIR Lease, or the First Addendum, the provisions of this Addendum shall supersede and control. Unless otherwise specifically defined in this Addendum, all capitalized terms used in this Addendum shall have the same meanings as
ascribed to them in the AIR Lease. 
 52. Permitted Use: Notwithstanding anything to the contrary in Sections 1.8 and
6.1 of the AIR Lease, Lessee may only use the Premises for office and laboratories to support biotechnology product research, development, storage and distribution, marketing and other ancillary uses. A permitted assignee, subtenant or transferee of
Lessee’s interest as defined in this Addendum may use the Premises for office and laboratory use. 
 53.
Condition: Section 2.2 of the AIR Lease is hereby deleted and shall be replaced with the following: Lessor shall deliver the Premises to Lessee in a clean condition on the Commencement Date (the “Start
Date”), and warrants that the existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”) shall be in good operating condition on the Start Date, and, to
Lessor’s actual knowledge, that the structural elements of the roof, bearing walls and foundation of the Premises shall be free of material defects, and that the Premises do not contain hazardous levels of any mold or fungi defined as toxic
under applicable state or federal law. 
 54. Capital Expenditures: 

a. Compliance. Section 2.3 of the AIR Lease is hereby amended as follows: In the first sentence of Section 2.3, the words “best
of are replaced with the word “actual.” 
 b. Section 2.3(a) of the AIR Lease is hereby deleted and shall be replaced with the
following: 
 Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the
Premises by Lessee as compared with uses by tenants, Lessee shall be responsible for the cost thereof. If, however, such Capital Expenditure is required during the last 2 years of this Lease and the cost of the Capital Improvement as identified in
an estimate provided by a licensed general contractor equals or exceeds six (6) months Base Rent, Lessee shall have the option to terminate this Lease upon ninety (90) days prior to written notice to Lessor unless Lessor notifies Lessee,
in writing, within ten (10) days after receipt of Lessee’s termination notice that Lessor will pay for such Capital Expenditure. 

c. If such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as governmentally mandated
seismic modifications), then Lessor shall pay for such Capital Expenditure and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease or any extension thereof, on the date that on which the Base Rent is due,
an amount equal to Lessee’s Share of the annual amortized useful life costs (calculated on a straight-line basis in accordance with GAAP attributable to the portion of the remaining term) of the portion of such costs reasonably attributable to
the Premises. If, however, such Capital Expenditure is required during the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this
Lease upon 90 days prior to written notice to Lessee unless Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. 

 d. Any reference to Hazardous Substance remediation as a Capital Expenditure is hereby
deleted from Section 2.3. Under no circumstances shall Lessee be responsible for the cost of Hazardous Substance contamination unless such contamination results from the negligent actions or omissions of a Lessee Party (as defined in
Section 61 below). 
 55. Prior Occupancy: Section 2.5 of the AIR Lease shall be deleted and of no force and
effect. 
 56. Vehicle Parking: The words “attached hereto and” are eliminated from the first sentence of
Section 2.6 of the AIR Lease There will be no charge for Lessee’s parking during the Term. Section 2.6(b) of the AIR Lease is hereby deleted. Tenant shall be entitled to thirteen (13) of the unreserved parking spaces for the
Building located in the exterior portion of the parking area of the Building. 
 57. Common Area Changes: In the event
that Lessor makes any of the Common Area changes set forth in Section 2.10 of the AIR Lease, Lessor and Lessee agree that there shall be no change to the square footage of the Premises as a result thereof, no increase in the Base Rent arising
from such Common Area changes, or other additional rent due from Lessee, except for any change in Lessee’s Share resulting from a physical change in the size of the Premises or Building, and Lessor shall use reasonable efforts to avoid any
interference with Lessee’s business operations or access to the Premises caused by such changes and the construction thereof. Sections 2.10(c) and 2.10(d) of the AIR Lease shall be deleted and of no force and effect. 

58. Early Possession: Section 3.2 of the AIR Lease is amended to state the Early Possession period will be seven
(7) days, commencing on the date of the execution of the AIR Lease by Lessor and terminating on the seventh (7th) day thereafter. 

59. Capital Improvements: The capital improvement and replacement expenses set forth in Section 4.2(a)(viii) of the
AIR Lease shall be limited to those which are: (1) reasonably expected by Lessor to produce an actual reduction in operating charges or energy consumption or effect other economies in the operation or maintenance of the Building and the Common
Areas; (2) required after the date of this Lease under any governmental law or regulation not in effect as of the Commencement Date or (3) as determined by Lessor, required as a result of reasonable wear and tear, age of the equipment or
capital component or need for repair of the equipment or capital component, in each case amortized over the useful life of such improvement (calculated on a straight-line basis in accordance with GAAP attributable to the portion of the remaining
term) (collectively, “Permitted Capital Expenditures”). The last sentence of Section 4.2(a)(viii) of the AIR Lease is eliminated and is of no force or effect. 

60. Operating Expenses: 
  

	 	a.	 Notwithstanding anything to the contrary in the AIR Lease, including, without limitation, Section 4.2 of
the AIR Lease, Operating Expenses shall not include: 

 (i) Ground lease rental and depreciation; principal and interest
payments of mortgages (and any fees or points associated with any mortgages) and other non-operating debts of Lessor; 

(ii) Fines, costs or penalties incurred as a result and to the extent of a violation by Lessor of any Applicable Requirements; 

(iii) Sums paid to subsidiaries or other affiliates of Lessor for services on or to the Building and/or Premises, but only to the extent that
the costs of such services exceed the competitive cost for such services rendered by unrelated persons or entities of similar skill, competence and experience; 

(iv) All costs associated with the operation of the business of the entity which constitutes “Lessor” (as distinguished from the
costs of operating, maintaining, repairing and managing the Building) including, but not limited to, Lessor’s or Lessor’s managing agent’s general corporate overhead and general administrative expenses; 

(v) Advertising and promotional expenditures; 

 (vi) Any fines, penalties or interest resulting from the active negligence or willful
misconduct of Lessor; 
 (vii) Any cost or expense related to removal, cleaning, abatement or remediation of Hazardous Substances existing as
of the date of this Lease in or about the of the Building or migrating onto thereafter; 
 (viii) To the extent any employee of Lessor spends
only a portion of his or her time working with respect to the Building (as opposed to full time work with respect to the Building), a prorated amount of such employee’s wages, salaries and compensation based upon the portion of time spent by
such employee with respect to the projects other than the Building; 
 (ix) Lessor’s charitable and political contributions; 

(x) Costs of services for which Lessee or any tenant of the Building is obligated to separately reimburse Lessor pursuant to this Lease or its
respective lease with its Lessor; 
 (xi) The cost of complying with any Applicable Requirements in effect (and as interpreted and enforced)
on the date of this Lease (unless compliance is required as a result of Lessee’s use of the Premises), provided that if any portion of the Common Areas of the Building that was in compliance with all Applicable Requirements on the date of this
Lease becomes out of compliance, the cost of bringing such portion of the Building into compliance shall be included in Operating Expenses unless otherwise excluded pursuant to the terms hereof; and 

(xii) Except with respect to insurance deductibles , (but subject to any express limitations set forth in this Lease), the cost of repairs or
replacements incurred by reason of fire or other casualty or condemnation paid or reimbursed by insurance proceeds or condemnation awards. 
  

	 	b.	 Notwithstanding Section 10.1 of the AIR Lease, Real Property Taxes shall not include:

 (i) Inheritance or estate taxes imposed upon or assessed against the interest of any person in the Building; 

(ii) Taxes computed upon the basis of the net income of any owners of any interest in the Building; or 

(iii) Any penalties, interest or fees attributable to Lessor’s negligent failure to pay any Real Property Taxes when due and payable. 

 

	 	c.	 Section 4.2(b) of the AIR Lease shall be deleted and of no force and effect. 

61. Hazardous Substances: The Lessor, to its actual knowledge warrants that the Premises are free of Hazardous
Substances. Notwithstanding anything to the contrary contained in the AIR Lease, Lessee shall not indemnify Lessor, be responsible for any remediation (or the costs thereof) or be liable in any way for any loss of rents and/or damages, liabilities,
judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by or for any party other than any Lessee Party. For purposes of this
Section 61, “Lessee Party” shall mean any principal (which shall include any shareholder, partner, member) of Lessee, or any director, officer, employee, agent, contractor, customer, client, or invitee of Lessee (or of
any principal of Lessee) or any person on the Project with the consent of Lessee. During the term of this Lease or any extension thereof, Lessee shall be and remain in compliance in with all terms and conditions of all Environmental Laws and with
all limitations, restrictions, conditions, standards, prohibitions, requirements, obligations, schedules and timetables contained in all Environmental Laws applicable to Lessee or the Premises. As used in this Lease, the term “Environmental
Law” means any past, present or future federal, state or local statutory or common law, or any regulation, ordinance, code, plan, order, permit, grant, franchise, concession, restriction or agreement issued, entered, promulgated or approved
thereunder, relating to (i) the environment, human health or safety, including, without limitation, emissions, discharges, releases or threatened releases of Hazardous Materials into the environment (including, without limitation, air, surface
water, groundwater or land); or (ii) the manufacture, generation, refining, processing, distribution, use, sale, treatment, receipt, storage,. disposal, transport, arranging for transport, or handling of Hazardous Substances. 

 Section 6.2 (a) of the AIR Lease is amended to state that Lessor’s consent may be withheld in the
reasonable discretion of Lessor. 
 62. Lessee’s Compliance with Applicable Requirements. The word “material” in the
second line of Section 6.3 of the AIR Lease is deleted and of no force or effect. 
 63. Laboratory Provisions:

  

	 	a.	 Notwithstanding anything to the contrary elsewhere in the AIR Lease, Lessee may, without Lessor’s prior
consent, handle, store, use or dispose of Hazardous Substances solely related to the use of the Premises as identified in Section 52 of this Addendum, whether or not the same constitutes a Reportable Use, including, Lessee’s laboratory
use; provided that Lessee shall always handle, store, use, and dispose of any such Hazardous Substances in a safe and lawful manner in strict accordance with Applicable Requirements including, without limitation, all Environmental laws, and the
permits and approvals of the City of Foster City and any other applicable governmental agency, and never allow such Hazardous Substances to contaminate the Project, Premises, Building and appurtenant land or the environment. Prior to Lessee taking
possession of the Premises, Lessee shall deliver to Lessor a list identifying each type of Hazardous Substance at the Premises (the “Hazardous Substances List”). Lessee shall provide Lessor with the final list submitted to
the City of Foster City. Prior to bringing any new or different Hazardous Substances on to the Premises. Lessee shall revise the Hazardous Substances List and deliver such list to Lessor. In addition, Lessee shall deliver an Updated Hazardous
Substances List to Lessor annually, on each anniversary of the Commencement Date. Lessee Parties shall not use or bring on to the Premises any Hazardous Substances not identified on the Hazardous Substances List, as may be revised from time-to-time. 

  

	 	b.	 Upon Lessor’s request, Lessee shall promptly deliver to Lessor any permits, approvals, materials safety
data sheets and other information reasonably requested by Lessor regarding the Hazardous Substances used by Lessee in the Premises. 

64. Maintenance and Repair: 
  

	 	a.	 Lessee shall only be required to repair and maintain those items listed in Section 7 as they relate to the
interior non-structural portions of the Premises, reasonable wear and tear excepted. Any and all other repairs and maintenance in connection with the Premises or Building, including procurement and payment of
service contracts, shall be the responsibility of Lessor. 

  

	 	b.	 Lessor shall maintain and repair the HVAC systems, electrical systems and any other building systems serving
the Premises, the cost of which may be included as an Operating Expense. 

 65. Alterations:
The dollar amount set forth in the fifth line of Section 7.3(b) of the AIR Lease shall be $15,000 (and not $2,000). Landlord shall not charge a fee in connection with Tenant’s Work (as defined in Section 86). Any contractors which
Lessor requires that Lessee use for any Alterations must be experienced in biotechnology construction and installation, subject to Lessee’s reasonable approval. Both Lessor and Lessee hereby approve Rusciano Construction, Inc. as a general
contractor for Tenant’s Work. Lessee shall not be required to provide a bond or surety for any Alterations unless the cost of the work exceeds three (3) months’ Base Rent. Notwithstanding Section 7.4(b) of the AIR Lease, Lessee
shall remove any Alteration or Utility Installation prior to the termination of the Lease. 
 66. Ownership; Removal; Surrender
and Restoration: In addition to the provisions of Section 7.4 of the AIR Lease, upon surrender, Lessee shall deliver the Premises in as good operating order, condition and repair as when Lessee took possession of the Premises, ordinary
wear and tear excepted. 

 67. Insurance: The last sentence of Section 8.1 of the AIR Lease
is deleted and of no force or effect. Section 8.2(a) of the AIR Lease is amended to require Lessee to provide no less than $3,000,000 (in United States currency) in insurance coverage required by Section 8.2(a). Section 8.3(b) of the
AIR Lease is deleted and of no force or effect. Lessor acknowledges that Lessee’s insurance carriers may be unable to deliver notices of any cancellation or modifications of any insurance policies thirty (30) days’ in advance of a
modification. Lessee will deliver notices of any cancellation or modifications to Lessor ten (10) days in advance of any cancellation or modification. Lessor acknowledges that Tenant’s insurance limits may be denominated in British Pounds.

 68. Indemnity: Lessee’s indemnity under Section 8.7 of the AIR Lease shall include the use or occupancy of
the Premises by any Lessee Party and any breach of the AIR Lease by Lessee, including, without limitation, a breach of the provisions of Section 6.2 of the AIR Lease. Lessee’s waiver of Lessor liability under Section 8.8 of the Lease
shall not apply to the extent any losses or injuries as set forth therein are caused by the gross negligence or willful misconduct of Lessor or its agents, or a breach by Lessor under this Lease. 

69. Damage or Destruction: 
  

	 	a.	 Notwithstanding Section 9.2 of the AIR Lease, and except as otherwise provided in Section 9.3 of the
AIR Lease, Lessee shall not be required to make the repair of any damage or destruction to the Building. 

  

	 	b.	 Lessee’s right to rent abatement set forth in Section 9.6(a) shall not be limited to the proceeds
received from the Rental Value insurance. 

  

	 	c.	 The first sentence of Section 9.5 of the AIR Lease is hereby deleted and replaced with the following:
“If at any time during the last twelve (12) months of this Lease there is damage for which the cost to repair exceeds one months’ Base Rent, whether or not an Insured Loss, either party may terminate this Lease effective sixty
(60) days following the date of occurrence of such damage by giving a written termination notice to the other party within thirty (30) days after the date of occurrence of such damage.” 

 

	 	d.	 If Lessor is obligated to repair or restore the Premises following Premises Partial Damage or Premises Total
Destruction and does not Commence such repair or restoration within one hundred twenty (120) days after such obligation shall accrue, Lessee may exercise its right to terminate the Lease as set forth in Section 9.6(b). “Commence”
shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 

70. Utilities: Notwithstanding the provisions of Section 11.1 of the AIR Lease, Lessor shall not be required to
replace any light bulbs and/or fluorescent tubes or ballasts in the Premises or provide any janitorial services for the Premises. The janitorial services for the Common Areas shall be provided by Lessor. Lessor represents and warrants that, as of
the Commencement Date, (a) utility services, including natural gas, and electrical, are separately metered to the Premises, and (b) the Premises is served by two (2) 200-amp electrical panels. 

71. Excess Utility Consumption: Section 11.4 of the AIR Lease is hereby deleted. Subject to Applicable Requirements,
Lessee may use utility services in amounts reasonably necessary for the conduct of its business operations on a 24 hours a day, seven days a week basis. 

72. Utility Interruption: Provided no Default shall then exist under this Lease (beyond any applicable notice and cure
periods), if electrical power or HVAC is interrupted due solely to the gross negligence or willful misconduct of Lessor or its agents (a “Utility Interruption”), and Lessee is unable to carry on its business in a reasonably
normal manner due to the failure of any of such utilities and services, and therefore vacates all or the affected portion of the Premises and/or ceases business operations in the Premises for a period in excess of three (3) consecutive days,
the Base Rent and additional rental payable under this Lease shall be abated retroactively from the first day of the Utility Interruption (in proportion to the area of the Premises vacated by Lessee by reason of such failure, if less than all of the
Premises is affected) and for as long as such inability to carry on Lessee’s business continues, until such time as the service is restored or Lessee reoccupies the Premises or affected portion thereof, whichever is earlier. In the event of any
curtailment, diminution, or failure with respect to utilities and services in the Building or the Premises, Lessor agrees to use due diligence to restore full service. 

 73. Permitted Transfers: Notwithstanding any contrary provision of
Section 12 of the AIR Lease, the sale, assignment, or transfer of any interest in Lessee or this Lease or the Premises, or the sublet of all or any part of the Premises, or any part thereof to (i) a parent or subsidiary of Lessee,
(ii) any entity which controls, is controlled by or under common control with Lessee, (iii) any entity which purchases all or substantially all of the assets or stock of Lessee, (iv) any entity into which Lessee is merged or
consolidated, or (v) any entity which results from the merger or consolidation of entities which control, are controlled by or under common control with Lessee (all such entities described in (i), (ii), (iii), (iv) and (v) being sometimes
hereinafter referred to as “Affiliates”, and such transfer to an Affiliate, a “Permitted Transfer”) shall not be deemed an assignment, sublease or transfer under this Lease and shall not require
Lessor’s consent, but Lessee shall notify Lessor in writing of such sublease or assignment to an Affiliate within thirty (30) days following the consummation thereof. Lessor shall have no right to any sums or other economic consideration
resulting from, any Permitted Transfer. However, except as set forth in this Section 72, Lessee and any Affiliate shall comply with all of the provisions of Section 12 of the AIR Lease. Any Permitted Transfer by Lessee shall not relieve
Lessee of any of its obligations and responsibilities under this Lease. 
 74. Default: Section 13.1(a) of the AIR
Lease is amended as follows: (a) the abandonment of the Premises prior to termination of the Lease. Notwithstanding anything to the contrary in Section 13.1(d) of the AIR Lease, Lessee shall have twenty (20) days following the date of
written notice from Lessor to deliver the documents required under Section 13.1(d) before any failure to deliver shall constitute a Default under the Lease. 

75. Remedies: Notwithstanding anything to the contrary in the first paragraph of Section 13.2 of the AIR Lease,
(a) Lessor may not perform the duties or obligations of Lessee under the Lease unless Lessee fails to perform any of its affirmative duties or obligations within twenty (20) days after the date of written notice to Lessee, unless a longer
period of time is required to cure the same, in which case Lessee shall have such longer period of time not to exceed sixty (60) days to perform the same so long as Lessee has commenced to perform within such twenty (20) day period and
diligently performs the same to completion. 
 76. Late Charges: Notwithstanding anything in Section 13.4 of the
AIR Lease to the contrary, Lessor will not assess a late charge until Lessor has given written notice of such late payment only for the first late payment of Rent in any twelve (12) month period and after Lessee has not cured such late payment
within three (3) days after receipt of such notice. 
 77. Performance by Lessee on Behalf of Lessor:
Section 13.6(b) of the AIR Lease is amended in its entirety as follows: In the event Lessor does not cure said breach within thirty (30) days after receipt of said notice, or it having commenced said cure does not diligently pursue it to
completion, Lessee may elect, but shall have no obligation, to cure said breach at Lessee’s expense and seek reimbursement from Lessor for any such expense. Lessee shall document the cost of said cure and supply said documentation lo Lessor.

 78. Notices: Section 23.1 is amended in its entirety as follows: Any notice, consent, authorization, or other
communication to be given hereunder shall be in writing and shall be deemed duly given and received when delivered personally, when transmitted by facsimile or e-mail if receipt is verified, one
(1) business day after being deposited for next-day delivery with a nationally recognized overnight delivery service, or three (3) business days after being mailed by first class mail, charges and
postage prepaid, properly addressed to the party to receive such notice at the address set forth in this Lease. 
 Section 23.2 of the AIR Lease is
deleted and of no force or effect. 
 79. Access; Hours of Operation: Subject to Applicable Requirements, Lessee shall
have access to the Building and Premises 24 hours per day, 7 days per week. Landlord hereby acknowledges and agrees that Lessee may operate from the Premises on a 24 hours per day, 7 days per week basis. Notwithstanding anything to the contrary in
the AIR Lease, including, without limitation, Section 11.3 of the AIR Lease, such continuous use by Lessee of the Premises shall not constitute a Default under the Lease. 

80. Landlord Access: Notwithstanding anything to the contrary in the AIR Lease: (a) Lessor shall give not less than
24 hours’ written notice to Lessee prior to entering the Premises (except in case of emergency), (b) Lessee shall have the right to require that an employee, officer or agent of Lessee is present at all times during any such entry (except in
case of emergency), and (c) Lessor shall not allow entry by a representative of a biotechnical or pharmaceutical company, whether as a prospective tenant or otherwise, without Lessee’s prior written consent, which consent shall not be
unreasonably withheld or delayed. 

 81. Confidential Records: Lessor acknowledges that Lessee may keep
certain medical, clinical, scientific research and other related records on the Premises which may contain personally identifiable health information, other confidential medical information, research data, other related confidential information and
Lessee’s intellectual property, and trade secrets (“Confidential Records”). Lessee may, upon notice to Lessor, elect to store such Confidential Records in a designated storage or records closet, office or room within the
Premises (the “Confidential Records Room”), provided that the Confidential Records Room consist of no more than one such room, not exceeding a size customarily used for records retention by comparable tenants. Notwithstanding
anything to the contrary in the AIR Lease, Lessor, its agents, affiliates, employees, contractors, property managers, lenders, potential subsequent Lessors, potential purchasers, or any other third party shall not have access to the Confidential
Records Room (except in the case of emergency, in which case Lessor shall endeavor to provide prior notice, or if such notice is not possible, shall promptly notify Lessee of such entry as soon as is feasible) unless. (a) Lessor gives Lessee
reasonable prior notice of its need to enter into the Confidential Records Room (and in no event less than 24 hours’ prior written notice), and (b) an employee, officer or agent of Lessee is present at all times during any such entry into
the Confidential Records Room. Lessee may, at its sole cost and expense, key or re-key the door to the Confidential Records Room. Neither Lessor nor any other party other than Lessee and its affiliates shall
have any right to obtain or keep a key to the Confidential Records Room; provided, however, that upon the expiration or sooner termination of the Term, Lessee shall, at Lessor’s election, return any and all such keys to Lessor, or re-key such door at Lessee’s sole expense. 
 82. Consents: Lessor’s
charges in connection with any request for consent by Lessee pursuant to Section 36 of the AIR Lease shall not exceed $2,500 per request. 

83. Definition: Section 39.1 of the AIR Lease is amended in its entirety as follows: “Option” shall mean
the right of Lessee to extend the term of this Lease for one (1) two (2) year period. 
 84. No Relocation:
Section 41(b) of the AIR Lease shall be deleted and of no force and effect. 
 85. ADA: Lessor represents to
Lessor’s actual knowledge that the Premises complies with the provisions of the ADA in effect on the Effective Date of the Lease. 

86. Signage: Lessee shall have the right to use fifty percent (50%) of the monument sign located on the Project and may
add signage to the front door and rear door of the Premises, but not any door of the Building. 
 87. Landlord Work: In
addition to the work specified in Section 51 of the First Addendum, Lessor shall a) install finish trim work throughout the Premises as required, and (b) install one (1) door and one (1) glass panel in the conference room of the
Premises. Lessor shall complete all work required pursuant to this Section 85 and Section 51 of the First Addendum in compliance with all Applicable Requirements, including, without limitation, the ADA. 

88. Tenant Work: Lessee may, upon taking possession of the Premises, perform the improvement work set forth in
Schedule 1 attached hereto (“Tenant’s Work”). All of Tenant’s Work shall be constructed and installed in compliance with all Applicable Requirements, including, without limitation, ADA, and the
provisions of Section 7 of the AIR Lease; provided, however, that Lessor’s consent shall not be required for Tenant’s Work (such consent is deemed given upon Lessor’s execution of the Lease), no completion bond shall be required,
and Landlord shall not charge any oversight or other fee in connection with Tenant’s Work. 
 89. Options Exercisable by
Lessee and any Assignee of a Permitted Transfer: Notwithstanding anything to the contrary contained in the AIR Lease, any Option, contained in the AIR Lease may be exercised by the Lessee originally named in this Lease and any Affiliate.

 90. Option Period Market Rent: As used in Section 52 of the First Addendum and this Section 88, the term
“Market Rent” shall mean the base annual rental for the Premises primarily considering renewals for space comparable to the Premises in location, size, condition, quality and type at the commencement of the renewal term, taking into
account any additional rental and all other payments and escalations payable hereunder and by tenants under leases of such comparable space, as well as broker’s fees and any free Rent and other tenant inducements consistent with the renewal of
a lease term as compared to a 

 
new lease to a new tenant then being offered by Lessor. Lessor shall notify Lessee in writing (“Renewal Rate Notice”) of its determination of the Market Rent for the
renewal term within thirty (30) days after Lessor’s receipt of Lessee’s notice electing to exercise its renewal option. Lessor and Lessee shall endeavor to agree upon the Market Rent. If they are unable to so agree within thirty
(30) days after Lessee’s receipt of the Renewal Rate Notice, Lessor and Lessee shall mutually select an unaffiliated licensed real estate broker who is active in the leasing of office space in the general vicinity of the Premises (the
“Broker”). In additional to the Renewal Rate Notice, which contains Lessor’s determination of the Market Rent, Lessee shall submit Lessee’s determination of the Market Rent to the Broker, at such time or times and
in such manner as Lessor and Lessee shall agree (or as directed by the broker if Lessor and Lessee do not promptly agree). The Broker shall select either Lessor’s or Lessee’s determination as the Market Rent, and such determination shall
be binding on Lessor and Lessee. If Lessee’s determination is selected as the Market Rent, then Lessor shall bear all of the Broker’s cost and fees. If Lessor’s determination is selected as the Market Rent, then Lessee shall bear all
of the Broker’s cost and fees. lf the Broker recommends a Market Rent rate other than that specified by the Lessor and Lessee and both Lessor and Lessee agree to said rate, the responsibility for payment of the Broker’s costs and fees
shall be divided equally between Lessor and Lessee. In no event shall the Broker’s costs and fees exceed $1,500.00 in total. Within fifteen (15) days of the final determination of the Market Rent, Lessee shall notify Lessor as to one of
the following: (a) Lessee’s decision to exercise its renewal option at said Market Rent; or (b) that Lessee waives and releases its renewal option. In no event will the Market Rent be less than the Base Rent for the last year of the
Original Term plus an increase of three percent (3%). 
 91. Arbitration Disputes: Section 48 of the AIR Lease is
deleted and is of no force or effect. 
 92. Exit Survey: The following is added as a new Section 48 to the AIR
Lease: 
 48. Exit Survey. At least thirty (30) days prior to Lessee’s surrender of possession of any part of the Premises,
Lessee shall provide Lessor with a facility decommissioning and Hazardous Substances closure plan for the Premises (“Exit Survey”) prepared by an independent third party California licensed and certified professional with
appropriate expertise, which Exit Survey must be reasonably acceptable to Lessor. The Exit Survey shall comply with the American National Standards Institute’s Laboratory Decommissioning guidelines (ANSI/AIHA Z9.I I -2008) or any successor
standards published by ANSI or any successor organization (or, if ANSI and its successors no longer exist, a similar entity publishing similar standards). In addition, at least ten (10) days prior to Lessee’s surrender of possession of any
part of the Premises, Lessee shall (a) provide Lessor with all appropriate governmental releases obtained by Lessee in accordance with, and to the extent required by, Applicable Laws, including laws pertaining to the surrender of the Premises,
(b) to the extent any laboratory equipment will remain in the Premises upon the expiration of the Term as requested by Lessor, place Laboratory Equipment Decontamination Forms on all decommissioned equipment to assure safe occupancy by future
users, and (c) conduct a site inspection with Lessor. In addition, Lessee agrees to remain responsible after the surrender of the Premises for the remediation of any recognized environmental conditions set forth in the Exit Survey caused or
resulting from any act or omission to act of any Lessee Party and comply with any recommendations set forth in the Exit Survey for the condition to which such recommendations relate. Lessee’s obligations under this Section 48 shall survive
the expiration or earlier termination of the Lease. 
 93. CASP: The following is added to. Section 49 of the AIR
Lease: The Project, Building and the Premises have not had an inspection performed by a Certified Access Specialist (CASP), to determine whether the Project, Building or Premises meet all applicable construction-related accessibility standards. 

[Remainder of page intentionally left blank] 

 IN WITNESS WHEREOF, Lessor and Lessee have executed this Addendum concurrently with the AIR Lease of even
date herewith. 
  

									
	Lessor:	 		 	Lessee:
			
	RAKESH KUMAR AND PREMILA KUMAR CO-TRUSTEES OF THE RAKESH KUMAR AND PREMILA KUMAR REVOCABLE FAMILY TRUST	 		 	ORCHARD THERAPEUTICS NORTH AMERICA, A CALIFORNIA CORPORATION
					
	By:	 	 /s/ Rakesh Kumar
	 		 	By:	 	 /s/ Stewart Craig

	Name: Rakesh Kumar	 		 	Name: Stewart Craig
	Title: Trustee	 		 	Title: President

 Schedule 1 

TENANT’S WORK 

[Follows this Page] 

 

 

 

 
  

			
	 Newmark 
 Cornish &
Carey
	 	

 Disclosure Requirement (Lease) 

 

							
	Date:	  	September 16, 2016	  		  	
	Lessor:	  	 Rakesh Kumar and Primila Kumar
 Revocable Family
Trust
	  	Subject Property:	  	 1118 Chess Drive
 Foster City, CA
94404

				
	Lessee:	  	Orchard Therapeutics	  	Brokers:	  	 Jesse Cardenas
 Jay Leslie

 Various laws, regulations and policies require us to disclose the following information: 

1. Alquist-Priolo Notification: Algulst-Priolo Special Earthquake Studies Zone Act:  

The Property described above is or may be situated in a “Special Study Zone” as designated under the Alquist-Priolo Special Studies Zone Act,
Sections 2621-2630, inclusive, of the California Public Resources Code; and, as such, the construction or development on the 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, unless such report is waived by the city or county under the terms of that act. No representations on the subject are made by Lessor or by Cornish & Carey Commercial dba Newmark Cornish &
Carey (NCC), or its agents or employees, and the Lessee should make his/her/its own inquiry or investigation. 
 2. Notification re: National Flood
insurance Program:  
 The Property is or may be located in a Special Flood Hazard Area on United States Department of Housing and Urban Development
(H.U.D.) “Special Flood Zone Area Maps”. Federal law requires that as a condition of obtaining federally related financing on most properties located in “flood zones”, banks, savings and loan associations, and some insurance
lenders require flood insurance be carried where the property, real or personal, is security for a loan. This requirement is mandated by the National Flood Insurance Act of 1968 and the Flood Disaster Protection Act of 1973. Cities or counties may
have adopted building or zoning restrictions, or other measures which could affect the value of the property. Lessee should contact the city or county in which the property is located to determine any such restrictions. The extent of coverage
available in this area and the cost of this coverage may vary, and for further information, Lessee should consult a lender or insurance carrier. 
 3.
Hazardous Wastes of Substances and Underground Storage Tanks:  
 Comprehensive federal and state laws and regulations have been enacted in the
past several years in an effort to control the use, storage, handling, clean-up, removal and disposal of hazardous wastes or substances. Some of these laws and regulations (such as, for example, the
Comprehensive Environmental Response Compensation and Liability Act [CERCLA]) provide for broad liability on the part of owners, tenants or other users of the property for clean-up costs and damages regardless
of fault. Other laws and regulations set standards for the handling of asbestos, and establish requirements for the use, modification, abandonment, and closure of underground storage tanks. 

It is not practical or possible to list all such laws and regulations in this Notice. Therefore, Lessors and Lessees are urged to consult legal counsel to
determine their respective rights and liabilities with respect to the issues described in this Notice, as well as all other aspects of the proposed transaction, If hazardous wastes or substances have been, or are going to be used, stored, handled or
disposed of on the Property, or if the Property has or may have underground storage tanks, it is essential that legal and technical advice be obtained to determine, among other things, the nature of permits and approvals which have been obtained or
may be required; the estimated costs and expenses associated with the use, storage, handling, clean-up, disposal or removal of hazardous wastes or substances: and the nature and extent of contractual
provisions necessary or desirable in this transaction. Broker recommends expert assistance and site investigation to determine past uses of the property, which may provide valuable information as to the likelihood of hazardous wastes or substances.
or underground storage tanks. being on the Property. 

  

					
	6/18/16 11:36 A.M. – JLC 091616 2 1118 Chess Drive Orchard Therapeutics	  		  	Page 1 of 3
	Although all information furnished regarding property for sale, rental or financing is from sources deemed reliable, such information has not been verified and no express representation is made nor is any to be _____ as to the
accuracy thereof and it is submitted subject to errors, omissions, change of pricing, rental or other conditions prior sale, lease or financing or withdrawal without notice and to any special conditions imposed by our principal.	  		  	

			
	 Newmark 
 Cornish &
Carey
	 	

  

 Disclosure Requirement (Lease) 

Lessor agrees to disclose to Broker and to Lessee any and all information which he/she/it has regarding present and future zoning and environmental matters
affecting the Property and regarding the condition of the Property, including, but not limited to structural, mechanical and soils conditions, the presence and location of asbestos, PCB transformers, other toxic, hazardous or contaminated
substances, and underground storage tanks, in, on, or about the Property. 
 Broker has conducted no investigation regarding the subject matter hereof,
except as may be contained in separate written document signed by Broker. Broker makes no representations concerning the existence or nonexistence of hazardous wastes or substances, or underground storage tanks, in, on, or about the Property. Lessee
should contact a professional, such as a civil engineer, industrial hygienist or other persons with experience in these matters, to advise on these matters. 

The term “hazardous wastes or substances” is used herein in its very broadest sense and includes, but is not limited to, petroleum based products,
paints and solvents, lead, cyanide, DDT, printing inks, acids, pesticides, ammonium compounds, asbestos, PCBs and other chemical products. Hazardous wastes or substances and underground storage tanks may be present on all types of real property.
This Notice is intended to apply to any transaction involving any type of real property, whether improved or unimproved. 
 4. The Americans With
Disabilities Act:  
 Please be advised that an owner or tenant of real property may be subject to the Americans With Disabilities Act (the ADA). The
Act requires owners and tenants of “public accommodations” to remove barriers to access by disabled persons and provide auxiliary aids and services for hearing, vision or speech impaired persons. You are advised to consult your attorney
with respect to the application of this Act to the Property. Newmark Cornish & Carey cannot give you legal advice on this Act or its requirements. 

5. Broker Disclosure:  
 The parties hereby
expressly acknowledges that Broker has made no independent determination or investigation regarding, but not limited to, the following: present or future use of the Property; environmental matters affecting the Property; the condition of the
Property, including, but not limited to structural, mechanical and soils conditions, as well as issues surrounding hazardous wastes or substances as set out above; violations of the Occupational Safety and Health Act or any other federal, state,
county or municipal laws, ordinances, or statutes; measurements of land and/or buildings. Lessee agrees to make its own investigation and determination regarding such items. 

6. Broker Representation (Dual Agency 
 Lessor and
Lessee acknowledge that Broker is the agent of both Lessor and Lessee. Lessor and Lessee hereby consent to such dual representation and waive any possible conflict of interest arising out of such dual agency. A dual agency is obligated to disclose
to both parties all material facts or confidential information that could affect Lessor’s or Lessee’s decision to enter into the transaction. Broker, however, will not disclose to Lessee the price that Lessor is willing to accept, nor to
Lessor the price that Lessee is willing to pay, without the express permission of the other party. 
 Receipt of a copy of this Notice and Agreement is
hereby acknowledged. 

  

					
	6/18/16 11:36 A.M. – JLC 091616 2 1118 Chess Drive Orchard Therapeutics	  		  	Page 2 of 3
	Although all information furnished regarding property for sale, rental or financing is from sources deemed reliable, such information has not been verified and no express representation is made nor is any to be _____ as to the
accuracy thereof and it is submitted subject to errors, omissions, change of pricing, rental or other conditions prior sale, lease or financing or withdrawal without notice and to any special conditions imposed by our principal.	  		  	

			
	 Newmark 
 Cornish &
Carey
	 	

 Disclosure Requirement (Lease) 

 

 Acknowledged and Agreed: 

Lessor: RAKESH KUMAR AND PRIMILA KUMAR REVOCABLE FAMILY TRUST 
  

									
	By:	 	 /s/ Rakesh Kumar
	 		 		 	Date: 9/21/2016
		 	Rakesh Kumar	 		 		 	
					
	By:	 	 /s/ Primila Kumar
	 		 		 	Date: 9/21/2016
		 	Primila Kumar	 		 		 	
	
	Lessee: ORCHARD THERAPEUTICS
					
	By:	 	 /s/ Stewart Craig
	 		 		 	Date: 20 SEP16
		 	Stewart Craig, CMO	 		 		 	

  

									
	Broker:	  	 CORNISH & CAREY COMMERCIAL

DBA NEWMARK CORNISH & CAREY
 901 Mariners Island
Boulevard, Suite 125
 San Mateo, CA 94404
	  		  	

  

									
	By:	 	 /s/ Jesse Cardenas
	 		 		 	Date: 9-22-16
		 	Jesse Cardenas, CA RE License #01316611
					
	By:	 	  
	 		 		 	Date:                                     
                         
		 	Jay Leslie, CA RE License #01244555

 CONSULT YOUR ADVISORS: NO REPRESENTATION OR RECOMMENDATION IS MADE BY CORNISH & CAREY COMMERCIAL DBA NEWMARK
CORNISH & CAREY OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL EFFECT. INTERPRETATION, OR ECONOMIC CONSEQUENCES OF THE NATIONAL FLOOD INSURANCE PROGRAM AND RELATED LEGISLATION, NOR OF OTHER LEGISLATION REFERRED TO HEREIN. THESE ARE QUESTIONS
THAT YOU SHOULD ADDRESS WITH YOUR CONSULTANTS AND ADVISORS. 

  

					
	6/18/16 11:36 A.M. – JLC 091616 2 1118 Chess Drive Orchard Therapeutics	  		  	Page 3 of 3
	Although all information furnished regarding property for sale, rental or financing is from sources deemed reliable, such information has not been verified and no express representation is made nor is any to be _____ as to the
accuracy thereof and it is submitted subject to errors, omissions, change of pricing, rental or other conditions prior sale, lease or financing or withdrawal without notice and to any special conditions imposed by our principal.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00309-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00309-of-00352.parquet"}]]