Document:

EX-10.18

					
		  	 Confidential Materials omitted and filed separately with the

Securities and Exchange Commission. Double asterisks denote omissions.
	  	Exhibit 10.18

 EXECUTION VERSION 
  

 
 LICENSE AGREEMENT 

BY AND BETWEEN 
 PFIZER
INC. 
 AND 

SPARK THERAPEUTICS, INC. 

Dated as of December 6, 2014 
  

 

 Table of Contents 

 

							
	 1.
	 	Definitions.	  	 	1	  
	 1.1
	 	 Certain Defined Terms.
	  	 	1	  
	 1.2
	 	 Interpretation.
	  	 	16	  
			
	 2.
	 	Licenses.	  	 	17	  
	 2.1
	 	 Exclusive License Grant.
	  	 	17	  
	 2.2
	 	 Non-Exclusive License Grant.
	  	 	17	  
	 2.3
	 	 Sublicenses.
	  	 	17	  
	 2.4
	 	 Reciprocal Non-Exclusive Research License for Disclosed Know-How and Confidential Information.
	  	 	18	  
	 2.5
	 	 Exclusions from Licenses.
	  	 	18	  
	 2.6
	 	 Direct Licenses to Affiliates.
	  	 	19	  
	 2.7
	 	 Right of Reference.
	  	 	19	  
	 2.8
	 	 No Implied Rights.
	  	 	19	  
	 2.9
	 	 Right of First Negotiation for the Hemophilia A Program.
	  	 	19	  
	 2.10
	 	 Pfizer Exclusivity.
	  	 	20	  
	 2.11
	 	 Spark Exclusivity.
	  	 	21	  
			
	 3.
	 	Payments.	  	 	21	  
	 3.1
	 	 Upfront Payment.
	  	 	21	  
	 3.2
	 	 Product Development and Manufacturing Costs Reimbursement Payment.
	  	 	21	  
	 3.3
	 	 Development Milestone Payments.
	  	 	22	  
	 3.4
	 	 Royalty Payments.
	  	 	23	  
	 3.5
	 	 Reports and Payments.
	  	 	26	  
	 3.6
	 	 Inspection of Records.
	  	 	28	  
	 3.7
	 	 Interest.
	  	 	28	  
	 3.8
	 	 Confidentiality.
	  	 	28	  
	 3.9
	 	 No Guarantee of Success.
	  	 	29	  
			
	 4.
	 	Development and Commercialization.	  	 	29	  
	 4.1
	 	 General.
	  	 	29	  
	 4.2
	 	 Product Development Plan.
	  	 	29	  
	 4.3
	 	 Collaboration Period Governance.
	  	 	30	  
	 4.4
	 	 Spark Development Activities Prior to Completion of the Phase I/II Clinical Trial.
	  	 	35	  
	 4.5
	 	 Transfer Activities.
	  	 	35	  
	 4.6
	 	 Declaration of [**].
	  	 	37	  
	 4.7
	 	 Adverse Events and Safety Reporting.
	  	 	38	  
	 4.8
	 	 Access to Information.
	  	 	38	  
	 4.9
	 	 Pfizer Diligence.
	  	 	40	  
	 4.10
	 	 Regulatory Affairs.
	  	 	42	  
	 4.11
	 	 Commercialization Activities.
	  	 	44	  
	 4.12
	 	 Manufacturing.
	  	 	44	  
	 4.13
	 	 Progress Reporting.
	  	 	44	  
	 4.14
	 	 Other Pfizer Programs.
	  	 	44	  
	 4.15
	 	 Limitation on Spark Support.
	  	 	44	  

  
 - i - 

							
	 5.
	 	Intellectual Property.	  	 	45	  
	 5.1
	 	 Pre-Existing IP.
	  	 	45	  
	 5.2
	 	 Developed IP.
	  	 	45	  
	 5.3
	 	 Patent Prosecution and Maintenance.
	  	 	46	  
	 5.4
	 	 Enforcement and Defense of Patent Rights.
	  	 	50	  
	 5.5
	 	 Allegations of Infringement; Third Party Licenses.
	  	 	52	  
	 5.6
	 	 Third Party Infringement Suits.
	  	 	52	  
	 5.7
	 	 Trademarks.
	  	 	53	  
			
	 6.
	 	Confidentiality.	  	 	53	  
	 6.1
	 	 Definition.
	  	 	53	  
	 6.2
	 	 Obligation; Term.
	  	 	54	  
	 6.3
	 	 Disclosure to Party Representatives.
	  	 	54	  
	 6.4
	 	 Disclosure to Third Parties.
	  	 	54	  
	 6.5
	 	 SEC Filings and Other Disclosures.
	  	 	55	  
	 6.6
	 	 Residual Knowledge Exception.
	  	 	55	  
	 6.7
	 	 Announcements.
	  	 	55	  
	 6.8
	 	 Publications.
	  	 	56	  
	 6.9
	 	 Obligations in Connection with Change of Control.
	  	 	56	  
			
	 7.
	 	Representations, Warranties and Covenants.	  	 	57	  
	 7.1
	 	 Mutual Representations and Warranties.
	  	 	57	  
	 7.2
	 	 Spark Representations and Warranties.
	  	 	57	  
	 7.3
	 	 Spark Covenants.
	  	 	59	  
	 7.4
	 	 Compliance with Law and Ethical Business Practices.
	  	 	60	  
	 7.5
	 	 Pfizer Covenant.
	  	 	62	  
	 7.6
	 	 Representation by Legal Counsel.
	  	 	62	  
	 7.7
	 	 Disclaimer.
	  	 	62	  
			
	 8.
	 	Term and Termination.	  	 	62	  
	 8.1
	 	 Term.
	  	 	62	  
	 8.2
	 	 Termination for Cause.
	  	 	62	  
	 8.3
	 	 Termination for Convenience by Pfizer.
	  	 	63	  
	 8.4
	 	 Termination for a Bankruptcy Event.
	  	 	63	  
	 8.5
	 	 Additional Termination Rights.
	  	 	64	  
	 8.6
	 	 Effects of Termination.
	  	 	64	  
	 8.7
	 	 Spark’s Right to Receive All Payments Accrued.
	  	 	67	  
			
	 9.
	 	Limitation of Liability, Indemnification and Insurance.	  	 	68	  
	 9.1
	 	 Limitation of Liability.
	  	 	68	  
	 9.2
	 	 Indemnification by Pfizer.
	  	 	68	  
	 9.3
	 	 Indemnification by Spark.
	  	 	68	  
	 9.4
	 	 Procedure.
	  	 	69	  
	 9.5
	 	 Insurance.
	  	 	70	  
			
	 10.
	 	Miscellaneous.	  	 	70	  
	 10.1
	 	 Assignment.
	  	 	70	  
	 10.2
	 	 Further Actions.
	  	 	70	  
	 10.3
	 	 Force Majeure.
	  	 	71	  
	 10.4
	 	 Notices.
	  	 	71	  
	 10.5
	 	 Amendment.
	  	 	72	  

  
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	 10.6
	 	 Waiver.
	  	 	72	  
	 10.7
	 	 Severability.
	  	 	72	  
	 10.8
	 	 Export Control.
	  	 	72	  
	 10.9
	 	 Dispute Resolution.
	  	 	72	  
	 10.10
	 	 Governing Law.
	  	 	73	  
	 10.11
	 	 Jurisdiction.
	  	 	73	  
	 10.12
	 	 No Jury Trial.
	  	 	73	  
	 10.13
	 	 Entire Agreement.
	  	 	73	  
	 10.14
	 	 Independent Contractors.
	  	 	73	  
	 10.15
	 	 Nonsolicitation.
	  	 	74	  
	 10.16
	 	 No Third Party Rights or Obligations.
	  	 	74	  
	 10.17
	 	 Headings.
	  	 	74	  
	 10.18
	 	 Counterparts.
	  	 	74	  

  
 - iii - 

 EXHIBITS AND SCHEDULES 

 

			
		
	Exhibit A	 	Product Development Plan
		
	Exhibit B	 	Data Package Elements
		
	Exhibit C	 	Technology Transfer Plan
		
	Exhibit D	 	[**] Data Package
		
	Exhibit E	 	Form of Press Release
		
	Schedule 5.3.1(a)	 	Spark Patent Prosecution and Maintenance Regions
		
	Schedule 7.2.3	 	Spark Patent Rights
		
	Schedule 7.2.11	 	Disclosed Third Party Agreements

  
 - iv - 

 LICENSE AGREEMENT 

This License Agreement (the “Agreement”) is entered into and made effective as of December 6, 2014 (the
“Effective Date”), by and between Pfizer Inc., a corporation organized and existing under the laws of the State of Delaware with offices at 235 East 42nd Street, New York, New
York 10017 (“Pfizer”) and Spark Therapeutics, Inc. a corporation organized and existing under the laws of the State of Delaware with offices at 3737 Market Street, Suite 1300, Philadelphia, Pennsylvania 19104
(“Spark”). Pfizer and Spark are referred to herein individually as a “Party” and collectively as the “Parties”. 

RECITALS 
 WHEREAS, Spark
owns or otherwise controls the Spark Technology (as defined below) and desires to grant an exclusive license thereunder to Pfizer as to Compounds (as defined below) and Licensed Products (as defined below) in the Territory (as defined below); 

WHEREAS, Pfizer has extensive experience and expertise in the development and commercialization of pharmaceutical products and desires to
acquire such an exclusive license in the Territory to the Spark Technology; and 
 WHEREAS, Spark and Pfizer desire to collaborate to
conduct a Product Development Plan (as defined below) to develop a gene therapy product for the treatment of hemophilia B. 
 NOW,
THEREFORE, in consideration of the mutual covenants and agreements provided herein, the Parties hereby agree as follows: 
  

	1.	Definitions. 

 1.1 Certain Defined Terms. As used in this Agreement, the following
terms shall have the following meanings: 
 1.1.1. “AAV” means adeno-associated virus. 

1.1.2. “Acquirer” has the meaning set forth in Section 1.1.22. 

1.1.3. “Adverse Event” has the specific meaning set forth in the Applicable Laws for such term (or
comparable term), and will generally mean any untoward medical occurrence in a subject in any Clinical Trial administered a Licensed Product, medical device or placebo, and which does not necessarily have a causal relationship with such Licensed
Product, medical device or placebo. An Adverse Event can therefore be any unfavorable and unintended sign (including an abnormal laboratory finding), symptom or disease temporally associated with the use of the Licensed Product, whether or not
related to the Licensed Product. 
 1.1.4. “Affiliate” means, as to a Person as of any point in time
and for so long as such relationship continues to exist with respect to such Person, any other Person that controls, is controlled by or is under common control with such Person. A Person shall be regarded as in control of another Person if it
(a) owns or controls at least fifty percent 

  
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(50%) of the equity securities of the subject Person entitled to vote in the election of directors or (b) possesses, directly or indirectly, the power to direct or cause the direction of the
management or policies of any such Person (whether through ownership of securities or other ownership interests, by contract or otherwise); provided, however, that where an entity owns a majority of the voting power necessary to elect
a majority of the board of directors or other governing board of another entity, but is restricted from electing such majority by contract or otherwise, such entity will not be considered to be in control of such other entity until such time as such
restrictions are no longer in effect. Notwithstanding the foregoing, CHOP shall be deemed to not be an Affiliate of Spark. 

1.1.5. “Agreement” has the meaning set forth in the Preamble. 

1.1.6. “Alliance Managers” has the meaning set forth in Section 4.3.1(b). 

1.1.7. “Annual Activity Report” has the meaning set forth in Section 4.13. 

1.1.8. “Applicable Law” means any law, statute, rule, regulation, order, judgment or ordinance of any
Governmental Authority. 
 1.1.9. “Back-up Compound” means any Compound, other than the Lead Product,
pursuant to which a Phase I/II Clinical Trial Package is expected to be delivered by Spark to Pfizer pursuant to the Product Development Plan. 

1.1.10. “Bankruptcy Code” has the meaning set forth in Section 8.4.1. 

1.1.11. “Bankruptcy Event” has the meaning set forth in Section 8.4.1. 

1.1.12. “Binding Obligation” means, with respect to a Party (a) any oral or written agreement or
arrangement that binds or affects such Party’s operations or property, including any assignment, license agreement, loan agreement, guaranty, or financing agreement, (b) the provisions of such Party’s charter, bylaws or other
organizational documents or (c) any order, writ, injunction, decree or judgment of any court or Governmental Authority entered against such Party or by which any of such Party’s operations or property are bound. 

1.1.13. “Biosimilar Product” means a pharmaceutical product which, with respect to a Licensed Product
(a) has been licensed as a biosimilar or interchangeable product by FDA pursuant to Section 351(k) of the Public Health Service Act (42 U.S.C. 262(k)), as may be amended, or any subsequent or superseding law, statute or regulation,
(b) has been licensed as a similar biological medicinal product by EMA pursuant to Directive 2001/83/EC, as may be amended, or any subsequent or superseding law, statute or regulation or (c) has otherwise achieved analogous Regulatory
Approval from another applicable Regulatory Authority. 
 1.1.14. “Biosimilar Notice” means a copy of
any application submitted by a Third Party to the FDA under 42 U.S.C. § 262(k) of the Public Health Service Act (or, in the case of a country of the Territory outside the United States, any similar law) for Regulatory Approval of
a biological product, which application identifies a Licensed 

  
 - 2 - 

 
Product as the reference product with respect to such product and contains other information that describes the process or processes used to manufacture the biological product. 

1.1.15. “BLA” means a Biologics License Application filed with the FDA in the United States with
respect to a Licensed Product, as defined in Title 21 of the U.S. Code of Federal Regulations, Section 601.2 et. seq. 

1.1.16. “Budget” has the meaning set forth in Section 4.2. 

1.1.17. “Business Day” means a day other than a Saturday, Sunday or bank or other public holiday in New
York, New York. 
 1.1.18. “Calendar Quarter” means the respective periods of three consecutive
calendar months ending on March 31, June 30, September 30 and December 31. 
 1.1.19.
“Cap” has the meaning set forth in Section 3.2.1. 
 1.1.20. “CDA” has the
meaning set forth in Section 10.13. 
 1.1.21. “Cessation Decision” has the meaning set forth in
Section 8.5.2. 
 1.1.22. “Change of Control” means, with respect to a Party (a) the
acquisition of beneficial ownership, directly or indirectly, by any Third Party of securities or other voting interest of such Party representing a majority or more of the combined voting power of such Party’s then outstanding securities or
other voting interests, (b) any merger, reorganization, consolidation or business combination involving such Party with a Third Party that results in the holders of beneficial ownership (other than by virtue of obtaining irrevocable proxies) of
the voting securities or other voting interests of such Party (or, if applicable, the ultimate parent of such Party) immediately prior to such merger, reorganization, consolidation or business combination ceasing to hold beneficial ownership of at
least (50%) of the combined voting power of the surviving entity immediately after such merger, reorganization, consolidation or business combination, (c) any sale, lease, exchange, contribution or other transfer (in one transaction or a
series of related transactions) of all or substantially all of the assets of such Party to which this Agreement relates to a Third Party, other than a sale or disposition of such assets to an Affiliate of such Party or (d) the approval of any
plan or proposal for the liquidation or dissolution of such Party. The acquiring or combining Third Party in any of (a), (b) or (c), and any of such Third Party’s Affiliates (other than the acquired Party and its Affiliates as in existence
prior to the applicable transaction) are referred to collectively herein as the “Acquirer”. 
 1.1.23.
“CHOP” means The Children’s Hospital of Philadelphia. 
 1.1.24. “CHOP License
Agreement” means the License Agreement dated as of October 14, 2013, as amended, by and between Spark (f/k/a AAVenue Therapeutics, LLC) and CHOP. 

  
 - 3 - 

 1.1.25. “CHOP Technology Assignment Agreement” means the
Technology Assignment Agreement dated as of October 14, 2013, as amended, by and between Spark (f/k/a AAVenue Therapeutics, LLC) and CHOP. 

1.1.26. “[**]” means, as to any Compound Developed pursuant to the Product Development Plan, as the Product
Development Plan may be amended, that (a) the [**] and (b) [**] from [**] the [**] at least [**] measured on [**] or [**]. 

1.1.27. “[**] Data Package” has the meaning set forth in Section 4.6.1. 

1.1.28. “[**] Notice” has the meaning set forth in Section 4.6.1. 

1.1.29. “Clinical Trial” means a human clinical study conducted on human subjects that is designed to
(a) investigate whether or establish that a pharmaceutical product is reasonably safe for continued testing, (b) investigate the safety and efficacy of the pharmaceutical product for its intended use, and to define warnings, precautions
and adverse reactions that may be associated with the pharmaceutical product in the dosage range to be prescribed or (c) support Regulatory Approval of such pharmaceutical product or label expansion of such pharmaceutical product. Without
limiting the foregoing, Clinical Trial includes the Phase I/II Clinical Trial and the Pivotal Clinical Trial. 
 1.1.30.
“Collaboration Period” means the date beginning on the Effective Date and ending, on a Compound-by-Compound basis, upon Completion of the Phase I/II Clinical Trial. 

1.1.31. “Combination Product” means a Licensed Product containing a Compound and one or more other
therapeutically active ingredients, excluding empty capsids (i.e., AAV vectors which do not contain DNA), included in a Licensed Product. 

1.1.32. “Commercialize” means to market, promote, distribute, offer for sale, sell, have sold, import,
have imported, export, have exported or otherwise commercialize a pharmaceutical product. When used as a noun, “Commercialization” means any and all activities involved in Commercializing. 

1.1.33. “Commercially Reasonable Efforts” means: (a) with respect to the efforts to be expended by
Pfizer with respect to any objective, those reasonable, good faith efforts and resources to accomplish such objective as Pfizer would normally use to accomplish a similar objective under similar circumstances. With respect to any efforts and
resources relating to the Development, Regulatory Approval or Commercialization of a Compound or Licensed Product by Pfizer, generally or with respect to any particular country in the Territory, Pfizer will be deemed to have exercised Commercially
Reasonable Efforts if Pfizer has exercised those efforts normally used by Pfizer, in the relevant country, with respect to a compound, product or product candidate, as applicable, (i) of similar modality Controlled by Pfizer or to which Pfizer
has similar rights, and (ii) (A) which is of similar market potential in such country and (B) which is at a similar stage in its development or product life cycle, as the Compound or Licensed Product, in each case, taking into account
all Relevant 

  
 - 4 - 

 
Factors in effect at the time such efforts are to be expended and (b) with respect to the efforts to be expended by Spark with respect to any objective, those reasonable, good faith efforts
and resources to accomplish such objective as Spark would normally use to accomplish a similar objective under similar circumstances, taking into account all Relevant Factors in effect at the time such efforts are to be expended. 

1.1.34. “Competing Factor IX Product” means any product that is being Developed in Clinical Trials, in
animal studies or other in-vivo Development activities or being Commercialized by a Third Party to diagnose, prevent, treat or cure Factor IX serine protease deficiency. 

1.1.35. “Competing Gene Therapy Product” has the meaning set forth in Section 2.10. 

1.1.36. “Completion of the Phase I/II Clinical Trial” means the delivery by Spark to Pfizer of the
Phase I/II Clinical Data Package for a Compound. 
 1.1.37. “Compliant Party” has the meaning set
forth in Section 7.4. 
 1.1.38. “Compound” means any gene therapy vector that includes a human
Factor IX gene expression cassette (including an AAV gene therapy vector comprising any AAV capsid and any human Factor IX gene (including variants thereof) expression cassette) that is owned, licensed or otherwise Controlled, and Developed,
Manufactured or Commercialized, by Spark or, subject to Section 2.5.1, its Affiliates either (a) as of the Effective Date or (b) during the Exclusivity Period. 

1.1.39. “Confidential Information” has the meaning set forth in Section 6.1. 

1.1.40. “Control” means with respect to any Intellectual Property Right or material, the ability
(whether by sole, joint or other ownership interest, license, control over an Affiliate having such ability or otherwise, other than pursuant to this Agreement) to, without violating the terms of any agreement with a Third Party, grant a license or
sublicense or provide access or other right in, to or under such Intellectual Property Right or material. 
 1.1.41.
“Continuation Product” has the meaning set forth in Section 8.6.1(b). 
 1.1.42.
“Covered” means with respect to any Valid Claim that a Licensed Product’s manufacture, use, sale, offer for sale or importation by Pfizer or any of its Affiliates or sublicensees would but for the licenses granted by Spark
to Pfizer under the Agreement, or Pfizer’s or its Affiliates’ or sublicensees’ ownership interest therein, infringe such Valid Claim (or, in the case of a pending Valid Claim, would infringe if such Valid Claim were to issue in a
granted Patent Right). 
 1.1.43. “CRO” means a Third Party that is a contract research organization
engaged by Spark to support Clinical Trials for Compounds and Licensed Products. 

  
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 1.1.44. “Data Package Elements” has the meaning set forth
in Section 4.4.2. 
 1.1.45. “Develop” or “Developing” means to discover,
research or otherwise develop a process, compound or product, including conducting non-clinical and clinical research and development activities. When used as a noun, “Development” means any and all activities involved in
Developing. 
 1.1.46. “Development Milestone” has the meaning set forth in Section 3.3. 

1.1.47. “Development Milestone Payment” has the meaning set forth in Section 3.3. 

1.1.48. “Development Costs” mean all out-of-pocket expenses incurred by a Party with respect to
Development of a Compound or Licensed Product, but for clarity excluding any costs associated with full-time equivalent employees and other personnel involved in such Development. 

1.1.49. “Diligence Issue” has the meaning set forth in Section 4.9.5. 

1.1.50. “Disclosed Third Party Agreement” has the meaning set forth in Section 7.2.11. 

1.1.51. “Disclosing Party” has the meaning set forth in Section 6.2. 

1.1.52. “Disputed Matters” has the meaning set forth in Section 4.3.2(e). 

1.1.53. “Effective Date” has the meaning set forth in the Preamble. 

1.1.54. “EMA” means the European Medicines Agency and any successor entity thereto. 

1.1.55. “EOP2 Meeting” has the meaning set forth in Section 4.10.3. 

1.1.56. “European Patent Right” means a Patent Right obtained either as a national patent of a European
state or as a European patent with unitary effect. 
 1.1.57. “EU Major Market Country” means any of
France, Germany, Italy, Spain or the United Kingdom. 
 1.1.58. “Exclusivity Period” has the meaning
set forth in Section 2.10. 
 1.1.59. “Existing Spark License Agreements” means the CHOP License
Agreement and the CHOP Technology Assignment Agreement. 
 1.1.60. “Factor IX Company” means any
Person that, as measured at the time of a Change of Control, is Developing a Competing Factor IX Product in Clinical Trials, in animal studies or other in-vivo Development activities or Commercializing a Competing Factor IX Product. 

  
 - 6 - 

 1.1.61. “FDA” means the United States Food and Drug
Administration and any successor entity thereto. 
 1.1.62. “Field” means human gene therapy products
for the diagnosis, prevention, treatment and cure of hemophilia B. 
 1.1.63. “First Commercial Sale”
means, with respect to any Licensed Product and with respect to any country of the Territory, the first sale of such Licensed Product by Pfizer or an Affiliate or sublicensee of Pfizer to a Third Party in such country after such Licensed Product has
been granted Regulatory Approval by the appropriate Regulatory Authority(ies) for such country. 
 1.1.64.
“Force Majeure” has the meaning set forth in Section 10.3. 
 1.1.65.
“GAAP” means United States generally accepted accounting principles, consistently applied. 
 1.1.66.
“Governmental Authority” means any court, agency, department, authority or other instrumentality of any national, state, county, city or other political subdivision. 

1.1.67. “Government Official” means: (i) any elected or appointed government official
(e.g. a member of a ministry of health) of a Government Authority, (ii) any employee of Person acting for or on behalf of a government official, agency, Government Authority or enterprise performing a governmental function
(including, but not limited to, doctors employed by state-owned hospitals); (iii) any political party or any officer, employee, or Person acting for or on behalf of a political party or candidate for public office; (iv) any employee or
Person acting for or on behalf of a public international organization (e.g. the United Nations) or (v) any Person otherwise categorized as an official of a Government Authority or government-owned Person under local law. 

1.1.68. “GxP” means, collectively, all relevant good practice quality guidelines and regulations,
encompassing such internationally-recognized standards as Good Manufacturing Practice (“GMP”), Good Clinical Practice (“GCP”), Good Laboratory Practice (“GLP”) Good Distribution Practice (“GDP”), Good Review
Practice (“GRP”) and Good Pharmacovigilance Practice (“GPvP”). 
 1.1.69. “Hemophilia A
Program” has the meaning set forth in Section 2.9. 
 1.1.70. “HHMI” means the Howard
Hughes Medical Institute. 
 1.1.71. “IND” means an Investigational New Drug Application
submitted under the United States Federal Food, Drug, and Cosmetic Act, as amended, and the rules and regulations promulgated thereunder, or an analogous application or submission with any analogous agency or Regulatory Authority outside of the
United States for the purposes of obtaining permission to conduct Clinical Trials. 

  
 - 7 - 

 1.1.72. “Indemnified Party” has the meaning set forth in
Section 9.4.1. 
 1.1.73. “Indemnifying Party” has the meaning set forth in Section 9.4.1.

 1.1.74. “Infringement Claim” has the meaning set forth in Section 5.6.1. 

1.1.75. “Intellectual Property Rights” means all copyrights, trade secrets, trademarks, moral rights,
Patent Rights, Know-How and any and all other intellectual property or proprietary rights now known or hereafter including applications for the same recognized in any jurisdiction. 

1.1.76. “Joint Know-How” means any Know-How, whether or not patentable, excluding any Research Program
Know-How, made or created during the Term jointly by (a) Spark or any of its representatives and (b) Pfizer or any of its representatives. 

1.1.77. “Joint Patent Right” means any Patent Right, excluding any Research Program Patent Right, which
claims or discloses any invention included in Joint Know-How. Inventorship will be determined according to US patent law. 

1.1.78. “Joint Technology” means Joint Know-How and Joint Patent Rights. 

1.1.79. “JSC” has the meaning set forth in Section 4.3.2(a). 

1.1.80. “JSC Chair” has the meaning set forth in Section 4.3.2(b). 

1.1.81. “JSC Co-Chair” has the meaning set forth in Section 4.3.2(b). 

1.1.82. “Know-How” means any invention, discovery, development, data, information, process, method,
technique, material (including any chemical or biological material), technology, result, cell line, compounds, probe, sequence or other know-how, whether or not patentable, and any physical embodiments of any of the foregoing. 

1.1.83. “Lead Product” means the first Compound pursuant to which a Phase I/II Clinical Trial Package
is expected to be delivered by Spark to Pfizer, which as of the Effective Date is SPK-9001. 
 1.1.84.
“Liability” has the meaning set forth in Section 9.2. 
 1.1.85. “Licensed
Activities” has the meaning set forth in Section 5.5. 
 1.1.86. “Licensed Product”
means any pharmaceutical product containing one or more Compounds. 
 1.1.87. “Litigation Conditions”
has the meaning set forth in Section 9.4.2. 
 1.1.88. “MAA” means a Marketing Authorization
Application filed with EMA or the applicable Regulatory Authority in a Major Market Country other than the United States seeking Marketing Approval of a Licensed Product in one or more of the Major Market Countries other than the United States, and
all amendments and supplements thereto filed with EMA or such Regulatory Authority. 

  
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 1.1.89. “Major Market Country” means any of France,
Germany, Italy, Spain, the United Kingdom or the United States. 
 1.1.90. “Manufacture” or
“Manufacturing” means to make, produce, manufacture, process, fill, finish, package, label, perform quality assurance testing, release, ship or store a compound or product or any component thereof. When used as a noun,
“Manufacture” or “Manufacturing” means any and all activities involved in Manufacturing a compound or product or any component thereof. 

1.1.91. “Manufacturing Costs” means, with respect to any material supplied by a Party hereunder, the
standard unit cost of Manufacture of such material, consisting of direct material and direct labor costs plus Manufacturing overhead attributable to such material (including all directly incurred manufacturing variances), all calculated in
accordance with GAAP and such Party’s internal cost accounting procedures, consistently applied. Direct material costs will include the costs incurred in Manufacturing or purchasing materials for use in Manufacturing such material, including
freight in costs, sales and excise taxes imposed thereon and customs duty and charges levied by Governmental Authorities, and all costs of packaging components. Direct labor costs will include the costs of employees engaged in direct Manufacturing
activities and direct or indirect quality control and quality assurance activities who are directly employed in Manufacturing and packaging such material. Overhead attributable to such material will be calculated and allocated in a manner consistent
with the method used to allocate overhead to other material Manufactured in the same facility. Overhead attributable to such material will include a reasonable allocation of indirect labor (not previously included in direct labor costs), a
reasonable allocation of administrative costs, and a reasonable allocation of facilities costs, all in accordance with GAAP and such Party’s internal cost accounting procedures, consistently applied. Overhead will not include corporate
administrative overhead or plant start-up costs or costs associated with excess or idle capacity. Alternatively, if material is Manufactured by a Third Party manufacturer, the Manufacturing Cost means the actual price paid by such Party or its
Affiliates to the Third Party for the Manufacture, supply and packaging of such material, and all taxes and shipping costs related thereto and the cost of any materials supplied and paid for by such Party and reasonable and necessary direct labor
costs of such Party’s or its Affiliates’ employees engaged in activities relating to the selection and management of such Third Party manufacturer and the management of such supply (including quality control and quality assistance
activities). Notwithstanding the foregoing, Manufacturing Costs shall not include any of Manufacturing process development costs incurred by Spark, its Affiliates, contractors or suppliers, except to the extent such process development is
specifically included in the Product Development Plan. 
 1.1.92. “Marketing Approval” means, in the
applicable country, any and all approvals, licenses, registrations or authorizations of any Regulatory Authority necessary and sufficient for the initiation of marketing and sale of a biopharmaceutical product in such country, including Price
Approvals, but only in such countries where Price Approvals are legally required to initiate the marketing and sale of such product. 

  
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 1.1.93. “Material Amendment” has the meaning set forth in
Section 4.3.2(e). 
 1.1.94. “Net Sales” means: with respect to a Licensed Product that is not a
Combination Product, gross receipts from sales by Pfizer and its Affiliates and sublicensees of such Licensed Product to Third Parties in the Territory, less in each case (i) bad debts, (ii) sales returns and allowances actually paid,
granted or accrued, including trade, quantity and cash discounts and other adjustments, including those granted on account of price adjustments, returns, rebates, chargebacks or similar payments granted or given to wholesalers or other institutions,
(iii) adjustments arising from consumer discount programs or other similar programs, (iv) customs or excise duties, valued-added taxes, sales taxes, consumption taxes and other taxes (except income taxes) or duties relating to sales, any
payment in respect of sales to the United States government, any state government or any foreign government, or to any other governmental authority, or with respect to sales to any government-subsidized program or managed care organization and
(v) freight and insurance for the Licensed Product. 
 Such amounts shall be determined from the books and records of Pfizer, its
Affiliates and sublicensees, maintained in accordance with GAAP, consistently applied. 
 In the event a Licensed Product is sold as part of
a Combination Product, the Net Sales from the Combination Product shall be determined by multiplying the Net Sales of the Combination Product during the applicable royalty reporting period, as calculated above without regard for this paragraph, by
the fraction A/(A+B), where A is the average sale price of the Licensed Product when sold separately in finished form, and B is the average sale price of the other therapeutically active ingredient(s) included in the Combination Product when sold
separately in finished form, in each case in the applicable country of sale during the applicable royalty reporting period or, if sales of both the Licensed Product and the other therapeutically active ingredient(s) did not occur in such period,
then in the most recent royalty reporting period in which sales of both occurred. In the event that such average sale price cannot be determined for both the Licensed Product and all other therapeutically active ingredient(s) included in the
Combination Product, Net Sales shall be calculated by multiplying the Net Sales of the Combination Product, as calculated above without regard for this paragraph, by the fraction of C/(C+D) where C is the fair market value of the Licensed Product
and D is the fair market value of all other therapeutically active ingredient(s) included in the Combination Product. The Parties shall seek to determine such fair market values by mutual agreement and, in the absence of such mutual agreement, the
parties shall engage an independent valuation firm (and equally bear the costs of engaging such firm) to determine such fair market values. 

1.1.95. “Negotiation Period” has the meaning set forth in Section 2.9. 

1.1.96. “Notice of Dispute” has the meaning set forth in Section 10.9.1(a). 

  
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 1.1.97. “Parties” has the meaning set forth in the
Preamble. 
 1.1.98. “Patent Rights” means any and all (a) issued patents, (b) pending
patent applications, including all provisional applications, substitutions, continuations, continuations-in-part, divisionals and renewals, and all patents granted thereon, (c) patents-of-addition, reissues, reexaminations and extensions or
restorations by existing or future extension or restoration mechanisms, including patent term adjustments, patent term extensions, supplementary protection certificates or the equivalent thereof, (d) inventor’s certificates, (e) other
forms of government-issued rights substantially similar to any of the foregoing and (f) United States and foreign counterparts of any of the foregoing. 

1.1.99. “Person” means an individual, sole proprietorship, partnership, limited partnership, limited
liability partnership, corporation, limited liability company, business trust, joint stock company, trust, incorporated association, joint venture or similar entity or organization, including a government or political subdivision or department or
agency of a government. 
 1.1.100. “Pfizer Diligence Obligations” means Pfizer’s Development
and Regulatory Approval diligence obligations under Section 4.9.1 and Pfizer’s Commercialization diligence obligations under Section 4.9.2. 

1.1.101. “Pfizer Indemnified Party” has the meaning set forth in Section 9.3. 

1.1.102. “Pfizer JSC Members” has the meaning set forth in Section 4.3.2(a). 

1.1.103. “Pfizer Quarter” means each of the four (4) thirteen (13) week periods (a) with
respect to the United States, commencing on January 1 of any Pfizer Year and (b) with respect to any country in the Territory other than the United States, commencing on December 1 of any Pfizer Year. 

1.1.104. “Pfizer Withholding Tax Action” has the meaning set forth in Section 3.5.3. 

1.1.105. “Pfizer Year” means the twelve month fiscal periods observed by Pfizer (a) commencing on
January 1 with respect to the United States and (b) commencing on December 1 with respect to any country in the Territory other than the United States. 

1.1.106. “Pharmacovigilance Agreement” has the meaning set forth in Section 4.7. 

1.1.107. “Phase I/II Clinical Trial” means Spark’s first-in-human clinical trials involving
Compounds, currently known as SPK-9001-101. 
 1.1.108. “Phase I/II Clinical Data Package” means the
package containing all clinical study reports (including the final clinical study report), results and other data related to the completed Phase I/II Clinical Trial, including the Data Package Elements. 

  
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 1.1.109. “Phase III Clinical Trial” means a pivotal
Clinical Trial with a defined dose or a set of defined doses of a pharmaceutical product designed to ascertain efficacy and safety of such product, in a manner that is generally consistent with 21 CFR § 312.21(c), as amended (or its successor
regulation), for the purpose of supporting the preparation and submission of a BLA or MAA. 
 1.1.110.
“Pivotal Clinical Trial” means a Phase III Clinical Trial or other registrational Clinical Trial that demonstrates safety and efficacy with statistical significance, including any other registrational Clinical Trial that is
determined to have become pivotal after its commencement such that it can be used as a pivotal Clinical Trial for purposes of supporting the preparation and submission of a BLA or MAA. 

1.1.111. “Pivotal Trial Development Plan” has the meaning set forth in Section 4.9.1. 

1.1.112. “Price Approval” means, in any country or jurisdiction where a Governmental Authority
authorizes reimbursement, or approves or determines pricing, for at least [**] percent ([**]%) of pharmaceutical products, receipt (or, if required to make such authorization, approval or determination effective, publication) of such reimbursement
authorization or pricing approval or determination (as the case may be). With respect to (a) any country that does not meet the foregoing conditions at the relevant time, Price Approval shall not be applicable and (b) the United States,
Price Approval shall not be applicable unless and until the United States transitions to a single-payer healthcare system. 

1.1.113. “Product Development Plan” has the meaning set forth in Section 4.2. 

1.1.114. “Program Director” has the meaning set forth in Section 4.3.1(a). 

1.1.115. “Publishing Party” has the meaning set forth in Section 6.8. 

1.1.116. “Qualified Spark Acquisition” has the meaning set forth in Section 2.11. 

1.1.117. “Receiving Party” has the meaning set forth in Section 6.2. 

1.1.118. “Regulatory Approval” means all technical, medical and scientific licenses, registrations,
authorizations and approvals (including approvals of BLAs, supplements and amendments, pre- and post- approvals, Price Approvals, and labeling approvals) necessary for the use, Development, Manufacture, and Commercialization of a pharmaceutical
product in a regulatory jurisdiction. For the sake of clarity, Regulatory Approval shall not be achieved for a Licensed Product in a country or jurisdiction until all applicable Price Approvals, if any, have also been obtained by Pfizer or its
Affiliate, sublicensee or other designee for such Licensed Product in such country or jurisdiction. 

  
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 1.1.119. “Regulatory Authority” means, with respect to a
particular country or jurisdiction, the Governmental Authority having responsibility for granting Regulatory Approvals in such country or jurisdiction. 

1.1.120. “Regulatory Exclusivity” means any exclusive marketing rights or data exclusivity rights
conferred by any Regulatory Authority with respect to a Licensed Product in a country or jurisdiction in the Territory, other than a Patent Right, including biological reference product exclusivity, orphan drug exclusivity, pediatric exclusivity and
comparable exclusivity rights conferred in the European Union under Directive 2001/EC/83, or rights similar thereto in any applicable countries or jurisdictions in the Territory. 

1.1.121. “Regulatory Materials” has the meaning set forth in Section 8.6.1(c)(i). 

1.1.122. “Relevant Factors” means all relevant factors that may affect the Development, Regulatory
Approval or Commercialization of a Compound or Licensed Product, including (as applicable): actual and potential issues of safety, efficacy or stability; product profile (including product modality, category and mechanism of action); stage of
development or life cycle status; actual and projected Development, Regulatory Approval, Manufacturing, and Commercialization costs; any issues regarding the ability to Manufacture or have Manufactured any Compound or Licensed Product; the
likelihood of obtaining Regulatory Approvals (including satisfactory Price Approvals); the timing of such approvals; the current guidance and requirements for Regulatory Approval or Regulatory Exclusivity for the Licensed Product and similar
products and the current and projected regulatory status; labeling or anticipated labeling; the then-current competitive environment and the likely competitive environment at the time of projected entry into the market; past performance of the
Licensed Product or similar products; present and future market potential; existing or projected pricing, sales, reimbursement and profitability; pricing or reimbursement changes in relevant countries; proprietary position, strength and duration of
patent protection and anticipated exclusivity; and other relevant material scientific, technical, operational and commercial factors. 

1.1.123. “Representatives” means, with respect to a Party, such Party, its Affiliates, its sublicensees
and each of their respective officers, directors, employees, consultants, contractors and agents. 
 1.1.124.
“Research Program” means the program pursuant to which Development under the Product Development Plan will be conducted. 

1.1.125. “Research Program Know-How” would mean any and all Know-How, Compounds and Licensed Products,
whether or not patentable, made solely by or on behalf of Spark or its representatives in connection with the Research Program or made jointly by or on behalf of (i) Spark or its representatives and (ii) Pfizer or its representatives in
connection with the Research Program. 

  
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 1.1.126. “Research Program Technology” means Research
Program Know-How and Research Program Patent Rights. 
 1.1.127. “Research Program Patent Right”
means any and all Patent Rights claiming or disclosing any invention included in Research Program Know-How. Inventorship will be determined according to US patent law. 

1.1.128. “Residual Knowledge” means knowledge, techniques, experience and Know-How that (a) are,
or are based on any Confidential Information Controlled by the Disclosing Party and (b) are retained in the unaided memory of any authorized Representative of the Receiving Party after having access to such Confidential Information; [**]. An
individual’s memory will be considered to be unaided if the individual has not intentionally memorized the Confidential Information for the purpose of retaining and subsequently using or disclosing it. 

1.1.129. “Review Period” has the meaning set forth in Section 6.8. 

1.1.130. “Reviewing Party” has the meaning set forth in Section 6.8. 

1.1.131. “ROFN Notice” has the meaning set forth in Section 2.9. 

1.1.132. “ROFN Option” has the meaning set forth in Section 2.9. 

1.1.133. “ROFN Term” has the meaning set forth in Section 2.9. 

1.1.134. “Royalty Term” means, on a Licensed Product-by-Licensed Product and a country-by-country basis
in the Territory, the period commencing on the Effective Date and ending on the latest of (a) the expiration of the last-to-expire Valid Claim Covering the Licensed Product in such country, (b) the expiration of all applicable Regulatory
Exclusivity granted to such Licensed Product in such country or (c) fifteen (15) years after the First Commercial Sale of the Licensed Product in such country. 

1.1.135. “Scheduled JSC Meeting” has the meaning set forth in Section 4.3.2(c)(i). 

1.1.136. “[**]” has the meaning set forth in Section 4.9.1. 

1.1.137. “Spark Indemnified Party” has the meaning set forth in Section 9.2. 

1.1.138. “Spark JSC Members” has the meaning set forth in Section 4.3.2(a). 

1.1.139. “Spark Know-How” means any Know-How, other than Research Program Know-How, that (a) is
Controlled by Spark or, subject to Section 2.5.1, any of its Affiliates as of the Effective Date or that comes into the Control of Spark or, subject to Section 2.5.1, any of its Affiliates during the Term (other than through the grant of a

  
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license by Pfizer) and (b) relates to the Development, Manufacture, Commercialization of any Compound or Licensed Product or use of any Compound or Licensed Product, including any of
Spark’s or any of its Affiliates’ Know-How that is used in the Research Program. 
 1.1.140. “Spark
Obligations” has the meaning set forth in Section 3.4.3(a). 
 1.1.141. “Spark Patent
Rights” means any Patent Right other than Research Program Patent Rights, in any form and whether pending or issued, that (a) is Controlled by Spark or, subject to Section 2.5.1, any of its Affiliates as of the Effective Date or
comes into the Control of Spark or, subject to Section 2.5.1, any of its Affiliates during the term of the Agreement (other than through the grant of a license by Pfizer) and (b) claims or discloses any (i) Compound or Licensed
Product (including the composition of matter or formulation thereof), (ii) method of making, delivering or administering any Compound or Licensed Product or (iii) methods of using or otherwise exploiting any Compound or Licensed Product.
Spark Patent Rights include, without limitation, the Patent Rights listed in Schedule 7.2.3. 
 1.1.142.
“Spark Technology” means Spark Patent Rights and Spark Know-How. 
 1.1.143. “Spark Third
Party Agreement” means any agreement between Spark (or any of its Affiliates) and any Third Party that relates to any of the Spark Technology, Research Program Technology, Joint Technology or any Compound or Licensed Product, including the
Existing Spark License Agreements and any Third Party Licenses entered into by Spark pursuant to Section 3.4.3(b). 

1.1.144. “Technology Transfer Plan” has the meaning set forth in Section 4.5.3. 

1.1.145. “Term” has the meaning set forth in Section 8.1. 

1.1.146. “Territory” means all countries of the world. 

1.1.147. “Third Party” means any Person other than Pfizer, Spark or their respective Affiliates. 

1.1.148. “Third Party Licenses” has the meaning set forth in Section 3.4.3(b). 

1.1.149. “Third Party Royalties” has the meaning set forth in Section 3.4.3(b). 

1.1.150. “Third Party Claim” has the meaning set forth in Section 9.4.1. 

1.1.151. “Third Party Infringement” has the meaning set forth in Section 5.4.1. 

  
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 1.1.152. “Trademark” means any trademark, trade name,
service mark, service name, brand, domain name, trade dress, logo, slogan or other indicia of origin or ownership, including the goodwill and activities associated with each of the foregoing. 

1.1.153. “Transition Plan” has the meaning set forth in Section 8.6.1(c). 

1.1.154. “Valid Claim” means: (a) a claim of an issued and unexpired Spark Patent Right, Joint
Patent Right or Research Program Patent Right which has not been dedicated to the public, disclaimed, held permanently revoked, unenforceable or invalid by a decision of a court or other governmental agency of competent jurisdiction, unappealable or
unappealed within the time allowed for appeal and that is not admitted, to be invalid or unenforceable or (b) a bona fide claim of a pending Spark Patent Right, Joint Patent Right or Research Program Patent Right that is being actively
prosecuted and that has been pending for no more than [**] years following the earliest claimed priority date for such Spark Patent Right, Joint Patent Right or Research Program Patent Right and that has not been cancelled, withdrawn from
consideration, abandoned, disclaimed, finally rejected or expired without the possibility of appeal or refilling. 

1.1.155. “VAT” has the meaning set forth in Section 3.5.3. 

1.2 Interpretation. Except where the context expressly requires otherwise, (a) the use of any
gender herein shall be deemed to encompass references to either or both genders, and the use of the singular shall be deemed to include the plural (and vice versa), (b) the words “include”, “includes” and
“including” shall be deemed to be followed by the phrase “without limitation”, (c) the word “will” shall be construed to have the same meaning and effect as the word “shall”, (d) any definition of or
reference to any agreement, instrument or other document herein shall be construed as referring to such agreement, instrument or other document as from time to time amended, supplemented or otherwise modified (subject to any restrictions on such
amendments, supplements or modifications set forth herein), (e) any reference herein to any Person shall be construed to include the Person’s successors and assigns, (f) the words “herein”, “hereof” and
“hereunder”, and words of similar import, shall be construed to refer to this Agreement in its entirety and not to any particular provision hereof, (g) all references herein to Sections, Exhibits or Schedules shall be construed to
refer to Sections, Exhibits or Schedules of this Agreement, and references to this Agreement include all Exhibits and Schedules hereto, (h) the word “notice” means notice in writing (whether or not specifically stated) and shall
include notices, consents, approvals and other written communications contemplated under this Agreement, (i) provisions that require that a Party, the Parties or any committee hereunder “agree,” “consent” or
“approve” or the like shall require that such agreement, consent or approval be specific and in writing, whether by written agreement, letter, approved minutes or otherwise (but excluding e-mail and instant messaging), (j) references
to any specific law, rule or regulation, or article, section or other division thereof, shall be deemed to include the then-current amendments thereto or any replacement or successor law, rule or regulation thereof and (k) the term
“or” shall be interpreted in the inclusive sense commonly associated with the term “and/or”. 

  
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	2.	Licenses. 

 2.1 Exclusive License Grant. Subject to the terms of this Agreement
and, as applicable, the terms of the Existing Spark License Agreements and any Third Party Licenses entered into by Spark pursuant to Section 3.4.3(b) applicable to sublicensees thereunder, Spark hereby grants to Pfizer an exclusive license,
even as to Spark and its Affiliates, including the right, subject to Section 2.3, to sublicense in multiple tiers, under the Spark Technology and under Spark’s interest in Research Program Technology and Joint Technology, to use, have
used, Develop, have Developed, Manufacture, have Manufactured, Commercialize, have Commercialized, and otherwise exploit Compounds and Licensed Products in the Field in the Territory for all purposes. 

2.2 Non-Exclusive License Grant. Without limiting any other license granted under this Agreement, subject to the terms of this
Agreement and, as applicable, the terms of the Existing Spark License Agreements and any Third Party Licenses entered into by Spark pursuant to Section 3.4.3(b) applicable to sublicensees thereunder, Spark hereby grants to Pfizer a
non-exclusive license under all Patent Rights, Know-How and other Intellectual Property Rights Controlled (as of the Effective Date or at any time during the Term) by Spark or its Affiliates to use, have used, Develop, have Developed, Manufacture,
have Manufactured, Commercialize, have Commercialized, and otherwise exploit Compounds and Licensed Products in the Field in the Territory during the Term. 

2.3 Sublicenses. Subject to Section 4.11.1, Pfizer shall have the right to sublicense the rights granted pursuant to
Section 2.1 and Section 2.2 in multiple tiers to Affiliates and Third Parties, provided that: 
 2.3.1.
Pfizer shall include or otherwise substantively incorporate in each such sublicense all terms and conditions of this Agreement and the Existing Spark License Agreements that sublicensees are required to be subject to; 

2.3.2. Pfizer shall include or otherwise substantively incorporate in each such sublicense under Third Party Licenses
entered into by Spark pursuant to Section 3.4.3(b) after the Effective Date all terms and conditions of such Third Party License(s) that sublicensees are required to be subject to; 

2.3.3. Pfizer shall remain responsible for its obligations hereunder and, to the extent necessary to satisfy such
obligations, shall be responsible for its sublicensees’ performance under each sublicense agreement; 
 2.3.4.
Should any sublicensee fail to comply with the terms and conditions that such sublicensee is required to be subject to under this Agreement, the Existing Spark License Agreements and, if applicable, other Third Party license(s) entered into by
Spark after the Effective Date under which Pfizer has elected to receive a sublicense, Pfizer shall either promptly cause such sublicensee to comply with such terms and conditions or terminate the sublicense; and 

2.3.5. Pfizer shall deliver to Spark a true and complete copy of each sublicense agreement between Pfizer and any Third
Party sublicensee within [**] days after Pfizer enters into any such sublicense and, upon request by Spark from time to time, Pfizer shall promptly identify all Affiliates to which Pfizer has granted sublicenses. 

  
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 Pfizer shall be equally responsible for compliance with the provisions of this Section 2.3 as to
sub-sublicenses granted by its sublicensees, as if such sub-sublicenses were granted directly by Pfizer. 
 2.4 Reciprocal Non-Exclusive
Research License for Disclosed Know-How and Confidential Information. Subject to any preexisting exclusive license grants to Third Parties, and without limiting any other license granted to either Party under this Agreement: 

2.4.1. [**], Spark hereby grants to Pfizer a non-exclusive, irrevocable, perpetual, royalty-free, fully paid-up,
worldwide license, with the right to sublicense to Pfizer Affiliates, to use solely for research purposes all Spark Know-How and Spark Confidential Information that is disclosed to Pfizer during the Term, but not any Spark Patent Rights. 

2.4.2. [**], Pfizer hereby grants to Spark a non-exclusive, irrevocable, perpetual, royalty-free, fully paid-up,
worldwide license, with the right to sublicense to Spark Affiliates, to use solely for research purposes all Pfizer Know-How and Pfizer Confidential Information that is disclosed to Spark during the Term, but not any Pfizer Patent Rights. 

2.5 Exclusions from Licenses. 

2.5.1. Spark Technology licensed pursuant to Section 2.1 and the Patent Rights, Know-How and other Intellectual
Property licensed pursuant to Section 2.2 shall not include any (a) Know-How or Patent Rights owned or controlled by an Acquirer of Spark prior to a Change of Control of Spark or by a Third Party acquired by Spark pursuant to a Qualified
Spark Acquisition prior to such Qualified Spark Acquisition, except as provided in the following sentence and Section 2.5.2; or (b) any Know-How or Patent Rights owned or controlled by an Acquirer of Spark or by a Third Party acquired by
Spark pursuant to a Qualified Spark Acquisition, except as provided in the following sentence and Section 2.5.2, that (i) were developed, invented or obtained by the Acquirer after the Change of Control or Qualified Spark Acquisition,
(ii) were made without the direct or indirect use of any non-public Spark Know-How, (iii) were made by individuals who are not, and were not prior to or after the Change of Control or a Qualified Spark Acquisition, engaged in Product
Development Plan activities or other activities relating to the Development of Compounds or Licensed Products and (iv) are not reasonably necessary to Manufacture, use, offer for sale, sell or import any Compound or Licensed Product.
Notwithstanding the foregoing, in the event that Pfizer, in its reasonable discretion determines it is necessary or reasonably useful to obtain a sublicense to any Know-How or Patent Rights in order to Develop, Manufacture, Commercialize or use a
Compound or Licensed Product, which Know-How or Patent Rights are licensed by such Third Party acquired by Spark pursuant to a Qualified Spark Acquisition from another Third Party, Pfizer may elect to have Spark cause such Third Party it has so
acquired to sublicense such Know-How or Patent Rights to Pfizer, with any royalties and other payments payable to such other Third Party subject to the responsibilities of the Parties pursuant to Section 3.4.3(b). 

  
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 2.5.2. Spark agrees on behalf of itself and any Third Party acquired by
Spark pursuant to a Qualified Spark Acquisition to not, assert, cause to be asserted, or permit to be asserted against Pfizer or any of Pfizer’s Affiliates or contract manufacturers, any claim of infringement of any Patent Right or other
proprietary right, including any claim under any Intellectual Property Rights owned or controlled by Spark or a Third Party acquired by Spark pursuant to a Qualified Spark Acquisition that would prevent or limit Pfizer’s or Pfizer’s
Affiliates’ or contract manufacturers’ ability to Develop, Manufacture, Commercialize or use a Compound or Licensed Product; provided that, if such nonassertion obligations constitutes a sublicense under any license agreement held
by a Third Party acquired by Spark pursuant to a Qualified Spark Acquisition and such sublicense results in payment obligations to the Third Party’s licensor, the amounts of such payments shall be treated as payments under Third Party Licenses
for purposes of Section 3.4.3(b). For the avoidance of doubt, no license or sublicense is granted to Pfizer pursuant to this Section 2.5.2. 

2.6 Direct Licenses to Affiliates. Pfizer may, from time to time, request that Spark grant licenses directly to Affiliates of Pfizer by
giving written notice, upon receipt of which Spark agrees to enter into and sign a separate direct license agreement with such designated Affiliate of Pfizer. All such direct license agreements shall be consistent with the terms and conditions of
this Agreement, except for such modifications as may be required by Applicable Laws in the country in which the direct license will be exercised. The Parties further agree to make such amendments to this Agreement that are necessary to conform the
combined terms of such direct licenses and this Agreement to the terms of this Agreement as set forth on the Effective Date. All costs of making such direct license agreement(s), including Spark’s reasonable attorneys’ fees, under this
Section 2.6 shall be borne by Pfizer. In connection with any such direct license, Spark may require that Pfizer guarantee the performance of its Affiliate. 

2.7 Right of Reference. Spark hereby grants to Pfizer a “Right of Reference”, as that term is defined in 21 C.F.R. §
314.3(b) (or any analogous Applicable Law recognized outside of the United States), solely for purposes of Developing and Commercializing Compounds and Licensed Products hereunder, to all data Controlled by Spark or its Affiliates that relates to
any Compound or Licensed Product, and Spark shall provide a signed statement to this effect, if requested by Pfizer, in accordance with 21 C.F.R. § 314.50(g)(3) (or any analogous Applicable Law recognized outside of the United States). 

2.8 No Implied Rights. Except as expressly provided in this Agreement, neither Party shall be deemed to have granted the other Party
(by implication, estoppels or otherwise) any right, title, license or other interest in or with respect to any Intellectual Property, Know-How or information Controlled by such Party. 

2.9 Right of First Negotiation for the Hemophilia A Program. Commencing on the Effective Date and continuing until the first to occur
of (a) the dosing by Spark of the first human subject involving an AAV gene therapy vector including a Factor VIII gene cassette (“Hemophilia A Program”) and (b) [**] from the Effective Date (the “ROFN
Term”), Spark hereby grants Pfizer the exclusive right to negotiate an agreement with Spark with respect to the Hemophilia A Program subject to the terms of this Section 2.9. During the ROFN Term, Spark will provide periodic updates to
the JSC (provided that if the JSC has dissolved 

  
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then thereafter Spark will provide periodic updates directly to Pfizer), no less frequently than on a [**] basis, on the progress of the Hemophilia A Program, including all pre-clinical data and
an estimate of the date for dosing of the first human subject. Before entering into discussions with any Third Party during the ROFN Term, Spark shall notify Pfizer in writing (a “ROFN Notice”) that it may pursue a potential
transaction involving the Hemophilia A Program. Pfizer may provide written notice to Spark at any time prior to expiration of the ROFN Option, but no later than [**] days from the receipt of the ROFN Notice, that it desires to enter into good faith
negotiations with Spark regarding the Hemophilia A Program (the “ROFN Option”). If Pfizer does not provide written notice to exercise its ROFN Option within such [**] day period, then Spark would have no further obligation with
respect to the ROFN Option and would be free to enter into discussions involving the Hemophilia A Program with any Third Party. If Pfizer exercises the ROFN Option, then the Parties will negotiate exclusively in good faith concerning the terms of a
transaction involving the Hemophilia A Program for a period of [**] days (the “Negotiation Period”). As soon as practicable after Pfizer’s exercise of the ROFN Option, Spark will establish a data room in order for Pfizer to
conduct due diligence regarding the Hemophilia A Program, and provide Pfizer with the opportunity to review all data and other information and document related to the Hemophilia Program as reasonably requested. If the Parties do not execute and
deliver an agreement with respect to the Hemophilia A Program within the Negotiation Period, then Spark may negotiate and enter into any transaction with respect to the Hemophilia A Program with any Third Party; provided, however, that
for the shorter of the [**] period following the Negotiation Period or the period following the Negotiation Period and ending [**] after the end of the ROFN Term, Spark shall not be permitted to enter into an agreement with respect to the Hemophilia
A Program that is materially less favorable, taken as a whole, to Spark than Pfizer’s last bona fide offer during such Negotiation Period. 

2.10 Pfizer Exclusivity. Pfizer agrees that during the period from the Effective Date through December 31, 2024 (the
“Exclusivity Period”), Pfizer shall not, directly or indirectly, initiate or conduct any Clinical Trial to Develop, Manufacture commercial quantities of or Commercialize any gene therapy vector that includes a human Factor IX gene
expression cassette (including an AAV gene therapy vector comprising any AAV capsid and any human Factor IX gene (including variants thereof)), other than a Licensed Product (such gene therapy vector, a “Competing Gene Therapy
Product”), except in a circumstance in which Pfizer has acquired rights to a Competing Gene Therapy Product as part of a transaction involving an acquisition of, or a merger with, the business or assets of a Third Party that sells or
otherwise holds rights to a Competing Gene Therapy Product which at the time of such transaction does not represent more than [**] percent ([**]%) of the aggregate value of the acquired Third Party business or assets and provided that Pfizer
will, and will cause its Affiliates to, use its Commercially Reasonable Efforts to cause its and its Affiliates’ Representatives to, ensure that no Spark Confidential Information or Pfizer Confidential Information related to the Product
Development Plan is used for the benefit of the Competing Gene Therapy Product; provided, further, that in the event Pfizer acquires rights to a Competing Gene Therapy Product during the Exclusivity Period as part of a transaction
involving an acquisition of, or a merger with, the business or assets of a Third Party that sells or otherwise holds rights to a Competing Gene Therapy Product which at the time of such transaction represents more than [**] percent ([**]%) of the
aggregate value of the acquired Third Party business or assets, Pfizer may continue to conduct ongoing Development, Manufacturing and Commercialization activities 

  
 - 20 - 

 
that were being conducted prior to such acquisition, provided that Pfizer will either cease such Development, Manufacturing and Commercialization activities or divest, or cause the
divestiture of, such Competing Gene Therapy Product, as applicable, within [**] of the date of consummation of such transaction. 
 2.11
Spark Exclusivity. Spark agrees that during the Exclusivity Period, other than a Licensed Product, Spark shall not, directly or indirectly, initiate or conduct any Clinical Trial to Develop, Manufacture commercial quantities of or Commercialize
a Competing Gene Therapy Product, except in a circumstance in which Spark has acquired rights to a Competing Gene Therapy Product as part of a transaction involving an acquisition of, or a merger with, the business or assets of a Third Party that
sells or otherwise holds rights to a Competing Gene Therapy Product which at the time of such transaction does not represent more than [**] percent ([**]%) of the aggregate value of the acquired Third Party business or assets (such transaction, a
“Qualified Spark Acquisition”), and provided that Spark will, and will cause its Affiliates to, use its Commercially Reasonable Efforts to cause its and its Affiliates’ Representatives to, ensure that no
Spark Confidential Information related to the Product Development Plan or Pfizer Confidential Information is used for the benefit of the Competing Gene Therapy Product; provided, further, that in the event
Spark acquires rights to a Competing Gene Therapy Product during the Exclusivity Period as part of a transaction involving an acquisition of, or a merger with, the business or assets of a Third Party that sells or otherwise holds rights to a
Competing Gene Therapy Product which at the time of such transaction represents more than [**] percent ([**]%) of the aggregate value of the acquired Third Party business or assets, Spark may continue to conduct ongoing Development, Manufacturing
and Commercialization activities that were being conducted prior to such acquisition, provided that Spark will either cease such Development, Manufacturing and Commercialization activities or divest, or cause the divestiture of,
such Competing Gene Therapy Product, as applicable, within [**] of the date of consummation of such transaction. 
  

	3.	Payments. 

 3.1 Upfront Payment. Within [**] days following the Effective Date,
Pfizer shall make a one-time payment to Spark of twenty million U.S. dollars ($20,000,000). 
 3.2 Product Development and Manufacturing
Costs Reimbursement Payment. 
 3.2.1. Product Development and Manufacturing Costs. During the Collaboration
Period, Pfizer shall reimburse Spark for [**] percent ([**]%) of the Development Costs and [**] percent ([**]%) of the Manufacturing Costs for expenses incurred under Product Development Plan, in accordance with the Budget. To the extent
that the actual total Development Costs and Manufacturing Costs for expenses incurred under Product Development Plan during the Collaboration Period exceed [**] U.S. dollars ($[**]) (the “Cap”). Pfizer will subject to
Section 4.3.2(i) reimburse Spark for one hundred percent (100%) of the Development Costs and Manufacturing Costs in excess of the Cap; and thereafter if actual Development Costs and Manufacturing Costs exceed the Cap, Pfizer will, subject
to the limitations set forth in Section 4.3.2(e), have final decision-making authority in the JSC with respect to any Disputed Matters. Following the Collaboration Period, Pfizer will pay all Development Costs and Manufacturing Costs.

  
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 3.2.2. Development and Manufacturing Cost Reimbursement Payments.
Reimbursement to be made to Spark by Pfizer pursuant to Section 3.2.1 shall be made quarterly in arrears pursuant to invoices submitted by Spark to Pfizer within [**] days following the end of each Calendar Quarter. Each such invoice shall be
accompanied by reasonable supporting documentation evidencing the incurrence of expenses covered by such invoice and the activities performed in connection with the Product Development Plan during the relevant Calendar Quarter. In addition, within
[**] days following each Calendar Quarter, Spark will use reasonable efforts to provide Pfizer with a good faith, non-binding estimate of the expenses to accrue for the Calendar Quarter. Payment shall be due within [**] days following Pfizer’s
receipt of each such properly documented invoice. 
 3.3 Development Milestone Payments. Pfizer shall make the payments set forth
below within [**] days (or [**] days after [**] following the first occurrence of each event described below for a Licensed Product Covered by a Valid Claim that achieves such milestone (each event a “Development Milestone” and each
payment a “Development Milestone Payment”). 
  

			
	 Development Milestone
	  	Development Milestone
Payment
	[**]	  	[**]
	[**]	  	[**]
	[**]	  	[**]
	[**]	  	[**]
	[**]	  	[**]
	[**]	  	[**]
	[**]	  	[**]
	[**]	  	[**]
	[**]	  	[**]
	[**].	  	

 The Development Milestone Payment in clause (2) of this Section 3.3 may become payable as set forth in
Section 4.6. 
 Whether or not the Development Milestone in clause (2) of this Section 3.3 is achieved, the Development Milestone Payment in
clause (2) shall, pursuant to Section 4.6, in all cases become payable prior to the time the Development Milestone Payment in clause (3) of this Section 3.3 becomes payable. 

With respect to the Development Milestone in clause (3) of this Section 3.3, in the case of a [**] that is determined to have become [**], such
Development Milestone, if achieved based on such [**], shall be achieved upon [**]; provided, however, if either [**], such Development Milestone shall be deemed to have been met on the date of such determination. 

  
 - 22 - 

 With respect to the Development Milestone in clause (8) of this Section 3.3, such Development Milestone
will be paid in [**], provided that if such Licensed Product [**]. (For the avoidance of doubt, all payment [**] that became payable prior to such [**] shall continue to be payable and there shall be [**] of the [**] Development Milestone
Payment will be deemed to have been achieved and payable on [**], and will be paid by Pfizer within [**] days thereafter, until the earlier of [**]. For example, [**] of such Development Milestone, such Development Milestone Payment would be paid
[**] of the Development Milestone [**]. 
 For the avoidance of doubt: (a) except for (i) the Development Milestone Payment set forth in clause
(6) of this Section 3.3 [**], (ii) the Development Milestone Payment set forth in clause (8) of this Section 3.3 [**] and (iii) the Development Milestone Payment set forth in clause (9) of this Section 3.3
[**], each Development Milestone Payment shall be payable only once upon achievement of the applicable Development Milestone and only on the first occurrence of the corresponding Development Milestone regardless of the number of Licensed Products
and (b) satisfaction of a Development Milestone by an Affiliate or by a sublicensee or assignee of, or Third Party retained by, Pfizer or its Affiliates shall be deemed to have been satisfied by Pfizer for the purposes of this Section 3.3.

 3.4 Royalty Payments. 

3.4.1. Royalties. Subject to the provisions of Section 3.4.3 and Section 3.4.4, Pfizer shall pay to Spark
royalties on Net Sales resulting from the sales of Licensed Products, on a Licensed Product-by-Licensed Product and country-by-country basis, in the Territory during each Pfizer Quarter of the applicable Royalty Term for each Licensed Product, at a
rate of [**] percent ([**]%). 
 3.4.2. Fully Paid Up Royalty Free License. Following expiration (but not early
termination) of the Royalty Term for any Licensed Product in a given country, no further royalties shall be payable in respect of sales of such Licensed Product in such country, and thereafter, the licenses granted to Pfizer under Section 2.1
and Section 2.2 with respect to such Licensed Product in such country shall automatically become fully paid-up, perpetual, irrevocable and royalty-free. 

3.4.3. Responsibility for Payments in Respect of Patent Rights. The parties shall be responsible for payments in respect
of Third Party Patent Rights as follows: 
 (a) Spark Responsibility for Payments in Respect of Patent
Rights. Spark shall be solely responsible for (i) all obligations (including any royalty or other obligations that relate to the Spark Technology) under its Existing Spark License Agreements and under the Patent Rights identified as
Spark’s sole licensing responsibility as disclosed to, and acknowledged by, Pfizer prior to the Effective Date, in written form, referencing this Section 3.4.3(a) and (ii) all payments to inventors (other than inventors that are
Representatives of Pfizer) of the Spark Technology, including payments under inventorship compensation laws (the obligations in (i) and (ii) are collectively referred to as “Spark Obligations”). 

  
 - 23 - 

 (b) Responsibility for Payments in Respect of Patent Right.
Except with respect to Spark Obligations, in the event that either Party in its reasonable discretion determines it is necessary or reasonably useful to obtain a license from a Third Party in order to Develop, Manufacture, Commercialize or use a
Compound or Licensed Product in a country in the Territory and to pay a royalty or other consideration under such license (including in connection with the settlement of a patent infringement claim) (such licenses, “Third Party
Licenses”), then (i) if such Third Party License relates (A) solely to the Compounds and Licensed Products or (B) to Compounds and Licensed Products and to other products of Pfizer (but not other products of Spark), Pfizer
may obtain such license subject to the third-to-last and last sentences of this Section 3.4.3(b) (ii) if such Third Party License relates to Compounds and Licensed Products and to other products of Spark (but not other products of Pfizer),
Spark may obtain such license, subject to the last three sentences of this Section 3.4.3(b), and (iii) if such Third Party License relates to Compounds and Licensed Products and to other products of both Spark and Pfizer, either Party may
obtain such Third Party License, subject to the written consent of the other Party, such consent not to be unreasonably withheld. With respect to any Third Party License, subject to Section 3.4.3(c), the amount of royalties payable under
Section 3.4.1 by Pfizer, its Affiliates or its sublicensees with respect to Net Sales for such Licensed Product in such country shall be reduced by [**] percent ([**]%) of the royalties payable to Third Parties (the “Third Party
Royalties”) pursuant to any such Third Party License, provided that in no event (other than with respect to Spark Obligations or in the case of Spark’s breach of any representation, warranty or covenant hereunder
relating to the subject matter of the applicable Third Party License that results in additional licensing costs) shall the total royalty payable to Spark for any Licensed Product be reduced by more than [**] percent ([**]%) of Net Sales for such
Licensed Product. For clarity, Pfizer shall bear sole responsibility for payment of royalties (other than with respect to Spark Obligations or in the case of Spark’s breach of any representation, warranty or covenant hereunder relating to the
subject matter of the applicable Third Party License that results in additional licensing costs) in respect of Licensed Products to the extent aggregate Third Party Royalties exceed [**] percent ([**]%) of Net Sales. In addition, the Parties shall
each pay [**] percent ([**]%) of the upfront fees and other non-royalty consideration payable to Third Parties pursuant to such Third Party Licenses, at the time such amounts become payable, provided that in no event (other than
in the case of Spark Obligations or in the case of Spark’s breach of any representation, warranty or covenant hereunder relating to the subject matter of the applicable Third Party license that results in additional licensing costs) shall the
aggregate amount of such upfront license fees and other non-royalty license consideration payable by Spark for all such Third Party licenses exceed [**] U.S. dollars ($[**]). For clarity, Pfizer shall bear sole responsibility for payment of such
upfront fees and other non-royalty consideration (other than in the case of Spark  

  
 - 24 - 

 
Obligations or in the case of Spark’s breach of any representation, warranty or covenant hereunder relating to the subject matter of the applicable Third Party license that results in
additional licensing costs) payable in respect of Third Party Licenses to the extent the aggregate of such amounts exceed [**] U.S. dollars ($[**]). Except as provided in clause (iii) above (in which circumstances the Party entering into the
Third Party License must first obtain the other Party’s consent), to the extent a Third Party License that one Party proposes to enter into would require the other Party to bear a higher share of the financial burden (including a higher royalty
rate thereof) with respect to the Compounds or Licensed Products than other products of such Party that are subject to such license, the other Party’s written consent to such Third Party License shall be required prior to such Party entering
into such Third Party License, such consent not to be unreasonably withheld. In addition, to the extent Spark proposes to enter into a Third Party License that would require Pfizer to pay, pursuant to this Section 3.4.3(b), amounts that would
exceed the royalty sharing or other payment sharing cap, as the case may be, with respect to Compounds or Licensed Products, Pfizer’s written consent to such license shall be required prior to Spark entering into such Third Party License, such
consent not to be unreasonably withheld. Except as provided in clause (iii) above (in which circumstances the Party entering into the Third Party License must first obtain the other Party’s consent), to the extent a Party seeks to obtain a
Third Party License that contains terms committing the other Party to any non-financial obligations or restrictions materially affecting its rights under this Agreement, such Party will disclose such terms to the other Party and the Parties will
discuss in good faith the advisability of agreeing to such proposed terms. 
 (c) Payments to Third Party Licensors.
In the event Spark is a direct licensee under a Third Party License the Parties will arrange for Pfizer to pay, directly or through Spark, any royalties and milestone payments thereunder to the licensor under such Third Party License, and the
Parties agree that Pfizer shall be credited as appropriate for such payment to the extent provided in the relevant provisions under Section 3.4.3(b). 

3.4.4. Reduction of Royalties. 

(a) No Valid Claim. For any period within the applicable Royalty Term for a Licensed Product in a country in the
Territory during which there is no Valid Claim Covering the Licensed Product in such country and no applicable Regulatory Exclusivity covering such Licensed Product in such country, the royalties payable on Net Sales of such Licensed Product in such
country would be reduced to [**] percent ([**]%) of the amounts otherwise payable pursuant to Section 3.4.1 with respect to such Licensed Product in such country. Notwithstanding the foregoing, the reduction set forth in this
Section 3.4.4(a) shall not apply to Net Sales of the Licensed Product in any country for any Pfizer Quarter during which a reduction in Section 3.4.4(b) applies to such Net Sales. 

  
 - 25 - 

 (b) Biosimilar Entry. Any royalty otherwise payable to Spark under this
Agreement with respect to Net Sales of a Licensed Product would be reduced (i) by [**] percent ([**]%) of the amounts otherwise payable pursuant to Section 3.4.1 with respect to such Licensed Product in such country beginning in any Pfizer
Quarter during the applicable Royalty Term in a country when any Third Party Biosimilar Product(s) approved via an abbreviated regulatory approval pathway that relies on the Regulatory Approval or data submitted to the applicable Regulatory
Authority for such Licensed Product achieves more than a [**] percent ([**]%) market share in the corresponding Calendar Quarter in such country, by unit volume, of combined unit sales of such Licensed Product and such Third Party Biosimilar
Product(s) in such country, and (ii) by [**] percent ([**]%) beginning in any Pfizer Quarter during the applicable Royalty Term in a country when any Third Party Biosimilar Product(s) approved via an abbreviated regulatory approval pathway that
relies on the Regulatory Approval or data submitted to the applicable Regulatory Authority for such Licensed Product achieves more than a [**] percent ([**]%) market share in such country in the corresponding Calendar Quarter, by unit volume, of
combined unit sales of such Licensed Product and such Third Party Biosimilar Product(s) in such country. Any reductions in the royalty rate pursuant to this Section 3.4.4 shall be irreversible. 

3.5 Reports and Payments. 

3.5.1. Cumulative Royalties. The obligation to pay royalties under this Agreement shall be imposed only once with
respect to any sale of any Licensed Product. 
 3.5.2. Royalty Statements and Payments. Within [**] days of the end of
each Calendar Quarter, Pfizer shall deliver to Spark a report setting forth, for the most recent Pfizer Quarter ending during such Calendar Quarter, the following information, on a Licensed Product-by-Licensed Product, country-by-country, and
Territory-wide basis: (a) Net Sales of each Licensed Product, (b) the basis for any adjustments to the royalty payable for the sale of any such Licensed Product and (c) the royalty due hereunder for the sale of each such Licensed
Product. No such report shall be due for any Licensed Product (i) before the first Net Sales of such Licensed Product or (ii) after the Royalty Term for such Licensed Product has expired in all countries in the Territory. The total royalty
due for the sale of all Licensed Products during a Pfizer Quarter shall be remitted at the same time such report is made. 

3.5.3. Taxes and Withholding. It is understood and agreed between the Parties that any payments made under this
Agreement are exclusive of any value added or similar tax (“VAT”), which shall be added thereon as applicable. Where VAT is properly added to a payment made under this Agreement, the Party making the payment will pay the amount of
VAT only on receipt of a valid tax invoice issued in accordance with the laws and regulations of the country in which the VAT is chargeable. In addition, in the event any payments made by Pfizer pursuant to this Agreement become subject to
withholding taxes under the Applicable Laws or regulations of any jurisdiction or Governmental Authority, the Parties shall be responsible for such 

  
 - 26 - 

 
withholding taxes as set forth below in this Section 3.5.3. Except as set forth in the following clauses (i) and (ii), no withholding taxes shall be withheld or deducted from any amount
payable by Pfizer to Spark hereunder. If and to the extent Pfizer is required to make a payment to Spark subject to a deduction of a withholding tax (i) that is a withholding or deduction obligation that arises as a result of any assignment of
this Agreement by Pfizer, sublicense by Pfizer under the licenses granted to Pfizer in this Agreement, request by Pfizer that Spark grant a direct license as set forth in Section 2.6, Change of Control of Pfizer or the re-domiciling of Pfizer
in a jurisdiction other than the United States (a “Pfizer Withholding Tax Action”), then the sum payable by Pfizer (in respect of which such deduction or withholding is required to be made) shall be increased to the extent necessary
to ensure that Spark receives a sum equal to the sum which it would have received had no such Pfizer Withholding Tax Action occurred or (ii) that is a withholding or deduction obligation that arises as a result of any assignment of this
Agreement by Spark, Change of Control of Spark or re-domiciling of Spark in a jurisdiction other than the United States, the sum payable by Pfizer (in respect of which such deduction or withholding is required to be made) shall be made to Spark
after deduction of the amount required to be so deducted or withheld, which deducted or withheld amount shall be remitted in accordance with Applicable Law. Pfizer will provide Spark with reasonable assistance and necessary documents to enable Spark
to recover such taxes as permitted by Applicable Law or applicable regulations. 
 3.5.4. Currency. All amounts
payable and calculations under this Agreement shall be in United States dollars. As applicable, Net Sales and any royalty deductions shall be translated into United States dollars at the exchange rate used by Pfizer for public financial accounting
purposes. If, due to restrictions or prohibitions imposed by national or international authority, a given payment cannot be made as provided in this Section 3.5.4, the Parties shall consult with a view to finding a prompt and acceptable
solution. If the Parties are unable to identify a mutually acceptable solution regarding such payment, then Pfizer may elect, in its sole discretion, to deliver such payment in the relevant jurisdiction and in the local currency of the relevant
jurisdiction. 
 3.5.5. Method of Payment. Except as otherwise required or permitted pursuant to Section 3.5.4,
each payment hereunder shall be made by electronic transfer in immediately available funds via either a bank wire transfer, an ACH (automated clearing house) mechanism or any other means of electronic funds transfer, at Pfizer’s election, to
the bank account as set forth below or as designated by Spark in writing to Pfizer at least [**] days before the payment is due: 
  

					
	 Bank Name:
	  	 	[	**] 
	 Beneficiary Account Number:
	  	 	[	**] 
	 Beneficiary Account Name:
	  	 	[	**] 
	 International SWIFT BIC:
	  	 	[	**] 
	 ABA/Routing Number:
	  	 	[	**] 

  
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 3.6 Inspection of Records. 

3.6.1. Record Keeping. Pfizer shall keep and shall cause its Affiliates to keep books and accounts of record in
connection with the sale of Licensed Products in sufficient detail to permit accurate determination of all figures necessary for verification of royalties to be paid hereunder. Pfizer and its Affiliates shall maintain such records for a period of at
least [**] years after the end of the Pfizer Quarter in which they were generated. 
 3.6.2. Audits. Upon [**] days
prior notice from Spark, Pfizer shall permit an independent certified public accounting firm of nationally recognized standing selected by Spark and reasonably acceptable to Pfizer, to examine, at Spark’s sole expense, the relevant books and
records of Pfizer and its Affiliates as may be reasonably necessary to verify the amounts reported by Pfizer in accordance with Section 3.5.2 and the payment of royalties hereunder. An examination by Spark under this Section 3.6.2 shall
not occur more than [**] and shall be limited to the pertinent books and records for any calendar year ending not more than [**] years before the date of the request. The accounting firm shall be provided access to such books and records at
Pfizer’s or its Affiliates’ facility(ies) where such books and records are normally kept and such examination shall be conducted during Pfizer’s normal business hours. Pfizer may require the accounting firm to sign a reasonably
acceptable non-disclosure agreement before providing the accounting firm with access to Pfizer’s or its Affiliates’ facilities or records. Upon completion of the audit, the accounting firm shall provide both Pfizer and Spark a written
report disclosing any discrepancies in the reports submitted by Pfizer or the royalties paid by Pfizer and, in each case, the specific details concerning any discrepancies. No other information shall be provided to Spark. 

3.6.3. Overpayments / Underpayments. If, after conducting an audit pursuant to Section 3.6.2, the applicable
accounting firm concludes that additional royalties were due to Spark, then Pfizer will pay to Spark the additional royalties within [**] days of the date Pfizer receives such accountant’s written report, together with interest calculated as
set forth in Section 3.7. Further, if the amount of such underpayments exceeds more than [**] percent ([**]%) of the amount that was properly payable to Spark in any calendar year, then Pfizer shall reimburse Spark for Spark’s
out-of-pocket costs in connection with the audit. If the accounting firm concludes that Pfizer overpaid royalties to Spark, then Spark shall refund such overpayments to Pfizer within [**] days of the date Spark receives such accountant’s
report. 
 3.7 Interest. Pfizer shall pay interest to Spark on the aggregate amount of any payment that is not paid on or before the
date such payment is due under this Agreement at a rate per annum equal to the lesser of (a) the [**] or (b) the highest rate permitted by Applicable Law, calculated on the number of days such payment is paid after the date such payment is
due, and compounded monthly. Except for payments made pursuant to Section 3.6.3, any past due payment together with interest is due within [**] days after Pfizer receives a written notice of past due payment from Spark. 

3.8 Confidentiality. Notwithstanding any provision of this Agreement to the contrary, all reports and financial information of Pfizer,
its Affiliates or its Sublicensees which are provided to or subject to review by Spark under Section 3 shall be deemed to be Pfizer’s Confidential Information and subject to the provisions of Section 6. 

  
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 3.9 No Guarantee of Success. Pfizer and Spark acknowledge and agree that payments to Spark
pursuant to Section 3.3 (Development Milestone Payments) and Section 3.4 (Royalty Payments): (a) have been included in this Agreement on the basis that they are only payable or otherwise relevant if a Licensed Product is successfully
Developed or Commercialized; (b) are solely intended to allocate amounts that may be achieved upon successful Development or Commercialization of a Licensed Product between Pfizer (who will receive all Licensed Product sales revenues) and
Spark; (c) are not intended to be used and will not be used as a measure of damages if this Agreement is terminated for any reason, including pursuant to Pfizer’s right to terminate for convenience, before any such success is achieved and
such amounts become due and (d) will only be triggered, and will only be relevant as provided, in accordance with the terms and conditions of such provisions. Pfizer and Spark further acknowledge and agree that nothing in this Agreement will be
construed as representing any estimate or projection of (i) the successful Development or Commercialization of any Licensed Product under this Agreement, (ii) the number of Licensed Products that will or may be successfully Developed or
Commercialized under this Agreement, (iii) anticipated sales or the actual value of any Licensed Products that may be successfully Developed or Commercialized under this Agreement or (iv) the damages, if any, that may be payable if this
Agreement is terminated for any reason. Pfizer makes no representation, warranty or covenant, either express or implied, that (A) it will successfully Develop, Manufacture, Commercialize or continue to Develop, Manufacture or Commercialize any
Licensed Product in any country, (B) if Commercialized, that any Licensed Product will achieve any particular sales level, whether in any individual country or cumulatively throughout the Territory or (C) Pfizer will devote, or cause to be
devoted, any level of diligence or resources to Developing or Commercializing any Licensed Product in any country, or in the Territory in general, other than is expressly required under Section 4. 

 

	4.	Development and Commercialization. 

 4.1 General. During the Collaboration Period,
Spark will have authority and responsibility to conduct the Phase I/II Clinical Trial and such other Development activities described in the Product Development Plan, as provided in this Section 4. Following the Collaboration Period, subject to
Section 4.3.2(g), Pfizer shall have the sole authority over and control of the Development, Manufacture, Regulatory Approval and Commercialization of Compounds and Licensed Products, and will retain final decision-making authority with respect
thereto, including sole and exclusive control over (a) pricing of Licensed Products and (b) the negotiation of Licensed Product pricing with all Regulatory Authorities and other Third Parties. Notwithstanding the foregoing, neither Party
shall have the authority to require the other Party to provide personnel or other resources except as explicitly set forth in this Agreement or an approved Product Development Plan. 

4.2 Product Development Plan. Subject to Section 4.3.2(i), all Development activities to be conducted during the Collaboration
Period in connection with any Compound or Licensed Product will be performed by the Parties in accordance with the terms and conditions set forth in this Section 4 and the Licensed Product development plan as set forth in Exhibit A (as such
plan may be amended from time to time by mutual agreement of the Parties, the “Product Development Plan”). The Product Development Plan shall include, among other 

  
 - 29 - 

 
things (a) all Development activities reasonably anticipated to be undertaken by each Party to advance Development activities with respect to the first Licensed Product, including the
planning, design and implementation of the Phase I/II Clinical Trial, (b) all pre-clinical, Phase I/II Clinical Trial and other development activities reasonably anticipated to be required to be performed by or on behalf of Spark, (c) the
reasonably anticipated technical and Manufacturing activities to be undertaken by the Parties to support the Phase I/II Clinical Trial, (d) a reasonably detailed budget for each of the activities to be performed by Spark and Pfizer under the
Product Development Plan (the “Budget”) and (e) particular personnel and other resources that each Party will be required to contribute to the performance of Product Development Plan activities. The Parties agree that by
consensus, the JSC may add one or more additional Product Development Plans with respect to additional Compounds and Licensed Products. For the opening of Clinical Trial sites in jurisdictions outside the United States, Pfizer shall provide an
appropriate representative who will join Spark study team meetings and provide reasonable assistance and advice. 
 4.3 Collaboration
Period Governance. 
 4.3.1. Collaboration Management. 

(a) Program Directors. Each Party will appoint a program director to oversee all activities conducted under the Product
Development Plan during the Collaboration Period (each, a “Program Director” and together the “Program Directors”). Each Party may change its designated Program Director at any time upon written notice to the other
Party. Each Program Director will coordinate the efforts of its respective Party in conducting activities under the Product Development Plan during the Collaboration Period. 

(b) Alliance Managers. During the Collaboration Period, each Party will appoint a single individual to act as the
primary point of contact between the Parties to support the activities under the Product Development Plan (the “Alliance Managers”). Each Party may change its designated Alliance Manager at any time upon written notice to the other
Party. The Alliance Managers will: 
 (i) use good faith efforts to attend (either in person or by telecommunications) all
meetings of the JSC; provided, however, that all Alliance Managers will be non-voting members at such meetings; and 

(ii) be the first point of referral for all matters of conflict resolution, and bring disputes to the attention of the JSC in
a timely manner. 
 (c) Acknowledgement. Each Party acknowledges that the other Party may elect to designate the same
individual to serve as both its Program Director and its Alliance Manager. 

  
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 4.3.2. Joint Steering Committee. 

(a) Composition. Upon the Effective Date, the Parties will establish a Joint Steering Committee
(“JSC”), comprised of [**] representatives of Spark (including the Program Director for Spark) and [**] representatives of Pfizer (including the Program Director for Pfizer). The JSC representatives for each of Pfizer and Spark will
be referred to herein as the “Pfizer JSC Members” and the “Spark JSC Members”, respectively. Each Party may replace its representatives to the JSC at any time upon notice to the other Party and the Parties may by
agreement increase or decrease the number of representatives from each Party on the JSC; provided that at all times an equal number of representatives from each Party are appointed to the JSC. Each Party may invite, or ask the other Party to
invite, its representatives and representatives of any CRO, clinical research investigator or other Third Party to attend meetings of the JSC and provide information related to any Compound or Licensed Product. 

(b) Committee Chair. The JSC will be co-chaired by a Spark JSC Member and a Pfizer JSC Member (“JSC
Co-Chair”). Spark or Pfizer may replace its appointed JSC Co-Chair at any time upon notice to other Party. Each JSC Co-Chair will organize meetings on an alternating basis, and will be considered the JSC chair (“JSC Chair”)
for purposes of its responsibilities below for any meeting it organizes. The responsibilities of the JSC Chair will be: 

(i) to notify each Party at least [**] days in advance of each JSC meeting; 

(ii) to collect and organize agenda items from each Party for each JSC meeting; and 

(iii) to prepare the written minutes of each JSC meeting and circulate such minutes for review and approval by the Parties,
and identify action items to be carried out by the Parties. 
 (c) Meetings. 

(i) Scheduled JSC Meetings. The JSC will meet on a [**] basis (or less frequently upon mutual agreement of the
Parties), either in-person or by audio or video teleconference (each a “Scheduled JSC Meeting”). Scheduled JSC Meetings will occur at such times and places as mutually agreed to by the Parties; provided, however, that
no more than [**] in-person meetings will be required in any Calendar Year. Any sub-committees or working groups established in accordance with Section 4.3.2(d)(iii) may meet via audio or video teleconference on a regular basis and in-person at
such times and places as the Parties may agree. Scheduled JSC Meetings will only occur if at least one JSC member of each Party is present at the meeting or participating by teleconference or videoconference. Each Party will be solely responsible
for, and will not be entitled to any reimbursement from the other Party with respect to, any and all personnel costs or expenses (including travel expenses) which are incurred by or on behalf of its Representatives in connection with participation
in any JSC meetings or sub-committee or 

  
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working group meetings, or any other travel required to be undertaken by either Party’s personnel in connection with the performance of the Agreement. The Parties will endeavor to schedule
Scheduled JSC Meetings at least [**] months in advance. The Spark JSC Chair will provide Pfizer with Spark’s written summary of Spark Know-How covering the reporting period since the last written summary to the extent required pursuant to
Section 4.5.2 no later than [**] Business Days prior to the scheduled date for each Scheduled JSC Meeting. Each JSC Chair will use good faith efforts to (i) prepare and circulate to other Party each Scheduled JSC Meeting agenda no later
than [**] Business Days prior to the scheduled date for each Scheduled JSC Meeting and (ii) circulate for review and approval by the other Party written minutes of each Scheduled JSC Meeting within [**] days after such Scheduled JSC Meeting.
The Parties will agree on the minutes of each meeting promptly, but in no event later than the next Schedule JSC Meeting. 

(ii) Ad-hoc JSC Meetings. On [**] notice, either Party may request an ad-hoc meeting of the JSC to discuss issues that
due to urgency need to be addressed prior to the next Scheduled JSC Meeting. For the avoidance of doubt, these meetings will not be Scheduled JSC Meetings. Ad-hoc meetings may occur via audio or video teleconference or in-person as the Parties may
agree. 
 (iii) Final Scheduled JSC Meeting. Notwithstanding the date of the last Scheduled JSC Meeting, the Parties
will schedule a Scheduled JSC Meeting as close to the end of the Collaboration Period as possible. 
 (d)
Responsibilities. During the Collaboration Period, the JSC will coordinate and provide operational and strategic oversight of the activities to be performed under the Product Development Plan and by each Party and, within such scope, will:

 (i) monitor and assess the progress of activities under the Product Development Plan, including GxP compliance including
but not limited to significant aspects of Phase I/II Clinical Trial conduct regarding patient safety, data integrity and protocol adherence and data and statistical management activities and plans for the Phase I/II Clinical Trials related to any
Compounds or Licensed Products; 
 (ii) discuss the efforts to exploit Licensed Product(s), and answer each Party’s
questions regarding the other Party’s performance under this Agreement; 
 (iii) form such other committees and
sub-committees as the JSC may deem appropriate; provided that such committees and sub-committees may make recommendations to the JSC, but may not be delegated JSC decision-making authority; 

  
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 (iv) address such other matters relating to the activities of the Parties under
the Product Development Plan as either Party may bring before the JSC, including any matters that are expressly for the JSC to decide as provided in this Agreement; and 

(v) attempt to resolve disputes between the Parties with respect to the performance of activities under the Product
Development Plan on an informal basis, subject to Section 4.3.2(e). 
 (e) Decision-making. Regardless of the
number of Pfizer JSC Members or Spark JSC Members, each Party will have one vote, and the JSC will make decisions on a unanimous basis. During the Collaboration Period, the JSC will use good faith efforts to reach agreement on any and all matters
properly brought before it. If, despite such good faith efforts, the JSC is unable to reach unanimous agreement on a particular matter, within [**] days after the JSC first meets to consider such matter, or such later date as may be mutually agreed
by the Parties in writing (each such matter, a “Disputed Matter”), then either Party may refer such Disputed Matter for resolution by the appropriate senior executives of each Party, and such senior officers will promptly initiate
discussions in good faith to resolve such Disputed Matter. If the senior executives of each Party are unable to resolve such Disputed Matter within [**] days of it being referred to them, then subject to Section 3.2.1, Section 4.1 and
Section 4.3.2(h), Spark will have final decision-making authority with respect to such Disputed Matter; provided that the Parties must mutually agree, and Spark shall not have the final decision-making authority, with respect to Material
Amendments to the Clinical Trial protocol for any Clinical Trials, initiation of any additional Clinical Trials, amendments to the Product Development Plan or the addition of a Product Development Plan for additional Compounds and Licensed Products,
except as provided in Section 4.3.2(i). If Pfizer assumes final decision-making authority as to Disputed Matters during the Collaboration Period as provided under any Section of this Agreement, Pfizer’s final decision-making authority
shall be subject to the same limitations as set forth above with respect to Spark’s final decision-making authority. A “Material Amendment” to a Clinical Trial protocol is an amendment that can reasonably be expected to affect
the reportability or submission of the Clinical Trial to a Regulatory Authority, or the safety, scope, GxP or integrity of the Clinical Trial (including subject population, sample size, study endpoints or other measurements, inclusion/exclusion
criteria, treatment or dosing regimen or schedule, [**] or study tests or procedures), but does not include administrative changes to the protocol (including a change in trial personnel). 

(f) Limits on JSC Authority. Notwithstanding any provision of this Section 4.3 to the contrary, (i) each Party
will retain the rights, powers and discretion granted to it under this Agreement and no such rights, powers, or discretion will be delegated to or vested in the JSC unless such delegation or vesting of rights is expressly provided for in this
Agreement or the Parties expressly so agree in writing, (ii) the JSC will not have the power to amend this 

  
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Agreement or terminate or otherwise modify or waive compliance with this Agreement in any manner and (iii) neither Party will require the other Party to (A) breach any obligation or
agreement that such other Party may have with or to a Third Party or (B) during the Collaboration Period, perform any activities that are materially different or greater in scope or more costly than those provided for in the Product Development
Plan, as applicable, then in effect. 
 (g) Post-Collaboration Period Role. Following the Collaboration Period, the
JSC will cease to have the responsibilities set forth in Section 4.3.2(d) and the decision-making authority set forth in Section 4.3.2(e), and will no longer function as a decision-making body, provided that, if activities remain
for Spark to perform under the Product Development Plan relating to Compound(s) for which a Phase I/II Clinical Trial has not been completed, as to such remaining activities the JSC shall continue to have the responsibilities set forth in
Section 4.3.2(d) and the decision-making authority set forth in Section 4.3.2(e), and will continue to function as a decision-making body. The JSC will be restructured to constitute an information sharing group and a forum for scheduled
discussions between the Parties regarding the Development and Commercialization of the Products, including progress under the Product Development Plan, the Annual Activity Report and other matters related to the Products during the Term. For
clarity, following the Collaboration Period, except as to the activities described above in this Section 4.3.2(g) above that remain subject to Section 4.3.2(d) and Section 4.3.2(e), all decisions previously within the remit of the JSC
will be Pfizer’s sole decision, subject to Pfizer’s obligations under this Agreement, including Section 4.9, the limitations set forth in Section 4.3.2(e) and Spark’s obligations under this Agreement, including
Section 4.4. In addition, at any time following the end of the Collaboration Period, Spark may elect to discontinue its participation in the JSC by providing Pfizer with written notice of its intention to disband and no longer participate in
the JSC. After the JSC is disbanded, the Parties shall cooperate to facilitate, directly between the Parties, the continuation of any information sharing that otherwise would have occurred through the JSC. 

(h) Spark Change of Control. In the event Spark enters into any agreement or other arrangement with any Factor IX
Company with respect to a Change of Control of Spark prior to Completion of the Phase I/II Clinical Trial, following such, Pfizer shall have the right by written notice to Spark, to assume final decision-making authority with respect to any Disputed
Matters within the JSC’s authority; it being understood that mutual agreement by Spark will be required with respect to the Disputed Matters that had required mutual agreement by Pfizer under Section 4.3.2(e). 

(i) Research on Additional Compounds. During the Collaboration Period, in addition to the Development being conducted
with respect to Compounds in the Product Development Plan, Spark shall have the right to conduct non-clinical, in vitro Development of Compounds (“Additional Compounds”) subject to the Budget line item titled “Pre Clinical
Research 

  
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Support”, solely for the purpose of exploring the desirability of proposing Additional Compounds for further Development by the Parties pursuant to the Product Development Plan. Spark shall
include in the summaries that Spark provides to the JSC pursuant to Section 4.5.2 the results of any Development activities conducted by Spark pursuant to this Section 4.3.2(i). Notwithstanding Section 3.2.1, unless the Parties
mutually agree, to the extent that the aggregate Development Costs in respect of non-clinical, in vitro Development of Additional Compounds exceed the amounts set forth in the Budget under Pre Clinical Research Support, Spark shall pay [**] percent
([**]%) of such excess Development Costs, and such excess Development Costs will not be included for purposes of determining if the Cap has been exceeded. 

4.4 Spark Development Activities Prior to Completion of the Phase I/II Clinical Trial. Spark will use its Commercially Reasonable
Efforts to perform all activities set forth in this Section 4.4, including all of its obligations under the Product Development Plan, in a professional and timely manner. 

4.4.1. Phase I/II Clinical Trial. Spark will use its Commercially Reasonable Efforts to ensure that the Phase I/II
Clinical Trial is conducted and completed and to ensure that the Phase I/II Clinical Trial is conducted in accordance with GxP. In the event that there are obligations on Spark regarding the conduct of or data generated from the Phase I/II Clinical
Trial, Spark will use its Commercially Reasonable Efforts to make any necessary amendments to any agreements with any clinical research investigators or other Third Parties conducting any activities related to the Phase I/II Clinical Trial, or
obtain any necessary waivers or consents to such agreements, in order to permit Spark to comply with its obligations to Pfizer under this Agreement. 

4.4.2. Completion of Phase I/II Clinical Trial. Upon conclusion of the Phase I/II Clinical Trial, Spark will prepare,
complete and deliver to Pfizer the Phase I/II Clinical Data Package, including, with respect to the Phase I/II Clinical Trials, all elements set forth in Exhibit B (the “Data Package Elements”). Spark will cooperate with Pfizer to
procure all such study reports and data in a form of sufficient quality and integrity such that all such data and reports will be suitable for submission to Regulatory Authorities in connection with any filings with Regulatory Authorities. Spark
will be solely responsible for the assembly and delivery of the Phase I/II Clinical Data Package to Pfizer. Costs for the Phase I/II Clinical Trial will be shared between the Parties in accordance with Section 3.2.1. 

4.5 Transfer Activities. 

4.5.1. Initial Disclosure and Knowledge Transfer. 

(a) Know-How. As soon as reasonably possible, but no later than the respective time periods as specified in the
Technology Transfer Plan after the Effective Date, Spark shall, at its own cost, transfer to Pfizer true, accurate and complete copies of the information and documents specified in the Technology Transfer Plan. 

  
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 (b) Tangible Materials. As soon as reasonably possible, but no later than
the respective time periods as specified in the Technology Transfer Plan after the Effective Date, Spark shall, at its own cost, transfer to Pfizer the samples of tangible materials relating to or embodying the Spark Technology licensed hereunder
that are specified in the Technology Transfer Plan. 
 4.5.2. Continuing Disclosure and Knowledge Transfer. No later
than [**] Business Days prior to the scheduled date for each Scheduled JSC meeting during the Collaboration Period and thereafter during the Exclusivity Period as reasonably agreed by the Parties, Spark shall provide to Pfizer a written summary of
Spark Know-How that is developed by Spark or that otherwise comes into the Control of Spark during the preceding reporting period to the extent such Know-How has not otherwise been disclosed to Pfizer (e.g., through inclusion in information provided
to Pfizer via the JSC), is covered by the license granted to Pfizer under Section 2.1 and Section 2.2 and is necessary or useful for the Development, Manufacture, Commercialization or use of Compounds or Licensed Products in the Field.
During the Term, subject to Section 4.15, Spark shall make appropriate personnel available to Pfizer at reasonable times, places and frequency and upon reasonable prior notice for the purpose of assisting Pfizer to understand and use the Spark
Technology in connection with Pfizer’s Development, Manufacture, Commercialization and use of Compounds and Licensed Products. 

4.5.3. Technology Transfer Plan. During the Collaboration Period and thereafter until the [**], Spark will provide
Pfizer with reasonable assistance as necessary or desirable to effect the timely and orderly transfer of Spark Technology (other than Manufacturing process technology) to Pfizer (a) for Pfizer’s use to conduct any of its activities under
the Product Development Plan, and after the Collaboration Period, Development, Manufacture and Commercialization of the Compounds and Licensed Products and (b) in accordance with the Technology Transfer Plan. Without limiting Spark’s
obligations set forth elsewhere under this Section 4.5, Spark will perform all technology transfer activities as set forth under the technology transfer plan set forth in Exhibit C (the “Technology Transfer Plan”). During the
Collaboration Period, all out-of-pocket costs and expenses and the costs of Spark’s personnel associated with the transfer of Spark Technology under the Technology Transfer Plan will be borne by Spark. Following the Collaboration Period, all
reasonable out-of-pocket costs and expenses and the costs of Spark’s personnel, in excess of the time set forth in Section 4.15, associated with the transfer of Spark Technology under the Technology Transfer Plan will be borne by Pfizer.
The Technology Transfer Plan does not include any transfer of Manufacturing process technology. Subject to Section 4.12, Pfizer may request that Spark provide Pfizer or one or more Pfizer Affiliates or Third Parties designated by Pfizer (and,
as to Third Parties, approved by Spark as set forth in Section 4.12) with a transfer of Manufacturing process technology relating to Licensed Product(s). The Parties shall negotiate and agree upon a reasonable Manufacturing technology transfer
plan and budget therefor, and all reasonable out-of-pocket costs and expenses and the reasonable costs of Spark’s personnel associated with such Manufacturing technology transfer will be borne by Pfizer. 

  
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 4.6 Declaration of [**]. 

4.6.1. Promptly after receiving [**] with respect to the Lead Compound, Spark will provide written notice to Pfizer to
that effect (the “[**] Notice”), together with the [**] supporting such determination by Spark that [**] for [**] have been met as set forth in Exhibit D (the “[**] Data Package”). Pfizer will have the right to
conduct such activities and receive [**] related to the [**] Data Package elements set forth in Exhibit D, in good faith, to [**] during the [**] days following receipt of the [**] Notice and [**] Data Package, and Spark will provide such additional
information as so requested by Pfizer as soon as practicable following such request. In the event Pfizer requests additional information within [**] days after Spark’s delivery of the [**] Data Package, Pfizer shall have a minimum of [**] days
to review such additional information following receipt of such information, and such [**] day period may be extended by the number of days needed for Pfizer to have such [**] day minimum review period; provided, however, the Pfizer
shall be entitled to [**] of the review period. In the event Pfizer does not provide written notice to Spark within such [**] day period [**] after receipt of the [**] Notice and [**] Data Package that it disagrees that [**] and specifying
Pfizer’s reasons for such disagreement, [**] shall be deemed to have been [**] as of the date such [**] day period [**] ends. In the event Pfizer notifies Spark that it disagrees that [**] has been [**], such matter may be referred to dispute
resolution pursuant to Section 10.9. In no event may Pfizer’s good faith disagreement with Spark with respect to the [**] be deemed a breach under this Agreement or give Spark a rise to a right of termination of this Agreement by Spark.
Until the [**], the process described in this Section 4.6.1 may be repeated with respect to any Back-up Compounds. 

4.6.2. Pfizer shall also have the right at any time, in its discretion, to determine that the [**] with respect to a
Compound [**] whether or not the criteria therefor are fully satisfied, and in such event the [**] shall be deemed [**] for all purposes hereunder and [**] following such determination by Pfizer. 

4.6.3. In the event Spark fails to deliver the [**] Notice and [**] Data Package to Pfizer during the Collaboration
Period with respect to the Lead Compound, or if following Spark’s delivery of the [**] Notice and [**] Data Package with respect to the Lead Compound, Pfizer notifies Spark that Pfizer disagrees as to [**] of the [**] as described in
Section 4.6.1, within [**] days after the end of the Collaboration Period, Pfizer will elect to either (a) [**], in which case Pfizer shall continue to Develop the Lead Compound pursuant to this Section 4, and Spark shall continue to
Develop the Back-up Compounds pursuant to the Product Development Plan, if applicable, or (b) provide Spark with written notice that it desires that Spark continue to Develop the Back-up Compounds pursuant to the Product Development Plan, if
applicable, in which case Pfizer will not be permitted to continue Development of the Lead Compound 

  
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(unless it subsequently [**] pursuant to Section 4.6.2) and Spark will continue to Develop the Back-up Compounds pursuant to the Product Development Plan, if applicable. In the event Pfizer
elects neither (a) nor (b), Spark shall have the right to terminate this Agreement pursuant to Section 8.5.1. The process outlined in this Section 4.6.3 above shall be repeated with respect to each Back-up Compound, until Pfizer
either elects to [**] or no further Back-up Compounds are being Developed pursuant to the Product Development Plan, it being understood that with respect to the last Back-up Compound with respect to which the Collaboration Period has ended, if
Pfizer does not elect to proceed with Development of such Back-up Compound within [**] days following the Collaboration Period and [**], Spark has the right to terminate this Agreement, as set forth in Section 8.5.1. 

4.7 Adverse Events and Safety Reporting. Spark will, will cause its Affiliates and each CRO, clinical research investigator or other
Third Party (in each case, as applicable) to, report to Pfizer, in a format to be reasonably agreed by the Parties, all Adverse Events or other safety, tolerability or other data, including all investigator safety letters or other safety
information, that Spark or any clinical research investigator or other applicable Third Party generates, receives or otherwise becomes aware of that (a) Pfizer may be required to report to any Regulatory Authority in connection with its
Development, Manufacturing or Commercialization of any Compound or Licensed Product or (b) otherwise indicates or signals that any Compound or Licensed Product has or may have an unacceptable risk-benefit profile. The Parties will cooperate so
that such data, results and information are transferred to Pfizer as expeditiously as possible. In addition, upon Pfizer’s request, the Parties will enter into a separate pharmacovigilance agreement setting forth the responsibilities and
procedures for collecting, sharing and reporting to applicable Regulatory Authorities information regarding Adverse Events and other safety information that is or may be associated with any Compound or Licensed Product, including so as to permit
each Party to comply with Applicable Laws and the requirements of Regulatory Authorities (the “Pharmacovigilance Agreement”); provided that, for clarity, to the extent there is any conflict between the terms and conditions of
the Pharmacovigilance Agreement and this Agreement with respect to the matters covered by such Pharmacovigilance Agreement, the Pharmacovigilance Agreement will govern and control. 

4.8 Access to Information. Pfizer may request the following information from Spark from time-to-time during the Exclusivity Period,
including in connection with verifying achievement of [**], Completion of the Phase I/II Clinical Trial, preparation for EOP2 Meetings and transitioning of any Development activities from Spark to Pfizer: 

4.8.1. Documentation and Access. Upon Pfizer’s request, Spark will promptly provide Pfizer with (a) to the
extent in Spark’s possession or control, access to, or copies of, information regarding processes and systems, including quality management and adherence to GxP in connection with the conduct of the Phase I/II Clinical Trial and any other
Clinical Trials being conducted by Spark as to Compounds and Licensed Products and other supporting information, such that Pfizer may gather sufficient information as part of its due diligence investigations in order to verify achievement of [**]
and planning for the Phase III Clinical Trial and (b) subject to Section 4.15, reasonable access, during normal business hours (provided that reasonable advance notice is given to Spark) to Spark personnel which were or are involved
in the use, discovery or development of the applicable Spark Technology. 

  
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 4.8.2. Audit. Spark will, and will cause its Affiliates to, permit Pfizer
to conduct an audit regarding Development activities to ensure GxP compliance, and will procure access for Pfizer to any manufacturer (including for purposes of conducting any applicable GMP audits of any manufacturer of any Compound or License
Product), CRO or Clinical Trial site during the Phase I/II Clinical Trials, including any subcontractor facilities and any Third Party involved in any Phase I/II Clinical Trial conduct, data or sample analysis, so that Pfizer may conduct an audit
regarding Development activities to ensure GxP compliance. 
 4.8.3. Third Party Manufacturers. In the event Spark has
or will contract with Third Party Manufacturers with respect to Compound or Licensed Product, Spark will, upon Pfizer’s request, grant to Pfizer reasonable access and permission to engage in substantive discussions with Spark’s Third Party
manufacturers of any Compound or Licensed Product, and during the Collaboration Period, at Pfizer’s request, Spark will meet with any and all current or potential Third Party manufacturers of any Compound or Licensed Product. 

4.8.4. Spark Phase I/II Clinical Trial and Non-Clinical Trial Data Sets. Upon Pfizer’s request, and without
limiting the right for Pfizer to receive information under Section 4.4.2, Spark will provide Pfizer with all information in Spark’s possession or control, and will procure access for Pfizer, to all non-Clinical Trial and Clinical Trial
data arising from the Research Program that relates to the Development of any Compound or Licensed Product, including provision of the following to Pfizer by Spark: (a) the definitions and attributes that comprise the Phase I/II Clinical Data
Package, (b) the data quality management and validation processes that underlie the Phase I/II Clinical Data Package and any database in which such Phase I/II Clinical Data Package is maintained, (c) the methodologies that have been
utilized in converting source data into output data in connection with the Phase I/II Clinical Data Package, (d) the relevant statistical analysis assumptions or plans for the Phase I/II Clinical Data Package, (e) audit history of the
Phase I/II Clinical Data Package and the database in which it is maintained, (f) all data, including appropriately de-identified subject-level records, raw datasets, compiled data (derived statistical data sets) and trial master files (TMF) in
the form of SAS Export/Transport file format (XPT) files, (g) the electronic data dictionary consisting of all versions of the case report form used in the Phase I/II Clinical Trial, annotated with the variable names and corresponding datasets,
(h) all databases, including the safety database and non-clinical and clinical databases for Development through Completion of the Phase I/II Clinical Trial), and (i) any other documentation as reasonably requested by Pfizer including
versions of medical coding dictionaries used, statistical programs to produce tables, listings and graphs (TLG), statistical analysis plan (SAP), data management program, statistical programming plan and other TMF as Portable Document Format (PDF)
files. 
 4.8.5. Test Data Transfer. Upon Pfizer’s request, Spark will transfer a set of test data to Pfizer or
Pfizer’s designee in advance of Completion of the Phase I/II Clinical Trial in order for Pfizer to perform certain qualification steps to determine if (a)

  
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the transmission meets Pfizer requirements in content and process and (b) the data will load successfully into the target Pfizer database. Spark will reasonably cooperate with Pfizer if
changes are needed in the data formatting or transmission process to ensure data quality and usability. Spark will transfer additional sets of test data if needed after such changes are made and again if there are any changes in Phase I/II Clinical
Trial variables or data collection tools during the Phase I/II Clinical Trial. A test data set will consist of complete dummy data for at least [**] hypothetical or actual study subjects. 

4.9 Pfizer Diligence. 

4.9.1. Development Diligence. Following the Collaboration Period, Pfizer will use Commercially Reasonable Efforts to
Develop and seek Regulatory Approval for at least [**] in at least one indication in [**], at its own cost. No later than [**] days following the EOP2 Meeting with the FDA and EMA, Pfizer shall provide Spark with [**] (the “Pivotal Trial
Development Plan”), [**]. Without limiting its obligations in the first sentence of this Section 4.9.1 and its rights under Section 4.9.4, Pfizer will use its Commercially Reasonable Efforts to conduct the Pivotal Trial
Development Plan [**] thereunder, it being understood that [**] within the control of Pfizer may [**] outlined in the Pivotal Trial Development Plan. Pfizer may [**] the Pivotal Trial Development Plan [**], provided that any such [**] with
Pfizer’s exercise of its required Commercially Reasonable Efforts, and shall promptly provide to Spark with such [**] Pivotal Trial Development Plan. Except as outlined above or as otherwise set forth in this Agreement, Pfizer will have no
other diligence obligations with respect to the Development or Regulatory Approval of Licensed Products under this Agreement. Pfizer shall ensure that the Pivotal Trial Development Plan and [**] submitted to Spark shall be the same as or
substantially consistent with the corresponding plan used by Pfizer for internal planning and management purposes. 

4.9.2. Commercial Diligence. Pfizer will use Commercially Reasonable Efforts to Commercialize at least [**] in [**],
where Pfizer or its designated Affiliates or sublicensees seek and receive Regulatory Approval for such [**]. Pfizer will have no other diligence obligations with respect to the Commercialization of Licensed Products except as otherwise set forth in
this Agreement. 
 4.9.3. Exceptions to Diligence Obligations. Notwithstanding any provisions of this Agreement to the
contrary, Pfizer will not be deemed in breach of its Diligence Obligations to the extent that: 
 (a) Pfizer or Spark
receives or generates any safety, tolerability or other data indicating or signaling that a Licensed Product has or would have an unacceptable risk-benefit profile or is otherwise not reasonably suited for initiation or continuation of Clinical
Trials; or 
 (b) Pfizer or Spark receives any notice, information or correspondence from any applicable Regulatory Authority
or any applicable Regulatory Authority takes any action that reasonably indicates that a Licensed Product is unlikely to receive Regulatory Approval or Regulatory Exclusivity; or 

  
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 (c) if (i) Pfizer intends to Manufacture Compound or Licensed Products for
Phase III Clinical Development and/or Commercialization under Section 4.12, and either (A) the Parties cannot agree upon a technology transfer plan pursuant to Section 4.5.3, or (B) Spark fails to complete a transfer of the
Manufacture process technology to Pfizer, or (ii) the Parties have mutually agreed to have Spark Manufacture for the Phase III Clinical Trials and/or Commercialization of Licensed Products and Spark fails to deliver the Compounds or Licensed
Products pursuant to such the negotiated supply agreement; 
 provided that, in the case of either (a), (b) or (c)(i)(A), Pfizer
shall continue to take such steps, if any, as are consistent with the exercise of Commercially Reasonable Efforts in view of such circumstances. 

In the event of any of the foregoing, Pfizer may take any and all actions it deems necessary or appropriate in its reasonable discretion with
respect to Development activities or clinical studies to appropriately address such concerns, including instituting a clinical hold or otherwise suspending Development, terminating some or all Development activities or clinical studies with respect
to a particular Compound or Licensed Product or terminating this Agreement in its entirety or with respect to such Compound or Licensed Product pursuant to Section 8.3. 

4.9.4. Deemed Satisfaction of Pfizer’s Diligence Obligations. Without in any way expanding Pfizer’s
obligations under this Agreement, Pfizer’s achievement of any Development Milestone entitling Spark to receive a specific Development Milestone Payment described in Section 3.3 will be conclusive evidence that Pfizer has satisfied its
Pfizer Diligence Obligations under this Agreement with respect to Development activities specifically related to the corresponding Development Milestone. For the avoidance of doubt, the achievement of a specific Development Milestone is intended
only as an example of diligence constituting satisfaction of the Pfizer Diligence Obligations. Pfizer may fully satisfy the Pfizer Diligence Obligations without achieving a Development Milestone, provided that Pfizer otherwise complies with
the provisions of Section 4.9.1 and Section 4.9.2. 
 4.9.5. Communication and Resolution of Diligence Issues. If
Spark believes that Pfizer has failed to meet any of its obligations under Section 4.9.1 or Section 4.9.2, then Spark will promptly notify Pfizer in writing of such potential alleged performance failure (each such potential alleged
performance failure, a “Diligence Issue”). Promptly upon Pfizer’s receipt of any notification of a Diligence Issue pursuant to this Section 4.9.5, Pfizer and Spark will meet discuss the specific nature of such Diligence
Issue and seek to identify an appropriate corrective course of action. If requested by Spark, such meeting will include a representative of Pfizer and that is at least at the level of senior vice president or above and the Chief Executive Officer of
Spark. If, no later than [**] days after Pfizer’s receipt of such notice, (a) the Parties have not reached consensus regarding whether Pfizer has failed to satisfy its obligations pursuant to Section 4.9.1 or 

  
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Section 4.9.2 and (b) the Parties have not agreed upon an appropriate corrective course of action for such Diligence Issue, then such Diligence Issue will be escalated and resolved
pursuant to the provisions set forth in Section 10.9 (provided that Section 10.9.1(a) and Section 10.9.1(b) shall have been deemed to have been satisfied with respect to such diligence issue). 

4.10 Regulatory Affairs. 

4.10.1. Filings, Communications and Meetings During Collaboration Period. During the Collaboration Period, Spark will be
responsible for all filings, reports and communications with all Regulatory Authorities with respect to any Compound or Licensed Product in its own name; provided, however, that Spark will provide such filings, correspondence or
reports that can reasonably be expected to affect the reportability or submission of the Clinical Trial to a Regulatory Authority, or the safety, scope, GxP or integrity of the Clinical Trial (including subject population, sample size, study
endpoints or other measurements, inclusion/exclusion criteria, treatment or dosing regimen or schedule, or [**], or study tests or procedures, but does not include administrative changes to the protocol (including a change in trial personnel) in
advance of any submission to the applicable Regulatory Authority for Pfizer’s review and prior approval, not to be unreasonably withheld, delayed or conditioned. Spark will accommodate Pfizer’s reasonable requests to participate in
communications with Regulatory Authorities, including attending meetings and reviewing minutes of any meetings, material telephone conferences or material discussions with such Regulatory Authorities, in each case with respect to any Compound or
Licensed Product and to the extent permitted by any applicable Regulatory Authority. 
 4.10.2. Post-Collaboration
Period. Following the Collaboration Period, subject to Pfizer’s obligations under Section 4.9.1 and Section 4.9.2, Pfizer shall solely determine all regulatory plans and strategies for Licensed Products and will own, have sole
authority for and be responsible for preparing, seeking, submitting and maintaining all regulatory filings and Regulatory Approvals for all Licensed Products, including preparing all reports necessary as part of a regulatory filing, Regulatory
Approval or Regulatory Exclusivity in any country in the Territory, at its own expense. Spark will and upon the end of the Collaboration Period hereby does assign any and all Regulatory Approvals or any other rights or permissions granted by any
Regulatory Authority to Pfizer, together with all other regulatory filings and development data, to the extent such assignment is permissible under Applicable Law. Further, Spark will take all actions and provide all assistance reasonably requested
by Pfizer to effect the assignments in this Section 4.10.2 and, subject to Section 4.15, to otherwise take such reasonable actions to assist Pfizer in making regulatory filings and seeking and maintaining Regulatory Approval and Regulatory
Exclusivity. 
 4.10.3. End of Phase II Meetings. Following Completion of the Phase I/II Clinical Trial, the Parties
will arrange for End of Phase II meetings (each, an “EOP2 Meeting”) with each of the FDA and EMA. The objective of each EOP2 Meeting will be to discuss and confirm the clinical development pathway for further Development of the
Licensed Products. The Parties will jointly prepare for each EOP2 

  
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Meeting, including (a) formulating the plan for further Development of Licensed Products and the regulatory strategy and pathway for such Product and (b) the preparation of any
correspondence and filings with the Regulatory Authorities. Decisions regarding all matters related to the EOP2 Meetings will be made by consensus of the Parties; provided, however, in the event that the Parties cannot reach consensus
on any such matter, Pfizer will have the right to make the final decision. 
 4.10.4. Reporting. With respect to any
activities occurring prior to the date that Pfizer becomes the sponsor for the Phase III Clinical Trial in all countries where such trial is being conducted, each Party (the “Reporting Party”) will promptly notify the other Party in
writing (a) of any GxP compliance inspections relating to any Compound or Licensed Product or any activities performed by the Reporting Party under this Agreement, and the Reporting Party provide the other Party with access to all reports
related to any such GxP compliance inspections and the Reporting Party’s responses thereto, (b) in the event that the Reporting Party or any clinical research investigator or other Third Party performing activities related to any
activities of the Reporting Party hereunder is obligated under Applicable Law to report any information to any Regulatory Authority and (c) of any agreement regarding any corrective and preventative actions by and between the Reporting Party,
or any CRO, clinical research investigator or other Third Party performing activities related to any activities of the Reporting Party hereunder, and any Regulatory Authority, and the Reporting Party will provide copies of any such agreements to the
other Party. 
 4.10.5. Regulatory Reporting. Following the Collaboration Period, Pfizer will be responsible for all
Adverse Event reporting and other safety information exchange in accordance with Section 4.7. 
 4.10.6. Regulatory
Communications. Following the Collaboration Period, upon Spark’s reasonable request, Pfizer will reasonably consider and endeavor to accommodate Spark’s requests to participate in communications with Regulatory Authorities at
Spark’s sole cost and expense, including attending meetings and reviewing minutes of any meetings, material telephone conferences or material discussions with such Regulatory Authorities, in each case with respect to any Compound or Licensed
Product and to the extent permitted by any applicable Regulatory Authority. 
 4.10.7. Cooperation. Following the
Collaboration Period, Spark will and will require its Affiliates, CROs, clinical research investigators, or other applicable Third Parties to, reasonably cooperate with Pfizer and all Pfizer’s Affiliates in the event of any inspection by a
Regulatory Authority related to any Compound or Licensed Product or any activities to be performed under this Agreement. Such cooperation will include providing Pfizer with access to all Data Package Elements and all information listed in
Section 4.4 and Section 4.8. 

  
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 4.11 Commercialization Activities. 

4.11.1. General. Subject to Section 4.9.2, Pfizer shall have sole and exclusive control over all matters relating
to the Commercialization of Compounds and Licensed Products, including sole and exclusive control over (a) pricing of Licensed Products and (b) the negotiation of Licensed Product pricing with Regulatory Authorities and other Third
Parties; provided, however, that in the Major Market Countries and Japan, Pfizer shall not use Third Party sublicensees or exclusive distributors to sell Licensed Products without the consent of Spark, such consent not to be
unreasonably withheld or delayed. 
 4.11.2. Branding. Pfizer or its designated Affiliates or sublicensees shall
select and own all Trademarks used in connection with the Commercialization of any and all Licensed Products. 
 4.12 Manufacturing.
Spark shall maintain responsibility for Manufacture of Compounds and Licensed Product for Development of Licensed Products until the end of Phase I/II Clinical Trial. The Manufacturing Costs of such supply shall be included in the Budget. Subject to
the following sentence, Pfizer shall have the exclusive right to Manufacture for the Phase III Clinical Trials and Commercialization of Licensed Products either itself or through one or more Affiliates or Third Parties selected by Pfizer, such Third
Parties to be subject to Spark’s consent, such consent not to be unreasonably withheld or delayed. Notwithstanding the foregoing, the Parties may mutually agree to have Spark Manufacture for the Phase III Clinical Trials and/or
Commercialization of Licensed Products, in which case the Parties shall negotiate in good faith and enter into an appropriate supply agreement therefor on commercially reasonable terms. 

4.13 Progress Reporting. After the Collaboration Period, Pfizer shall provide Spark with annual written reports summarizing
Pfizer’s activities to Develop and Commercialize Licensed Products (each, an “Annual Activity Report”). Any information or written report provided by Pfizer to Spark pursuant to this Section 4.13 shall be deemed to be
Pfizer’s Confidential Information and subject to the provisions of Section 6. 
 4.14 Other Pfizer Programs. Subject to
Section 2.10, Spark understands and acknowledges that Pfizer may have present or future initiatives or opportunities, including initiatives or opportunities with its Affiliates or Third Parties, involving products, programs, technologies or
processes that are similar to, and in some instances may compete with a Compound or Licensed Product, program, technology or process covered by this Agreement. Spark acknowledges and agrees that, except for Section 2.10, nothing in this
Agreement will be construed as a representation, warranty, covenant or inference that Pfizer will not itself Develop, Manufacture or Commercialize or enter into business relationships with one or more of its Affiliates or Third Parties to Develop,
Manufacture or Commercialize products, programs, technologies or processes that are similar to or that may compete with any product, program, technology or process covered by this Agreement, provided that, for clarity, Pfizer will not use
Spark’s Confidential Information in breach of this Agreement. 
 4.15 Limitation on Spark Support. After the Collaboration
Period, Spark’s obligations to provide personnel support to Pfizer as required in Sections 4.5.2, 4.5.3, 4.8.1 and, subject to the next sentence below, 4.10.2 shall be subject to the following: (a) for Spark personnel time in excess of an
aggregate of [**] per month, Spark’s provision of such support shall be subject to the Parties’ reasonable agreement on a plan and budget for such support, and Pfizer shall pay Spark for such support in accordance with such agreed budget
and (b)

  
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reasonable limitations on the availability of applicable Spark personnel. Notwithstanding the foregoing, Spark’s obligations to provide personnel support to Pfizer as required in
Section 4.10.2 shall not be subject to the foregoing limitations until the EOP2 Meeting has been completed. 
  

	5.	Intellectual Property. 

 5.1 Pre-Existing IP. Subject to the licenses granted
pursuant to Section 2.1 and Section 2.2, each Party shall retain all right, title and interest in and to any Intellectual Property Rights that are Controlled by such Party prior to or independent of this Agreement. 

5.2 Developed IP. 

5.2.1. Ownership of Jointly Invented Research Program Technology. The Parties shall jointly own all jointly invented
Research Program Technology and Joint Technology. Subject to the grant of licenses to Pfizer under Section 2.1 and Section 2.2 and the Parties’ other rights and obligations under this Agreement, each Party shall be free to exploit,
either itself or through the grant of licenses to Third Parties (which Third Party licenses may be further sublicensed), jointly invented Research Program Technology and Joint Technology throughout the world without restriction, without the need to
obtain further consent from or provide notice to the other Party, and without any duty to account or otherwise make any payment of any compensation to the other Party. 

5.2.2. Pfizer Technology. Pfizer shall own all right, title and interest in and to any Intellectual Property Rights
conceived by Pfizer, its Affiliates, subcontractors or sublicensees in the course of conducting the Research Program, and otherwise in connection with Pfizer’s activities and exercising its rights under this Agreement, other than jointly
invented Research Program Technology and Joint Technology. 
 5.2.3. Spark Technology. Subject to the grant of
licenses to Pfizer under Section 2.1 and Section 2.2, Spark shall own all right, title and interest in and to any Intellectual Property Rights conceived by Spark, its Affiliates, subcontractors or sublicensees in the course of conducting
the Research Program, and otherwise in connection with Spark’s activities and exercising its rights under this Agreement, other than jointly invented Research Program Technology and Joint Technology; provided, however, if Spark,
its Affiliates, subcontractors or sublicensees conceive of Intellectual Property Rights, other than Manufacturing process Intellectual Property Rights, in the course of conducting the Research Program, and otherwise in connection with Spark’s
activities and exercising its rights under this Agreement, after the date Pfizer has begun paying one hundred percent (100%) of Development Costs and Manufacturing Costs pursuant to Section 3.2.1, the Parties will jointly own all right,
title and interest in and to such Intellectual Property Rights. 

  
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 5.3 Patent Prosecution and Maintenance. 

5.3.1. First Right to File, Prosecute and Maintain. 

(a) Spark Patent Rights. Subject to Pfizer’s rights set forth in Section 5.3.3(a) below, Spark shall have the
first right, but not the obligation, to prepare, file, prosecute (including any oppositions, interferences, derivations, reissue proceedings, reexaminations, interparty proceedings, and post-grant proceedings) and maintain the Spark Patent Rights
and any Research Program Patent Rights solely invented by Spark or its representatives throughout the world, using patent counsel, patent agents and an annuity service of Spark’s choice that are reasonably acceptable to Pfizer. Spark agrees
that at Pfizer’s request it will use reasonable efforts to obtain additional patents, within any Spark Patent Rights and any Research Program Patent Rights solely invented by Spark or its representatives, containing claims reasonably requested
by Pfizer for the purposes of obtaining multiple patents upon which patent extensions might be granted. It is agreed that Spark may use internal patent counsel, filing clerks, and paralegals employed by Spark for such activities, including for
coordinating worldwide filings of such Spark Patent Rights and Research Program Patent Rights solely invented by Spark or its representatives for prosecution before the European Patent Office, and for directly instructing U.S. outside counsel and
ex-U.S. patent agents, including by providing draft applications and responses. It is also agreed that Spark may employ its preferred patent agents to conduct such activities as required for U.S. and ex-U.S. prosecution. Spark shall pay [**] percent
([**]%) of all fees and costs of outside counsel/patent agents/annuity service engaged pursuant to this Section 5.3.1(a) (including patent office fees and other Third Party fees and costs) in preparing, filing, prosecuting and maintaining such
Spark Patent Rights and Research Program Patent Rights solely invented by Spark or its representatives in the countries and regions listed in Schedule 5.3.1(a), provided that Spark shall not be responsible for (x) any fees or costs
related to any independent correspondence with or instructions by Pfizer (or any Pfizer Representative) or (y) any patent office fees, and associated counsel/agent fees and costs, for extensions, which are not incurred at the request of, and
not due to the actions of, Spark. Spark shall notify Pfizer at least [**] days prior to the deadline for filing a convention patent application and/or entering into the national phase with respect to any PCT application included in the
aforementioned Spark Patent Rights and Research Program Patent Rights. No later than [**] days prior to filing a convention application or entry into the national phase Pfizer shall provide Spark with a list of additional countries and regions in
which Pfizer would like Spark to file. Spark shall file patent applications in all countries and regions requested by Pfizer pursuant to this Section 5.3.1(a). Pfizer shall pay [**] percent ([**]%) and Spark shall pay [**] percent ([**]%) of
all fees and costs of outside counsel/patent agents/annuity service engaged (including patent office fees and other Third Party fees and costs) in preparing, filing, prosecuting and maintaining such Spark Patent Rights and Research Program Patent
Rights in such countries and regions requested by Pfizer not listed in Schedule 5.3.1(a). 
 (b) Jointly Invented Research
Program Patent Rights and Joint Patent Rights. Subject to Spark’s rights set forth in Section 5.3.3(b) below, Pfizer shall have the first right, but not the obligation, to prepare, file, prosecute (including 

  
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any oppositions, interferences, derivations, reissue proceedings, reexaminations, interparty proceedings, and post-grant proceedings) and maintain the jointly invented Research Program Patent
Rights and Joint Patent Rights throughout the world, using patent counsel, patent agents and an annuity service of Pfizer’s choice that are reasonably acceptable to Spark. It is agreed that Pfizer may use internal patent counsel, filing clerks,
and paralegals employed by Pfizer for such activities, including for coordinating worldwide filings of such Research Program Patent Rights and Joint Patent Rights, for prosecution before the European Patent Office, and for directly instructing U.S.
outside counsel and ex-U.S. patent agents, including by providing draft applications and responses. It is also agreed that Pfizer may employ its preferred patent agents and/or members of the “Pfizer Legal Alliance” to conduct such
activities as required for U.S. and ex-U.S. prosecution. Pfizer shall pay [**] percent ([**]%) of all fees and costs of outside counsel/patent agents/annuity service engaged pursuant to this Section 5.3.1(b) (including patent office fees and
other Third Party fees and costs) in filing, prosecuting and maintaining the Research Program Patent Rights and Joint Patent Rights, provided that Pfizer shall not be responsible for (x) any fees or costs related to any independent
correspondence with or instructions by Spark (or any Spark Representative) or (y) any patent office fees, and associated counsel/agent fees and costs, for extensions, which are not incurred at the request of, and not due to the actions of,
Pfizer. 
 5.3.2. Review and Comment. 

(a) Spark Patent Rights. Spark shall keep Pfizer advised on the status of the prosecution and maintenance of all Spark
Patent Rights and Research Program Patent Rights solely invented by Spark or its representatives annually and at other times as necessary to comply with its obligations hereunder or as reasonably requested by Pfizer. For the United States, Europe
and Japan, and any other countries or patent offices specifically requested in writing by Pfizer, Spark shall allow Pfizer a reasonable opportunity and reasonable time to review and comment regarding substantive communications from the relevant
patent offices or Governmental Authorities and drafts of any responses or other proposed substantive filings before any such filings are submitted to any relevant patent offices or Governmental Authorities, and Spark shall consider in good faith any
reasonable comments offered by Pfizer in preparing any final filings to be submitted to any relevant patent offices or Governmental Authorities. 

(b) Jointly Invented Research Program Patent Rights and Joint Patent Rights. Pfizer shall keep Spark advised on the
status of the prosecution and maintenance of all jointly invented Research Program Patent Rights and Joint Patent Rights annually and at other times as necessary to comply with its obligations hereunder or as reasonably requested by Spark. For the
United States, Europe and Japan, and any other countries or patent offices specifically requested in writing by Spark, Pfizer shall allow Spark a reasonable opportunity and reasonable time to review and comment regarding substantive 

  
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communications from the relevant patent offices or Governmental Authorities and drafts of any responses or other proposed substantive filings before any such filings are submitted to any relevant
patent offices or Governmental Authorities, and Pfizer shall consider in good faith any reasonable comments offered by Spark in preparing any final filings to be submitted to any relevant patent offices or Governmental Authorities. 

5.3.3. Election to Not Prosecute or Maintain. 

(a) Spark Patent Rights. If Spark at any time declines to continue prosecution or maintenance of the patents and
applications in a particular country for any Spark Patent Right or Research Program Patent Right solely invented by Spark or its representatives, then, subject to any limitations imposed by any Spark Third Party Agreement, Spark shall provide Pfizer
with at least [**] days prior written notice to such effect, and Spark shall have no responsibility with respect to the prosecution or maintenance of the applicable Patent Right and no responsibility for any expenses incurred in connection with such
Patent Right after the end of such [**] day period. If Pfizer gives written notice to Spark before the end of such [**] days period that Pfizer elects to continue prosecution or maintenance), (a) Spark, upon Pfizer’s request, shall execute
such documents and perform such acts, at Pfizer’s expense, as may be reasonably necessary to permit Pfizer to prosecute and maintain such Patent Right at its sole expense and (b) Pfizer shall keep Spark advised on the status of the
prosecution and maintenance of all such Patent Rights annually and at other times as reasonably requested by Spark; provided, however, that the use of any Spark Confidential Information in connection with Pfizer’s prosecution and
maintenance shall be subject to Spark consent, not to be unreasonably withheld. If Pfizer does not give written notice to Spark before the end of such [**] day period that Pfizer elects to continue prosecution or maintenance of such Patent Right,
Spark shall be entitled to allow such Patent Right to lapse. 
 (b) Jointly Invented Research Program Patent Rights and
Joint Patent Rights. If Pfizer at any time declines to continue prosecution or maintenance of the patents and applications in a particular country for any jointly invented Research Program Patent Rights and Joint Patent Right, Pfizer shall
provide Spark with at least [**] days prior written notice to such effect, and Pfizer shall have no responsibility with respect to the prosecution or maintenance of the applicable Patent Right and no responsibility for any expenses incurred in
connection with such Patent Right after the end of such [**] day period. If Spark gives written notice to Pfizer before the end of such [**] day period that Spark elects to continue prosecution or maintenance, Pfizer, upon Spark’s request,
shall make reasonable efforts to timely execute such documents and perform such acts, at Spark’s expense, as may be reasonably necessary to permit Spark to prosecute and maintain such Patent Right at its sole expense, and Spark shall keep
Pfizer advised on the status of the prosecution and maintenance of all such Patent Rights [**] and at other times as reasonably requested by Pfizer; provided, however, that the use of any Pfizer Confidential Information in 

  
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connection with Spark’s prosecution and maintenance shall be subject to Pfizer consent, not to be unreasonably withheld. If Spark does not give written notice to Pfizer before the end of
such [**] day period that Spark elects to continue prosecution or maintenance of such Patent Right, Pfizer shall be entitled to allow such Patent Right to lapse. 

5.3.4. Patent Term Restoration and Extension. Pfizer shall, subject to any limitations imposed by any Spark Third Party
Agreement, have the exclusive right, but not the obligation, to seek, in Spark’s name if so required, patent term extensions, supplemental protection certificates and the like available under Applicable Law, including 35 U.S.C. § 156 and
applicable foreign counterparts, in any country in the Territory as to the Spark Patent Rights, Research Program Patent Rights and Joint Patent Rights in relation to Licensed Products. Spark and Pfizer will cooperate in connection with all such
activities. Pfizer will give due consideration to all suggestions and comments of Spark regarding any such activities, but in the event of a disagreement between the Parties, Pfizer will have the final decision-making authority; provided,
however, that Pfizer will seek (or will allow Spark to seek) to extend, including through the use of supplemental protection certificates and the like, any Spark Patent Right, Research Program Patent Right or Joint Patent Right at
Spark’s request unless in Pfizer’s reasonable legal determination such Spark Patent Right, Research Program Patent Right or Joint Patent Right may not be extended under Applicable Law without limiting Pfizer’s right to extend any
other Patent Right. 
 5.3.5. European Patent Filing Decisions. Pfizer shall have the exclusive right, but not the
obligation, to determine in relation to the jointly invented Research Program Patent Rights and Joint Patent Rights whether any European Patent Right shall be obtained as a national patent of a European state, or as a European patent with unitary
effect, including whether to validate a European patent as a national patent or a patent with unitary effect. Where Pfizer has the first or sole right to enforce any such Patent Right under this agreement, unless such right to enforce has passed to
Spark, Pfizer shall have the sole right, at any relevant time in the prosecution or enforcement of such Patent Right, to determine whether to subject such Patent Right to the jurisdiction of the Unified Patent Court, including with respect to any
infringement or nullity action, and including with respect to any decision whether to opt-in or opt-out of such jurisdiction. Spark and Pfizer shall cooperate in connection with all such activities, taking such action in Spark’s name if so
required. Pfizer, its agents and attorneys will give due consideration to all suggestions and comments of Spark regarding such determinations, but in the event of a disagreement between the Parties, Pfizer will have the final decision-making
authority. 
 5.3.6. Liability. To the extent that a Party is obtaining, prosecuting or maintaining a Spark Patent
Right, Research Program Patent Right or Joint Patent Right or otherwise exercising its rights under this Section 5.3, neither such Party, nor any of its Affiliates, employees, agents or representatives, shall be liable to the other Party in
respect of any act, omission, default or neglect on the part of any such Affiliate, employee, agent or representative in connection with such activities undertaken in good faith. 

  
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 5.3.7. Cooperation. Each Party shall provide the other Party all
reasonable assistance and cooperation in the patent prosecution and extension efforts in accordance with this Section 5.3, including by providing any necessary powers of attorney and executing any other required documents or instruments for
such prosecution or extension applications. 
 5.3.8. Biosimilar Notices. Notwithstanding any provision of this
Agreement to the contrary, each Party shall, within [**] Business Days after receipt thereof, give written notice to the other of any notice received from a Third Party of an application for FDA approval under the Biologics Price Competition and
Innovation Act of 2009 (or any amendment or successor statute thereto) of a Biosimilar Product, or any certification under a similar statutory or regulatory requirement in any non-United States country in the Territory, claiming that a Spark Patent
Right, Research Program Patent Right or Joint Patent Right covering any Product is invalid or that infringement will not arise from the Development, Manufacture or Commercialization of a proposed Biosimilar Product by a Third Party. Upon the giving
of such notice, Pfizer shall have the first right but not the obligation, to bring an infringement action against such Third Party in connection with such certification. Pfizer shall notify Spark at least [**] Business Days prior to the date set
forth by statute or regulation with respect to the first response to be made by the BLA holder, of its intent to exercise, or not exercise, this right, and, if Pfizer does not exercise this right, the Parties will have the rights and obligations as
set forth in Section 5.4.3. Any infringement action against a Third Party arising under this Section 5.3.8 shall be governed by the provisions of Section 5.4. 

5.4 Enforcement and Defense of Patent Rights. 

5.4.1. Notification. Each Party will promptly notify the other Party in writing of any actual, potential, suspected or
threatened infringement, misappropriation or other violation by a Third Party of any Spark Patent Right, Research Program Patent Right or Joint Patent Right of which it becomes aware (“Third Party Infringement”). 

5.4.2. Control. 

(a) Except as otherwise provided in this Section 5, and subject to any limitations imposed by any Spark Third Party
Agreement, Pfizer will have the sole right but not the obligation, to institute litigation or take other steps to remedy Third Party Infringement within the Field, and any such litigation or steps will be at Pfizer’s expense; provided
that any recoveries resulting from such litigation or steps relating to such Third Party Infringement, after deducting Pfizer’s out of pocket expenses (including counsel fees and expenses) in pursuing such claim, will be allocated between
the Parties [**] percent ([**]%) to Pfizer and [**] percent ([**]%) to Spark. Spark will have the right, and to the extent the applicable Patent Rights are or become subject to a license from Spark to a Third Party licensee or collaborator outside
the Field such Third Party shall have the right, to consult with Pfizer about such litigation and to participate in and be represented by independent counsel in such litigation at Spark’s, or such Third Party’s, own expense. Pfizer will
not, without the prior written consent of Spark, not to be unreasonably withheld, enter into any compromise or 

  
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settlement relating to such litigation that (a) admits the invalidity or unenforceability of any Spark Patent Right, Research Program Patent Right and Joint Patent Right or (b) requires
Pfizer to abandon any Spark Patent Right, Research Program Patent Right and Joint Patent Right. In order to establish standing, Spark, upon request of Pfizer, agrees to timely commence or to join in any such litigation, at Pfizer’s expense, and
in any event to cooperate with Pfizer in such litigation or steps at Pfizer’s expense. Spark will have the right to consult with Pfizer about such litigation and to participate in and be represented by independent counsel in such litigation at
Spark’s expense. 
 (b) Except as otherwise provided in this Section 5, Spark will have the sole right but not the
obligation, to institute litigation or take other steps to remedy Third Party Infringement outside the Field, any such litigation or steps will be at Spark’s expense, and any recoveries resulting from such litigation or steps relating to such
Third Party Infringement be recoverable solely by Spark. Pfizer will have the right to consult with Spark about such litigation and to participate in and be represented by independent counsel in such litigation at Pfizer’s own expense. Spark
will not, without the prior written consent of Pfizer, not to be unreasonably withheld, enter into any compromise or settlement relating to such litigation that (a) admits the invalidity or unenforceability of any Spark Patent Right, Research
Program Patent Right and Joint Patent Right or (b) requires Spark to abandon any Spark Patent Right, Research Program Patent Right and Joint Patent Right. Pfizer will have the right to consult with Spark about such litigation and to participate
in and be represented by independent counsel in such litigation at Pfizer’s expense. 
 5.4.3. Pfizer Election to Not
Enforce or Defend. If Pfizer fails to institute litigation or otherwise take steps to remedy Third Party Infringement within [**] days of its receipt of notice (or such shorter period as may be necessary to permit Spark to institute such action
without a loss of rights following Pfizer’s failure to institute litigation or take other action, for example in the case of a notice received from a Third Party of an application for FDA approval under the Biologics Price Competition and
Innovation Act of 2009 (or any amendment or successor statute thereto) of a Biosimilar Product), then Spark will have the right, but not the obligation, upon [**] days (or such shorter period as may be necessary to permit Spark to institute such
action without a loss of rights, for example in the case of a notice received from a Third Party of an application for FDA approval under the Biologics Price Competition and Innovation Act of 2009 (or any amendment or successor statute thereto) of a
Biosimilar Product), prior notice to Pfizer, at Spark’s expense, to institute any such litigation. In order to establish standing or prove damages, Pfizer, upon request of Spark, agrees to timely commence or to join in any such litigation, at
Spark’s expense, and in any event to cooperate with Spark in such litigation or steps at Spark’s expense. Pfizer will have the right to consult with Spark about such litigation and to participate in and be represented by independent
counsel in such litigation at Pfizer’s expense. 
 5.4.4. Other Actions by Third Parties. Each Party will
promptly notify the other Party in the event of any legal or administrative action by any Third Party 

  
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involving any Spark Patent Right, Research Program Patent Right or Joint Patent Right in relation to any Licensed Product of which it becomes aware, including any nullity, revocation,
interference, reexamination or compulsory licensing proceeding. Pfizer will have the first right, but not the obligation, to defend against any such action involving any Spark Patent Right, Research Program Patent Right and Joint Patent Right, in
its own name or Spark’s name (to the extent permitted by Applicable Law), and any such defense will be at Pfizer’s expense. Spark, at Pfizer’s request, agrees to join in any such action at Pfizer’s expense and in any event to
cooperate with Pfizer at Pfizer’s expense. Spark will have the right to consult with Pfizer about such litigation and to participate in and be represented by independent counsel in such litigation at Spark’s expense. If Pfizer fails to
defend against any such action, then Spark will have the right to defend such action, in its own name, and any such defense will be at Spark’s expense. Neither Party will, without the prior written consent of the other Party, not to be
unreasonably withheld, enter into any compromise or settlement relating to such litigation that (a) admits the invalidity or unenforceability of any Spark Patent Right, Research Program Patent Right and Joint Patent Right or (b) requires
the abandonment any Spark Patent Right, Research Program Patent Right and Joint Patent Right. 
 5.5 Allegations of Infringement; Third
Party Licenses. If the Development, Manufacture, Commercialization or use of any Compound or Licensed Product, the practice of any Spark Technology, Research Program Technology and Joint Technology in connection with Licensed Products, or the
exercise of any other right granted by Spark to Pfizer hereunder in connection with Licensed Products (collectively, the “Licensed Activities”) by Pfizer or any of its Affiliates or sublicensees or the practice of any Spark
Technology, Research Program Technology and Joint Technology by Spark is alleged by a Third Party to infringe, misappropriate or otherwise violate such Third Party’s Patent Rights or other Intellectual Property Rights, Spark will notify Pfizer
in writing promptly upon becoming aware of such allegation. If either Party determines that, based upon the review of any Third Party Patent Right or other Third Party Intellectual Property Rights, it may be desirable to obtain a license from such
Third Party with respect thereto so as to avoid any potential claim of infringement by such Third Party against either Party or their respective Affiliates or sublicensees, then such Party will promptly notify the other Party of such determination.

 5.6 Third Party Infringement Suits. 

5.6.1. Notification. Each Party will promptly notify the other Party in the event that any Third Party files suit or
brings any other action alleging patent infringement by Pfizer or Spark or any of their respective Affiliates or sublicensees with respect to the Development, Manufacture, Commercialization or use of any Compound or Licensed Product or the practice
of Spark Technology, Research Program Technology and Joint Technology in connection with any Licensed Product (any such suit or other action referred to herein as an “Infringement Claim”). 

5.6.2. Control. In the case of any Infringement Claim against Pfizer (including its Affiliates or sublicensees) alone or
against both Pfizer and Spark (including its Affiliates), Pfizer will have the right, but not the obligation, to control the defense of such Infringement Claim, including control over any related litigation, settlement, appeal or other disposition
arising in connection therewith. Spark will cooperate with 

  
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Pfizer and will have the right to consult with Pfizer concerning any Infringement Claim and to participate in and be represented by independent counsel in any associated litigation in which Spark
is a party at Spark’s own expense (but Spark will have no obligation to join any Infringement Claim or associated litigation that is brought against Pfizer alone). If Pfizer elects to control the defense of any Infringement Claim, then
notwithstanding any provisions of Section 9.4.2 to the contrary, Pfizer will continue to have the right to control using counsel of its own choice, will pay all costs of such litigation, including its own attorneys’ fees incurred in
investigating, preparing or defending such Infringement Claim, and all judgments resulting therefrom, and shall have the right to deduct [**] percent ([**]%) of such amounts against any Development Milestone Payment or as a Third Party license cost
through a sharing of costs and or a royalty offset pursuant to Section 3.4.3(b) that becomes due to Spark thereafter, provided that in the case where Spark is required to indemnify Pfizer pursuant to 9.3.2, Pfizer shall have the
right to deduct [**]% of such amounts against any Development Milestone Payment or as a Third Party License cost through a sharing of costs and/or a royalty offset pursuant to Section 3.4.3 that becomes due to Spark thereafter. In the case of
any Infringement Claim against Spark alone, Pfizer will have the right to consult with Spark concerning such Infringement Claim, and Pfizer, upon request of Spark, will reasonably cooperate with Spark at Spark’s expense (but Pfizer will have no
obligation to join any Infringement Claim or associated litigation). Neither Party will, without the prior written consent of the other Party, not to be unreasonably withheld, enter into any compromise or settlement relating to such litigation that
(a) admits the invalidity or unenforceability of any Spark Patent Right, Research Program Patent Right and Joint Patent Right or (b) requires the abandonment any Spark Patent Right, Research Program Patent Right and Joint Patent Right.

 5.7 Trademarks. All Trademarks for Licensed Products (excluding Spark’s company Trademarks) filed in the Territory shall be
owned by Pfizer, and applications for registration of such Trademarks shall be filed and prosecuted by Pfizer with reasonable assistance from Spark if necessary, at Pfizer’s expense. Neither Spark nor its Affiliates shall use or seek to
register, anywhere in the world, any Trademark which is confusingly similar to any Trademark used by or on behalf of Pfizer, its Affiliates or sublicensees in connection with any Licensed Product. All costs of the filing of applications for
registration of Trademarks in the Territory shall be borne solely by Pfizer. 
  

	6.	Confidentiality. 

 6.1 Definition. “Confidential
Information” means, with respect to each Party, all Know-How or other information, including proprietary information and materials (whether or not patentable) regarding or embodying such Party’s technology, products, business
information or objectives, that is communicated by or on behalf of the Disclosing Party to the Receiving Party or its permitted recipients, on or after the Effective Date, but only to the extent that such Know-How or other information in written
form is marked in writing as “confidential” at the time of disclosure, and such Know-How or other information disclosed orally or in non-tangible form is (a) identified by the Disclosing Party as “confidential” at the time
of disclosure and (b) within [**] days thereafter, the Disclosing Party provides a written 

  
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summary of such Know-How or other information marked as “confidential”. Confidential Information does not include any Know-How or other information that (a) was already known by
the Receiving Party (other than under an obligation of confidentiality to the Disclosing Party) at the time of disclosure by or on behalf of the Disclosing Party, (b) was generally available to the public or otherwise part of the public domain
at the time of its disclosure to the Receiving Party, (c) became generally available to the public or otherwise part of the public domain after its disclosure to the Receiving Party, other than through any act or omission of the Receiving Party
in breach of its obligations under this Agreement, (d) was disclosed to the Receiving Party, other than under an obligation of confidentiality, by a Third Party who had no obligation to the Disclosing Party not to disclose such information to
the Receiving Party or (e) was independently discovered or developed by or on behalf of the Receiving Party without the use of any Confidential Information belonging to the Disclosing Party. The terms and conditions of this Agreement will be
considered Confidential Information of both Parties. 
 6.2 Obligation; Term. Except to the extent otherwise expressly authorized by
this Agreement, the Parties agree that, during the Term and for [**] years thereafter, each Party (the “Receiving Party”) receiving any Confidential Information of the other Party (the “Disclosing Party”) hereunder
will: (a) keep the Disclosing Party’s Confidential Information confidential, (b) not disclose, or permit the disclosure of, the Disclosing Party’s Confidential Information and (c) not use, or permit to be used, the
Disclosing Party’s Confidential Information for any purpose other than as expressly permitted under the terms of this Agreement. 

6.3 Disclosure to Party Representatives. Notwithstanding the provisions of Section 6.2, the Receiving Party may disclose
Confidential Information belonging to the Disclosing Party to the Receiving Party’s Representatives who (a) have a need to know such Confidential Information in connection with the performance of the Receiving Party’s obligations or
the exercise of the Receiving Party’s rights under this Agreement and (b) have agreed in writing to non-disclosure and non-use provisions with respect to such Confidential Information that are at least as restrictive as those set forth in
this Section 6. 
 6.4 Disclosure to Third Parties. Notwithstanding the provisions of Section 6.2, each Party may disclose
Confidential Information belonging to the other Party to the extent such disclosure is reasonably necessary: 
 6.4.1.
to Governmental Authorities (a) to the extent desirable to obtain or maintain INDs or Regulatory Approvals for any Compound or Licensed Product within the Territory and (b) in order to respond to inquiries, requests or investigations
relating to Compounds, Licensed Products or this Agreement; 
 6.4.2. to outside consultants, contractors, advisory
boards, managed care organizations, non-clinical and clinical investigators, and bona fide potential or actual sublicensees, collaborators, partners or permitted assignees in each case to the extent desirable to Develop, Manufacture, register or
Commercialize any Compound or Licensed Product; provided that the Receiving Party will obtain the same confidentiality obligations from such Third Parties as it obtains with respect to its own similar types of confidential information; 

  
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 6.4.3. in connection with filing, prosecuting or maintaining Patent Rights
or Trademarks as permitted by this Agreement to the extent permitted under Section 5.3; 
 6.4.4. in connection
with prosecuting or defending litigation as permitted by this Agreement; 
 6.4.5. in connection with or included in
posting results of and other information about clinical trials to clinicaltrials.gov or PhRMA websites; 
 6.4.6. to
the extent necessary or desirable in order to enforce its rights under this Agreement; or 
 6.4.7. if a Party deems
it reasonably necessary to disclose Confidential Information belonging to the other Party pursuant to Section 6.4, then the disclosing Party shall to the extent possible give reasonable advance written notice of such disclosure to the other
Party and take such measures to ensure confidential treatment of such information as is reasonably required by the other Party at the other Party’s expense. 

6.5 SEC Filings and Other Disclosures. Either Party may disclose the terms of this Agreement, and material Development and
Commercialization events and activities of the Parties pursuant to this Agreement, to the extent required, in the reasonable opinion of such Party’s legal counsel, to comply with Applicable Law, including the rules and regulations promulgated
by the United States Securities and Exchange Commission or any equivalent governmental agency in any country in the Territory. Before disclosing this Agreement or any of the terms hereof pursuant to this Section 6.5, the Parties will consult
with one another on the terms of this Agreement to be redacted in making any such disclosure, with the disclosing Party providing as much advanced notice as is feasible under the circumstances, and giving consideration to the comments of the other
Party. Further, if a Party discloses this Agreement or any of the terms hereof in accordance with this Section 6.5, such Party shall, at its own expense, seek such confidential treatment of confidential portions of this Agreement and such other
terms, as may be reasonably requested by the other Party. 
 6.6 Residual Knowledge Exception. Notwithstanding any provision of this
Agreement to the contrary, Residual Knowledge shall not be considered Confidential Information for purposes of Section 6. 
 6.7
Announcements. Except as may be expressly permitted under Section 6.5 or this Section 6.7, neither Party will make any public announcement regarding this Agreement without the prior written approval of the other Party, such approval
not to be unreasonably withheld. The Parties agree that following the Effective Date the Parties will issue a press release in the form attached hereto as Exhibit E. In addition, Spark shall have the right to make public announcements and
disclosures regarding the following matters by providing Pfizer with a copy of the proposed announcement or disclosure at least [**] days in advance of issuance and Pfizer will have the right to provide comments on any proposed announcement or
disclosure and Spark will reflect any reasonable comments requested in a timely manner by Pfizer: 
 6.7.1. the
occurrence of any Development Milestone for which Spark receives a Development Milestone Payment hereunder; 

  
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 6.7.2. the filing for or receipt of Marketing Approval with respect to
Compounds or Licensed Products; and 
 6.7.3. the presence and participation of the Parties at scientific or financial
forums relating to Compound or Licensed Products. 
 6.8 Publications. During the Term, the party seeking a review of its publication
(the “Publishing Party”) shall submit to the other party (the “Reviewing Party”) for review and approval any proposed academic, scientific and medical publication or public presentation which contains Spark’s
Confidential Information. Such review and approval will be conducted for the purposes of preserving the value of the Spark Technology, Research Program Technology and Joint Technology and determining whether any portion of the proposed publication
or presentation containing the Spark’s Confidential Information should be modified or deleted. Written copies of such proposed publication or presentation required to be submitted hereunder shall be submitted to the Reviewing Party no later
than [**] days before submission for publication or presentation (the “Review Period”). The Reviewing Party shall provide its comments with respect to such publications and presentations within [**] days of its receipt of such
written copy. The Review Period may be extended for an additional [**] days in the event the Reviewing Party, within [**] days of receipt of the written copy, reasonably requests such extension including for the preparation and filing of patent
applications. The Publishing Party will comply with standard academic practice regarding authorship of scientific publications and recognition of contribution of other parties in any publication governed by this Section 6.8, including
International Committee of Medical Journal Editors standards regarding authorship and contributions. The foregoing right to publish or present shall only apply to Spark with respect to results of the conduct of the Product Development Plan by Spark
during the Collaboration Period. 
 6.9 Obligations in Connection with Change of Control. If Spark is subject to a Change of Control
by a Factor IX Company, Spark will, and will cause its Affiliates to, use its Commercially Reasonable Efforts to cause its other Representatives to, ensure that no Spark Confidential Information related to the Product Development Plan or Pfizer
Confidential Information is released to (a) any Affiliate of Spark that becomes an Affiliate as a result of the Change of Control or (b) any Representatives of Spark (or of the relevant surviving entity of such Change of Control) who
become Spark Representatives as a result of the Change of Control, unless, as to either (a) or (b), such Affiliate or Representatives, as applicable, have signed individual confidentiality agreements which include equivalent obligations to
those set out in this Section 6, or such Representatives are officers or other senior executives of such Factor IX Company who only would receive such Confidential Information as part of a periodic senior management briefing or review;
provided, however, in no event may such Factor IX Company use any such Confidential Information for development or commercialization of a Competing Factor IX Product. If any Change of Control of Spark by a Factor IX Company occurs, Spark will
promptly notify Pfizer, share with Pfizer the policies and procedures it plans to implement in order to protect the confidentiality of Pfizer’s Confidential Information prior to such implementation and make any adjustments to such policies and
procedures that are reasonably requested by Pfizer. 

  
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	7.	Representations, Warranties and Covenants. 

 7.1 Mutual Representations and
Warranties. Each of Spark and Pfizer hereby represents and warrants to the other Party, as of the Effective Date, that: 

7.1.1. it is duly organized, validly existing and in good standing under the laws of the jurisdiction of its
organization; 
 7.1.2. the execution, delivery and performance of this Agreement by such Party has been duly
authorized by all requisite action under the provisions of its charter, bylaws and other organizational documents, and does not require any action or approval by any of its shareholders or other holders of its voting securities or voting interests;

 7.1.3. it has the power and authority to execute and deliver this Agreement and to perform its obligations
hereunder; 
 7.1.4. this Agreement has been duly executed and is a legal, valid and binding obligation on each Party,
enforceable against such Party in accordance with its terms; and 
 7.1.5. the execution, delivery and performance by
such Party of this Agreement and its compliance with the terms and provisions hereof does not and will not conflict with or result in a breach of or default under any Binding Obligation existing as of the Effective Date. 

7.2 Spark Representations and Warranties. Spark hereby represents and warrants to Pfizer, as of the Effective Date, that: 

7.2.1. except as to Spark Technology licensed to Spark under the Existing Spark License Agreements, Spark is the sole
and exclusive owner of the Spark Technology, all of which is free and clear of any claims, liens, charges or encumbrances; 

7.2.2. it has the full right, power and authority to grant all of the rights and licenses granted or to be granted to
Pfizer, Pfizer’s Affiliates or Pfizer’s sublicensees under this Agreement; 
 7.2.3. as of the Effective
Date (a) Schedule 7.2.3 sets forth a true and complete list of all Patent Rights owned or otherwise Controlled by Spark or its Affiliates that relate to the Compounds or Licensed Products, (b) each such Patent Right, to the extent issued,
remains in full force and effect and (c) Spark or its Affiliates have timely paid all filing and renewal fees payable with respect to such Patent Rights; 

7.2.4. as of the Effective Date, Spark has disclosed to Pfizer (a) all material scientific, clinical, technical and
development information and all information relating to safety and efficacy known to it or its Affiliates with respect to the Compounds and Licensed Products and (b) all material correspondence with, documents, consents and other material
information from any Regulatory Authority, institutional review boards, or any other authority or institution governing the conduct of Clinical Trials, related to any past, present or future Clinical Trial of the Compounds or Licensed Products, or
otherwise with respect to GxP of the Compounds or Licensed Products; 

  
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 7.2.5. to its knowledge, the Spark Patent Rights, are, or upon issuance,
will be, valid and enforceable patents and no Third Party (a) is infringing any Spark Patent Right with any commercialized product or (b) has challenged or threatened to challenge the inventorship, ownership, Spark’s right to use,
scope, validity or enforceability of any Spark Patent Right (including, by way of example, through the institution or written threat of institution of interference, derivation, post-grant review, opposition, nullity or similar invalidity proceedings
before the United States Patent and Trademark Office or any analogous foreign Governmental Authority); 
 7.2.6. it
has complied with (a) all Applicable Laws, including (i) any disclosure requirements, in connection with the filing, prosecution and maintenance of the Spark Patent Rights and (ii) Applicable Laws related to the conduct of Clinical
Trials with respect to the Compounds and Licensed Products, and (b) international guidelines concerning the conduct of Clinical Trials, including such guidelines related to informed consent and protection of personal data; 

7.2.7. Spark has independently developed all Spark Know-How or otherwise has a valid right to use, and to permit Pfizer,
Pfizer’s Affiliates and Pfizer’s sublicensees to use, the Spark Know-How for all permitted purposes under this Agreement; 

7.2.8. to Spark’s knowledge, all Intellectual Property rights licensed by Spark from CHOP related to the Compounds
and Licensed Products are owned by CHOP; 
 7.2.9. except for Spark Technology subject to the Existing Spark License
Agreements, no Spark Technology existing as of the Effective Date is subject to any funding agreement with any government or Governmental Authority; 

7.2.10. except as to limitations imposed under the Existing Spark License Agreements, neither Spark nor any of its
Affiliates are party to or otherwise subject to any agreement or arrangement which limits the ownership or licensed rights of Pfizer or its Affiliates with respect to, or limits the ability of Pfizer or its Affiliates to grant a license, sublicense
or access, or provide or provide access or other rights in, to or under, any Spark Technology; 
 7.2.11. (a) there
are no Spark Third Party Agreements, other than the Spark Third Party Agreements expressly disclosed in Schedule 7.2.11 (each, a “Disclosed Third Party Agreement”), true and complete copies of which have been provided to Pfizer,
(b) except as provided in the Disclosed Third Party Agreements, no Third Party has any right, title or interest in or to, or any license or covenant not to sue under, any Spark Technology that conflicts with or diminishes the rights and
licenses granted to Pfizer hereunder, (c) no rights granted by or to Spark or its Affiliates under any Disclosed Third Party Agreement conflict with any right or license granted to Pfizer or its Affiliates hereunder and (d) Spark and its
Affiliates and to the best of its knowledge, the other parties to the Disclosed Third Party Agreements are in compliance in all material respects with all Disclosed Third Party Agreements; 

  
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 7.2.12. to the knowledge of Spark, the use, Development, Manufacture or
Commercialization by Pfizer (or its Affiliates or sublicensees) of any Compound or any Licensed Product specified for Development in the Product Development Plan as contemplated in the Product Development Plan as of the Effective Date (a) does
not and will not infringe any claims of any issued (as of the Effective Date) patent of any Third Party or (b) will not infringe any claims of any published (as of the Effective Date) Third Party patent application should such claims issue
substantially identical to the form published, with the exception that Spark makes no such representation or warranty under this Section 7.2.12 with respect to those certain Patent Rights disclosed to, and acknowledged by, Pfizer prior to the
Effective Date in writing with specific reference to this Section 7.2.12; and 
 7.2.13. there is no
(a) claim, demand, suit, proceeding, arbitration, inquiry, investigation or other legal action of any nature, civil, criminal, regulatory or otherwise, pending or, to the best knowledge of Spark, threatened against Spark or any of its
Affiliates or (b) judgment or settlement against or owed by Spark or any of its Affiliates, in each case in connection with the Spark Technology, any Compound or any Licensed Product or relating to the transactions contemplated by this
Agreement. 
 7.3 Spark Covenants. In addition to the covenants made by Spark elsewhere in this Agreement, Spark hereby covenants to
Pfizer that, from the Effective Date until expiration or termination of this Agreement: 
 7.3.1. it will require its
CRO and all other clinical research investigators or third parties conducting or involved in clinical research with respect to any Licensed Product to ensure compliance with all Applicable Laws, including applicable GxP compliance, and compliance
with any other agreed upon quality standards, in each case at every stage during the Phase I/II Clinical Trial (including protocol and database development, Clinical Trial site feasibility and initiation, subject enrollment, Clinical Trial study
conduct, analysis and reporting); 
 7.3.2. it shall not, and shall cause its Affiliates not to (a) license,
sell, assign or otherwise transfer to any Person (other than Pfizer or its Affiliates or sublicensees pursuant to the terms of this Agreement) any Spark Technology (or agree to do any of the foregoing) or (b) incur or permit to exist, with
respect to any Spark Technology, any lien, encumbrance, charge, security interest, mortgage, liability, assignment, grant of license or other Binding Obligation, in the case of each of (a) and (b), that is or would be inconsistent with the
licenses and other rights granted to Pfizer or its Affiliates under this Agreement; 
 7.3.3. it will not
(a) take any action that diminishes the rights under the Spark Technology granted to Pfizer or Pfizer’s Affiliates under this Agreement or (b) fail to use Commercially Reasonable Efforts to take any reasonable action that is
reasonably necessary to avoid diminishing the material rights under the Spark Technology granted to Pfizer or its Affiliates under this Agreement; 

  
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 7.3.4. it will (a) not enter into any Spark Third Party Agreement
that adversely affects (i) the rights granted to Pfizer, Pfizer’s Affiliates or sublicensees hereunder or (ii) Spark’s ability to fully perform its obligations hereunder; (b) not amend or otherwise modify any Spark Third
Party Agreement (including any Disclosed Third Party Agreement) or consent or waive rights with respect thereto in any manner that (i) adversely affects the rights granted to Pfizer or Pfizer’s Affiliates or sublicensees hereunder or
(ii) Spark’s ability to fully perform its obligations hereunder; (c) promptly furnish Pfizer with true and complete copies of all (i) amendments to the Disclosed Third Party Agreements and (ii) Spark Third Party Agreements
and related amendments executed following the Effective Date that relate to Compounds and Licensed Products; (d) remain, and cause its Affiliates to remain, in compliance in all material respects with all Spark Third Party Agreements (including
Disclosed Third Party Agreements), except where the failure to remain in compliance would not adversely affect the rights granted to Pfizer, Pfizer’s Affiliates or sublicensees hereunder or Spark’s ability to fully perform its obligations
hereunder and (e) furnish Pfizer with copies of all notices received by Spark or its Affiliates relating to any alleged breach or default by Spark or its Affiliates under any Spark Third Party Agreement (including and Disclosed Third Party
Agreement) within [**] Business Days after receipt thereof; 
 7.3.5. it will not enter into any agreement or
arrangement which limits the ownership or licensed rights of Pfizer or its Affiliates with respect to, or limits the ability of Pfizer or its Affiliates to grant a license, sublicense or access, or provide or provide access or other rights in, to or
under, any Intellectual Property Right or material (including any Patent Right, Know-How or other data or information), in each case, that would, but for such agreement or arrangement, be included in the rights licensed to Pfizer or its Affiliates
pursuant to this Agreement; 
 7.3.6. during the Term, Spark will not, and will cause its Affiliates to not use in the
performance of any activities under this Agreement any employee or consultant that is debarred by any Regulatory Authority or is the subject of debarment proceedings by any Regulatory Authority. If Spark learns that any of its employees or
consultants who have conducted any activities under this Agreement have been debarred by any Regulatory Authority, or has become the subject of debarment proceedings by any Regulatory Authority, then (a) Spark will promptly notify Pfizer and
(b) Spark will, will cause its Affiliates to prohibit such employee or consultant from performing on its behalf under this Agreement; 

7.3.7. as to Spark Technology owned by Spark, it will maintain valid and enforceable agreements with all Persons acting
by or on behalf of Spark or its Affiliates under this Agreement which require such Persons to assign to Spark their entire right, title and interest in and to all Spark Technology, Research Program Technology and Joint Technology; and 

7.4 Compliance with Law and Ethical Business Practices. In addition to the other representations, warranties and covenants made by each
Party elsewhere in this Agreement, each Party (the “Compliant Party”) represents, warrants or covenants, as applicable, to the other Party that during the Term: 

7.4.1. from the Effective Date until expiration or termination of this Agreement, it will perform its obligations under
this Agreement in compliance with Applicable Laws; 

  
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 7.4.2. it is, or will be at the applicable time, licensed, registered or
qualified under Applicable Law to do business, and has obtained such licenses, consents, authorizations or completed such registrations or made such notifications as may be necessary or required by Applicable Law to provide the goods or services
encompassed within this Agreement, and providing such goods or services is not inconsistent with any other obligation of the Compliant Party; 

7.4.3. in conducting its activities under this Agreement, it will, will cause its Affiliates to and will use its
Commercially Reasonable Efforts to cause other Representatives to comply in all material respects with Applicable Law and accepted pharmaceutical industry business practices, including, to the extent applicable to each Compliant Party and each such
Current Licensor, Affiliate and other Representatives, the Federal Food, Drug, and Cosmetic Act (21 U.S.C. § 301, et seq.), the Anti-Kickback Statute (42 U.S.C. § 1320a-7b), Civil Monetary Penalty Statute (42 U.S.C. § 1320a-7a), the
False Claims Act (31 U.S.C. § 3729 et seq.), comparable state statutes, the regulations promulgated under all such statutes and the regulations issued by the FDA, consistent with the Compliance Program Guidance for Pharmaceutical Manufacturers
published by the Office of Inspector General, U.S. Department of Health and Human Services; 
 7.4.4. with respect to
any Licensed Products, payments or services provided under this Agreement, it has not taken and will not during the Term take any action directly or indirectly to offer, promise or pay, or authorize the offer or payment of, any money or anything of
value in order to improperly or corruptly seek to influence any Government Official or any other person in order to gain an improper advantage, and has not accepted, and will not accept in the future such payment; 

7.4.5. it complies with the laws and regulations of the countries where it operates, including anti-bribery and
anti-corruption laws, accounting and record keeping laws, and laws relating to interactions with healthcare professionals or healthcare providers and Government Officials; 

7.4.6. to its knowledge, it and each of its Affiliates has been and will, for the Term, be in compliance with all
applicable global trade laws, including those related to import controls, export controls or economic sanctions, and it will cause each of its Affiliates to remain in compliance with the same during the Term; 

7.4.7. to its knowledge, except to the extent permissible under United States Law, neither it nor any of its Affiliates
has, on its own behalf or in acting on behalf of any other Person, directly or indirectly engaged with, and will not for the Term, directly or indirectly engage in any transactions, or otherwise deal with, any country or Person targeted by United
States, European Union, United Kingdom or other relevant economic sanctions laws in connection with any activities related to the Party’s interaction with the other Party, including those contemplated under this Agreement; and 

  
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 7.4.8. it is, as between the Parties, solely responsible to ensure such
compliance by it and its Affiliates. 
 7.5 Pfizer Covenant. With respect to Intellectual Property Rights and materials that are
licensed by Spark pursuant to the Existing Spark License Agreements or pursuant to Third Party Licenses entered into by Spark after the Effective Date in accordance with Section 3.4.3(b), Pfizer agrees to comply with all terms and conditions of
the applicable Existing Spark License Agreements and Third Party Licenses. 
 7.6 Representation by Legal Counsel. Each Party hereto
represents that it has been represented by legal counsel in connection with this Agreement and acknowledges that it has participated in the drafting hereof. In interpreting and applying the terms and provisions of this Agreement, the Parties agree
that no presumption shall exist or be implied against the Party which drafted such terms and provisions. 
 7.7 Disclaimer. THE
FOREGOING REPRESENTATIONS AND WARRANTIES OF EACH PARTY ARE IN LIEU OF ANY OTHER REPRESENTATIONS AND WARRANTIES, EXPRESS OR IMPLIED, INCLUDING ANY IMPLIED WARRANTIES OF MERCHANTABILITY OR ANY IMPLIED WARRANTIES OF FITNESS FOR A PARTICULAR PURPOSE,
ALL OF WHICH ARE HEREBY SPECIFICALLY EXCLUDED AND DISCLAIMED. 
  

	8.	Term and Termination. 

 8.1 Term. The term of this agreement (the
“Term”) will commence on the Effective Date and, unless earlier terminated in accordance with Section 8, will extend on a country-by-country basis until the last to expire of any Royalty Term for any Licensed Product in such
country in the Territory. Notwithstanding any provision of this Agreement to the contrary, upon expiration (but not earlier termination) of this Agreement, Pfizer will retain the fully paid-up, perpetual, irrevocable, royalty-free license to each
Licensed Product as set forth in Section 3.4.2. 
 8.2 Termination for Cause. Either Party may terminate this Agreement for
cause at any time during the Term by giving written notice to the other Party in the event that such other Party commits a material breach of its obligations under this Agreement and such material breach remains uncured (a) for [**] days in the
event that such material breach is solely relates to non-payment of undisputed amounts under this Agreement, and (b) for [**] days from the date of such notice in the event of any material breach other than as described in clause
(a) above; provided, however, that if any breach is not reasonably curable within [**] days and if the breaching Party is making a Commercially Reasonable Effort to cure such breach, such termination shall be delayed for a time
period to be agreed by both Parties in order to permit the breaching Party a reasonable period of time to cure such breach, provided that in the case of a breach related to non-payment of amounts disputed in good faith the running of such
cure period shall be tolled until such dispute is resolved, but, for the avoidance of doubt, not with 

  
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respect to the non-payment of amounts that are not disputed in good faith (e.g., if a portion of a payment amount is not subject to good faith dispute, that portion must be paid within the
applicable cure period in order to avoid termination, and the running of such cure period shall not be tolled as to such portion). 
 8.3
Termination for Convenience by Pfizer. Prior to the commencement of Commercialization of a Licensed Product, upon at least ninety (90) days written notice to Spark, or after the commencement of the Commercialization of such Licensed
Product, upon at least one-hundred and eighty (180) days written notice to Spark, Pfizer may terminate this Agreement, on a Licensed Product-by-Licensed Product and country-by-country basis, or in its entirety, without cause, for any or no
reason. 
 8.4 Termination for a Bankruptcy Event. 

8.4.1. Termination Right. Each Party shall have the right to terminate this Agreement in the event of a Bankruptcy Event
with respect to the other Party. “Bankruptcy Event” means the occurrence of any of the following: (a) the institution of any bankruptcy, receivership, insolvency, reorganization or other similar proceedings by or against a
Party under any bankruptcy, insolvency, or other similar law now or hereinafter in effect, including any section or chapter of the United States Bankruptcy Code, as amended or under any similar laws or statutes of the United States or any state
thereof (the “Bankruptcy Code”), where in the case of involuntary proceedings such proceedings have not been dismissed or discharged within ninety (90) days after they are instituted, (b) the filing of an insolvency
proceeding or making of an assignment for the benefit of creditors, (c) appointment of a receiver for all or substantially all of a Party’s assets or (d) any corporate action taken by the board of directors of a Party in furtherance
of any of the foregoing actions. 
 8.4.2. Rights to Intellectual Property. All rights and licenses granted under or
pursuant to this Agreement by Spark are, and shall otherwise be deemed to be, for purposes of Section 365(n) of the U.S. Bankruptcy Code, licenses of rights to “intellectual property” as defined under Section 101 of the U.S.
Bankruptcy Code. The Parties agree that Pfizer, as licensee of intellectual property under this Agreement, shall retain and may fully exercise all of its rights and elections under the U.S. Bankruptcy Code. The Parties further agree that in the
event of a rejection of this Agreement by Spark in any bankruptcy proceeding by or against Spark under the U.S. Bankruptcy Code, (a) Pfizer shall be entitled to a complete duplicate of (or complete access to, as appropriate) any such
intellectual property and all embodiments of such intellectual property, which, if not already in Pfizer’s possession, shall be promptly delivered to it upon Pfizer’s written request therefore, and (b) Spark shall not interfere with
Pfizer’s rights to intellectual property and all embodiments of intellectual property, and shall assist and not interfere with Pfizer in obtaining intellectual property and all embodiments of intellectual property from another entity. The term
“embodiments” of intellectual property includes all tangible, intangible, electronic or other embodiments of rights and licenses hereunder, including all compounds and products embodying intellectual property, Licensed Products, filings
with Regulatory Authorities and related rights, and Spark Technology. 

  
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 8.5 Additional Termination Rights. 

8.5.1. Spark shall have the right to terminate this Agreement in the circumstances as specified in Section 4.6.3.

 8.5.2. Spark shall have the right to terminate this Agreement on ninety (90) days prior written notice to
Pfizer if, after the end of the Collaboration Period with respect to all Compounds and Licensed Products, a governance body within Pfizer with authority to make a final decision to cease active development of a Compound or Licensed Product, makes an
affirmative decision (“Cessation Decision”) to cease active Development or Commercialization of all Compounds and Licensed Products in all Major Market Countries, other than in a circumstance in which (a) such cessation results
from any failure of Spark to perform its obligations under this Agreement, or circumstances described in Section 4.9.3 and (b) Pfizer has a bona fide present intention to recommence such activities when such circumstances have been
satisfactorily resolved. 
 8.6 Effects of Termination. 

8.6.1. Termination by Spark for Cause or Bankruptcy Event; Termination by Pfizer for Convenience. In the event that
Spark terminates this Agreement pursuant to Section 8.2, Section 8.4 or Section 8.5 or Pfizer terminates this Agreement pursuant to Section 8.2, Section 8.3 or Section 8.4 the following will apply: 

(a) Except as otherwise expressly provided herein, all rights and obligations of each Party hereunder shall cease (including
all rights and licenses granted by either Party to the other Party hereunder). 
 (b) Effective upon termination, and subject
to the terms of this Section 8.6.1, Pfizer hereby grants Spark a non-exclusive right and license, with the right to grant sublicenses, under its interest in Intellectual Property Rights conceived by Pfizer and its Affiliates in the course of
conducting its activities under this Agreement, and Controlled by Pfizer or its Affiliates, to enable Spark to continue to Develop, Manufacture or Commercialize Licensed Products that were being Developed, Manufactured or Commercialized by Pfizer at
the time of termination provided that, the scope of such non-exclusive right and license would be limited to Intellectual Property Rights of Pfizer that had been directly applied to or incorporated into the Development, Manufacture or
Commercialization of Licensed Products prior to the effective date of termination. (such Licensed Product, a “Continuation Product”). 

(c) Within a reasonable period of time following notice of termination from Pfizer to Spark, if requested by Spark, the Parties
will meet to mutually agree upon a transition plan to effect an orderly and timely transition to Spark of all Development, Manufacture and Commercialization activities and responsibilities with respect to Continuation Products (a “Transition
Plan”), which will incorporate the following elements and other provisions as reasonably requested by the Parties: 

  
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 (i) To the extent permitted by Applicable Law and requested by Spark, assignment
and transfer by Pfizer to Spark all Regulatory Materials for Continuation Products in the Territory. If Pfizer is restricted under Applicable Law from assigning or transferring ownership of any of the foregoing items to Spark, Pfizer shall use its
reasonable efforts to grant Spark (or its designee) a right of reference or use to such item Pfizer shall take reasonable actions reasonably necessary to effect such assignment and transfer or grant of right of reference or use to Spark (or its
designee), at Spark’s sole expense, including by making such filings as may be reasonably required with Regulatory Authorities in the Territory that may be necessary to record such assignment or effect such transfer and, at Spark’s written
request complete any pending regulatory filings with respect to all Licensed Products. For purposes of Section 8.6.1(c), “Regulatory Materials” means all regulatory registrations, applications, authorizations and approvals
(including approvals of BLAs, supplements and amendments, pre- and post-approvals, pricing and Third Party reimbursement approvals, and labeling approvals), Regulatory Approvals or other submissions made to or with any Regulatory Authority necessary
for the Development (including the conduct of clinical studies), Manufacture or Commercialization of a Continuation Product in a regulatory jurisdiction, together with all related correspondence to or from any Regulatory Authority and all documents
referenced in the complete regulatory chronology for each BLA, including all INDs, clinical trial applications, Marketing Approvals and foreign equivalents of any of the foregoing. 

(ii) Upon Spark’s written request, assignment and transfer to Spark its entire right, title, and interest in and to all
pharmacological, toxicological and clinical test data and results, research data, reports and batch records, safety data and all other data Controlled by Pfizer and reasonably in its possession as of the effective date of termination and generated
in the Development, Manufacture or Commercialization of Continuation Products, at Spark’s sole expense, subject to a retained nonexclusive right by Pfizer to use such data for research purposes and to continue prosecution of any Intellectual
Property Rights conceived by Pfizer and its Affiliates in the course of conducting its activities under this Agreement. 

(d) In consideration of and as a condition to the licenses granted and activities conducted in Section 8.6.1(b) and
Section 8.6.1(c), Pfizer shall receive the following consideration: 
 (i) In the event that the date of termination
occurs prior to the initiation of the Pivotal Clinical Trial, Spark’s license to Continuation Products shall be royalty-free. 

  
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 (ii) In the event that the date of termination occurs following the initiation
of the Pivotal Clinical Trial but prior to the commercial launch of a Licensed Product by Pfizer, Spark shall pay Pfizer royalties on any Continuation Product Commercialized in the Territory equal to [**] percent ([**]%) of Net Sales (as defined for
purposes of this Section 8.6.1(d) on the same basis as if Spark was Pfizer in the definition of Net Sales). 
 (iii) In
the event that the date of termination occurs following the commercial launch of a Licensed Product by Pfizer, Spark shall pay Pfizer royalties on any Continuation Product Commercialized in the Territory equal to [**] percent ([**]%) of Net Sales
(as defined for purposes of this Section 8.6.1(d) on the same basis as if Spark was Pfizer in the definition of Net Sales). 

(iv) Spark would fully and forever release and discharge Pfizer and its Affiliates, from any and all claims, demands,
liabilities, obligations, responsibilities, suits, actions and causes of action, known or unknown, past, present or future, or otherwise, arising out of or relating to this Agreement or a breach of Pfizer’s rights and obligations under this
Agreement; provided, however, that the foregoing release does not discharge any rights or obligations set forth in Section 8.6.1(c) or for payment of any royalties, milestones, or any undisputed amounts owed under this Agreement.
The Parties agree that this Section 8.6.1 would be in full and complete settlement of the rights and obligations of the parties in connection with this Agreement. 

(e) Any supply agreement entered into by the Parties pursuant to Section 4.12 shall terminate. If Pfizer has at such time
established its own source of supply of Continuation Product and Spark so requests, Pfizer shall supply Spark with transitional supply of such Continuation Product at a commercially reasonable supply price for a commercially reasonable period of
time. 
 (f) Except as otherwise provided herein, within [**] days after any termination of this Agreement, each Party shall
destroy or return to the other Party (at the other Party’s discretion) all tangible items bearing, containing, or contained in, any of the Confidential Information of the other Party or generated by either Party during the period of this
Agreement. If the material is destroyed, it shall provide the other Party written certification of such destruction. 
 Notwithstanding the
foregoing, in the event of a termination of this Agreement pursuant to Section 8.3 as to less than the entire Territory, the Parties shall in good faith cooperate to effect a reversion of a Continuation Product rights and assets to Spark for
the countries as to which such termination applies that is equivalent to the reversion of rights and assets specified in this Section 8.6.1 above, while leaving Pfizer in possession of such rights and assets as Pfizer reasonably requires to
continue the Development, Manufacture and Commercialization of Licensed Products in the balance of the Territory. 

  
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 8.6.2. Pfizer Remedies for Spark Material Breach. In the event that Pfizer
has the right but elects not to terminate this Agreement pursuant to Section 8.2: (i) the royalties payable on Net Sales and Development Milestone Payments of all Licensed Products in the Territory will automatically be reduced to [**]
percent ([**]%) of the amounts otherwise payable pursuant to Section 3.3 and Section 3.4.1 and (ii) Pfizer would fully and forever release and discharge Spark and its Affiliates, from any and all claims, demands, liabilities,
obligations, responsibilities, suits, actions and causes of action, known or unknown, past, present or future, or otherwise, arising out of or relating the uncured material breach pursuant to Section 8.2. The reduction set forth in this
Section 8.6.2 shall not be applicable more than one time. 
 8.7 Spark’s Right to Receive All Payments Accrued. Expiration
or termination of this Agreement for any reason (x) shall be without prejudice to Spark’s right to receive all Development Milestone Payments accrued under Section 3.3 and all royalties accrued under Section 3.4 prior to the
effective date of such termination and to any other remedies that either party may otherwise have and (y) shall not release a party hereto from any indebtedness, liability or other obligation incurred hereunder by such party prior to the date
of termination or expiration, provided that Pfizer will not be liable for any Development Milestone Payment that accrues between a notice of termination by Pfizer of the Agreement in its entirety and the date of termination of this Agreement.
Without limiting the foregoing, the following sections, together with this Section 8.7 and any sections that expressly survive (including any perpetual licenses granted hereunder), shall survive expiration or termination of this Agreement for
any reason: Sections 1 (Definitions), 2.8 (No Implied Rights), 3.4.2 (Fully Paid Up Royalty Free License) (to the extent that perpetual licenses are granted pursuant to such Section upon expiration and prior to the effective date of any earlier
termination), 3.5.3 (Taxes and Withholding), 3.5.4 (Currency), 3.5.5 (Method of Payment), 3.6.1 (Record Keeping) (for the three year period specified therein), 3.6.2 (Audits) (but only for [**] years following the effective date of expiration or
termination of this Agreement), 3.6.3 (Overpayments/Underpayments) (but only for [**] years following the effective date of expiration or termination of this Agreement), 3.7 (Interest), 3.8 (Confidentiality) 3.9 (No Guarantee of Success), 4.9.5
(Communication and Resolution of Diligence Issues), 4.10.4 (Reporting) (solely with respect to activities undertaken prior to the effective date of expiration or termination of this Agreement), 4.13 (Progress Reporting) (solely with respect to
period between the last Annual Activity Report and the effective date of expiration or termination of this Agreement), 4.14 (Other Pfizer Programs), 5.1 (Pre-Existing IP), 5.2 (Developed IP), 6 (Confidentiality) (for the five year period specified
in Section 6.2), 7.6 (Representation by Legal Counsel), 7.7 (Disclaimer), the second sentence of Section 8.1 (provided, however, only to the extent that one or more perpetual licenses are granted pursuant to
Section 3.4.2), 8.6 (Effects of Termination), 9.1 (Limitation of Liability), 9.2 (Indemnification by Pfizer) (but only to the extent that such indemnified Claim arises out of activities occurring prior to the effective date of expiration or
termination of this Agreement), 9.3 (Indemnification by Spark) (but only to the extent that such indemnified Claim arises out of activities occurring prior to the effective date of expiration or termination of this Agreement), 9.4 (Procedure), 10.3
(Force Majeure), 10.4 (Notices), 10.5 (Amendment), 10.6 (Waiver), 10.7 (Severability), 10.9 (Dispute Resolution) (for the five years following the effective date of expiration or termination of this Agreement as specified in Section 10.9.2),
10.10 (Governing Law), 10.11 (Jurisdiction), 10.12 (No Jury Trial), 10.13 (Entire Agreement), 10.14 (Independent Contractors), 10.16 (No Third Party Rights or Obligations) and 10.17 (Headings). 

  
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	9.	Limitation of Liability, Indemnification and Insurance. 

 9.1 Limitation of
Liability. Except with respect to liability arising from a breach of Section 5 or Section 6, from any willful misconduct or intentionally wrongful act, or to the extent such Party may be required to indemnify the other Party under
Section 9, in no event will either Party or its Representatives be liable under this Agreement for any special, indirect, incidental, consequential or punitive damages, whether in contract, warranty, tort, negligence, strict liability or
otherwise, including loss of profits or revenue suffered by either Party or any of its Representatives. 
 9.2 Indemnification by
Pfizer. Pfizer will indemnify, defend and hold harmless Spark, each of its Affiliates, and each of its and its Affiliates’ employees, officers, directors and agents (each, a “Spark Indemnified Party”) from and against any
and all liability, loss, damage, expense (including reasonable attorneys’ fees and expenses) and cost (collectively, a “Liability”) that the Spark Indemnified Party may be required to pay to one or more Third Parties resulting
from or arising out of: 
 9.2.1. Development, Manufacture, Commercialization or use of any Licensed Product by, on
behalf of, or under the authority of, Pfizer (other than by any Spark Indemnified Party), other than claims for which Spark is required to indemnify Pfizer pursuant to Section 9.3 and other than claims relating to infringement of Third Party
Patent Rights (which, if not resulting from a breach by Spark of any of its representations, warranties or covenants set forth in this Agreement, shall be borne by the Parties as set forth in Section 3.4.3 and Section 5.6); or 

9.2.2. the breach by Pfizer of any of its representations, warranties or covenants set forth in this Agreement. 

Except, in each case, to the extent caused by the negligence, recklessness or intentional acts of Spark or any Spark Indemnified Party. 

9.3 Indemnification by Spark. Spark will indemnify, defend and hold harmless Pfizer, its Affiliates, sublicensees, contractors,
distributors and each of its and their respective employees, officers, directors and agents (each, a “Pfizer Indemnified Party”) from and against any and all Liabilities that the Pfizer Indemnified Party may be required to pay to
one or more Third Parties resulting from or arising out of: 
 9.3.1. Development, Manufacture, Commercialization or
use of any Licensed Product by, on behalf of, or under the authority of, Spark (other than by any Pfizer Indemnified Party), other than claims for which Pfizer is required to indemnify Spark pursuant to Section 9.2 and other than claims
relating to infringement of Third Party Patent Rights (which, if not resulting from a breach by Spark of any of its representations, warranties or covenants set forth in this Agreement, shall be borne by the Parties as set forth in
Section 3.4.3 and Section 5.6); or 

  
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 9.3.2. the breach by Spark of any of its representations, warranties or
covenants set forth in this Agreement. 
 Except, in each case, to the extent caused by the negligence, recklessness or intentional acts of Pfizer or any
Pfizer Indemnified Party. 
 9.4 Procedure. 

9.4.1. Notice. Each Party will notify the other Party in writing in the event it becomes aware of a claim for which
indemnification may be sought hereunder. In the event that any Third Party asserts a claim or other proceeding (including any governmental investigation) with respect to any matter for which a Party (the “Indemnified Party”) is
entitled to indemnification hereunder (a “Third Party Claim”), then the Indemnified Party shall promptly notify the Party obligated to indemnify the Indemnified Party (the “Indemnifying Party”) thereof;
provided, however, that no delay on the part of the Indemnified Party in notifying the Indemnifying Party shall relieve the Indemnifying Party from any obligation hereunder unless (and then only to the extent that) the Indemnifying
Party is prejudiced thereby. 
 9.4.2. Control. The Indemnifying Party shall have the right, exercisable by notice to
the Indemnified Party within [**] Business Days after receipt of notice from the Indemnified Party of the commencement of or assertion of any Third Party Claim, to assume direction and control of the defense, litigation, settlement, appeal or other
disposition of the Third Party Claim (including the right to settle the claim solely for monetary consideration) with counsel selected by the Indemnifying Party and reasonably acceptable to the Indemnified Party; provided that (a) the
Indemnifying Party has sufficient financial resources to satisfy the amount of any adverse monetary judgment that is sought, (b) the Third Party Claim seeks solely monetary damages and (c) the Indemnifying Party expressly agrees in writing
that as between the Indemnifying Party and the Indemnified Party, the Indemnifying Party shall be solely obligated to satisfy and discharge the Third Party Claim in full (the conditions set forth in clauses (a), (b) and (c) above are
collectively referred to as the “Litigation Conditions”). The Indemnifying Party shall be entitled, at its sole cost and expense, to assume direction and control of such defense, with counsel selected by the Indemnifying
Party and reasonably acceptable to the Indemnified Party. During such time as the Indemnifying Party is controlling the defense of such Third Party Claim, the Indemnified Party shall cooperate, and shall cause its Affiliates and agents to cooperate
upon request of the Indemnifying Party, in the defense or prosecution of the Third Party Claim, including by furnishing such records, information and testimony and attending such conferences, discovery proceedings, hearings, trials or appeals as may
reasonably be requested by the Indemnifying Party. In the event that the Indemnifying Party does not satisfy the Litigation Conditions or does not notify the Indemnified Party of the Indemnifying Party’s intent to defend any Third Party Claim
within [**] Business Days after notice thereof, the Indemnified Party may (without further notice to the Indemnifying Party) undertake the defense thereof with counsel of its choice and at the Indemnifying Party’s expense (including reasonable,
out-of-pocket attorneys’ fees and costs and expenses of enforcement or defense). The Indemnifying Party or the Indemnified Party, as the case may be, shall have the right to join in (including the right to conduct discovery, 

  
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interview and examine witnesses and participate in all settlement conferences), but not control, at its own expense, the defense of any Third Party Claim that the other party is defending as
provided in this Agreement. 
 9.4.3. Settlement. If the Indemnifying Party is undertaking the defense, the
Indemnifying Party shall not, without the prior written consent of the Indemnified Party, enter into any compromise or settlement that commits the Indemnified Party to take, or to forbear to take, any action. Each of the Indemnifying Party and the
Indemnified Party shall not make any admission of liability in respect of any Third Party Claim without the prior written consent of the other party, and the Indemnified Party shall use reasonable efforts to mitigate Liabilities arising from such
Third Party Claim. 
 9.5 Insurance. Each Party further agrees to obtain and maintain, during the Term, commercial general liability
insurance, including products liability insurance, with reputable and financially secure insurance carriers (or pursuant to a program of self-insurance reasonably satisfactory to the other Party) to cover its indemnification obligations under
Section 9.2 or Section 9.3, as applicable, in each case with limits of not less than [**] U.S. dollars ($[**]) per occurrence and in the aggregate. Insurance shall be procured with carriers having an A.M. Best Rating of A-VII or better.

  

	10.	Miscellaneous. 

 10.1 Assignment. Neither this Agreement nor any interest
hereunder shall be assignable by a Party without the prior written consent of the other Party, except as follows: (a) a Party may assign its rights and obligations under this Agreement by way of sale of itself or the sale of the portion of its
business to which this Agreement relates, through merger, sale of assets and/or sale of stock or ownership interest, provided that the assignee shall expressly agree to be bound by such Party’s obligations under this Agreement and that
such sale is not primarily for the benefit of its creditors and (b) such Party may assign its rights and obligations under this Agreement to any of its Affiliates, provided that, in the case of each of (a) and (b), the assignee
shall expressly agree to be bound by such Party’s obligations under this Agreement and the assigning Party shall remain liable for all of its rights and obligations under this Agreement. In addition, Pfizer may assign its rights and obligations
under this Agreement to a Third Party where Pfizer or its Affiliate is required, or makes a good faith determination based on advice of counsel, to divest a Licensed Product in order to comply with Applicable Law or the order of any Governmental
Authority as a result of a merger or acquisition, provided that the assignee shall expressly agree to be bound by Pfizer’s obligations under this Agreement and has resources and capabilities comparable to those of Pfizer. Each Party
shall promptly notify the other Party of any assignment or transfer under the provisions of this Section 10.1. This Agreement shall be binding upon the successors and permitted assigns of the Parties and the name of a Party appearing herein
shall be deemed to include the names of such Party’s successors and permitted assigns to the extent necessary to carry out the intent of this Agreement. Any assignment not in accordance with this Section 10.1 shall be void. 

10.2 Further Actions. Each Party agrees to execute, acknowledge and deliver such further instruments, and to do all such other acts, as
may be necessary or appropriate to carry out the purposes and intent of the Agreement. 

  
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 10.3 Force Majeure. Each Party shall be excused from the performance of its obligations
under this Agreement to the extent that such performance is prevented by Force Majeure and the non-performing Party promptly provides written notice of such Force Majeure to the other Party. Such excuse shall be continued so long as the condition
constituting Force Majeure continues and the non-performing Party takes Commercially Reasonable Efforts to remove the condition. “Force Majeure” shall include conditions beyond the control of the Parties, including an act of God,
voluntary or involuntary compliance with any regulation, Applicable Law or order of any government, war, act of terror, civil commotion, labor strike or lock-out, epidemic, failure or default of public utilities or common carriers, destruction of
production facilities or materials by fire, earthquake, storm or like catastrophe. 
 10.4 Notices. Each communication and document
made or delivered by one Party to the other Party under this Agreement shall be made in the English language. All notices, consents, approvals, request or other communications required hereunder given by one Party to the other shall be in writing
and made by (a) personal delivery, (b) first class certified mail with return receipt requested or (c) next-day delivery by major international courier with confirmation of delivery. Notices will be deemed given upon receipt. 

To Pfizer: 
 Pfizer, Inc. 

R&D Business Development 
 235
East 42nd Street 
 New York, NY 10017 

Attention: R&D BD Contract Notice 

with a copy to: 
 Pfizer, Inc.

 Notices: Pfizer Legal Division 

235 East 42nd Street 

New York, NY 10017 
 Attention:
Chief Counsel, R&D 
 Facsimile: (646) 563-9619 

To Spark: 
 Spark Therapeutics,
Inc. 
 3737 Market Street, Suite 1300 

Philadelphia, PA 19104 

Attention: General Counsel 

Facsimile: (215) 790-6248 

with a copy to: 
 WilmerHale 

60 State Street 

  
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 Boston, MA 02109 

Attention: Steven D. Barrett, Esq. 

Facsimile: (617) 526-5000 

10.5 Amendment. No amendment, modification or supplement of any provision of this Agreement shall be valid or effective unless made in
writing and signed by a duly authorized representative of each Party. 
 10.6 Waiver. No provision of this Agreement shall be waived
by any act, omission or knowledge of a Party or its agents or employees except by an instrument in writing expressly waiving such provision and signed by a duly authorized representative of the waiving Party. The waiver by either Party of any breach
of any provision by the other Party shall not be construed to be a waiver of any succeeding breach of such provision or a waiver of the provision itself. 

10.7 Severability. If any clause or portion thereof in this Agreement is for any reason held to be invalid, illegal or unenforceable,
the same shall not affect any other portion of this Agreement, as it is the intent of the Parties that this Agreement shall be construed in such fashion as to maintain its existence, validity and enforceability to the greatest extent possible. In
any such event, this Agreement shall be construed as if such clause of portion thereof had never been contained in this Agreement, and there shall be deemed substituted therefor such provision as will most nearly carry out the intent of the Parties
as expressed in this Agreement to the fullest extent permitted by Applicable Law. 
 10.8 Export Control. This Agreement is made
subject to any restrictions concerning the export of products or technical information from the United States of America or other countries which may be imposed upon or related to Spark or Pfizer from time to time. Each Party agrees that it will not
export, directly or indirectly, any technical information acquired from the other Party under this Agreement or any products using such technical information to a location or in a manner that at the time of export requires an export license or other
governmental approval, without first obtaining the written consent to do so from the appropriate agency or other governmental entity. 

10.9 Dispute Resolution. 

10.9.1. If any dispute or disagreement arises between Pfizer and Spark in respect of this Agreement, they shall follow
the following procedures in an attempt to resolve the dispute or disagreement: 
 (a) The Party claiming that such a dispute
exists shall give notice in writing to the other Party of the nature of the dispute (a “Notice of Dispute”). 

(b) Within [**] days of receipt of a Notice of Dispute, a representative of Pfizer and that is at least at the level of senior
vice president or above and the Chief Executive Officer of Spark shall meet in person or by teleconference and exchange written summaries reflecting, in reasonable detail, the nature and extent of the dispute, and at this meeting, they shall use
their reasonable efforts to resolve the dispute. 

  
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 (c) If within [**] days the dispute has not been resolved, or if, for any reason,
the meeting described in Section 10.9.1(b) has not been held within [**] days of initial receipt of the Notice of Dispute, then, subject to Section 10.9.2, the Parties agree that either Party may initiate litigation to resolve the dispute.

 10.9.2. Notwithstanding any provision of this Agreement to the contrary, either Party may immediately initiate
litigation in any court of competent jurisdiction seeking any remedy at law or in equity, including the issuance of a preliminary, temporary or permanent injunction, to preserve or enforce its rights under this Agreement. The provisions of
Section 10.9 shall survive for [**] years from the date of termination or expiration of this Agreement. 
 10.10 Governing Law.
This Agreement, and all claims arising under or in connection therewith, shall be governed by and interpreted in accordance with the substantive laws of the State of New York, without regard to conflict of law principles thereof. 

10.11 Jurisdiction. Each Party to this Agreement hereby (a) irrevocably submits to the exclusive jurisdiction of the state courts
of the State of New York or the United States District Court for the Southern District of New York for the purpose of any and all actions, suits or proceedings arising in whole or in part out of, related to, based upon or in connection with this
Agreement or the subject matter hereof, (b) waives to the extent not prohibited by Applicable Law, and agrees not to assert, by way of motion, as a defense or otherwise, in any such action, any claim that it is not subject personally to the
jurisdiction of the above-named courts, that its property is exempt or immune from attachment or execution, that any such action brought in one of the above-named courts should be dismissed on grounds of forum non conveniens, should be
transferred to any court other than one of the above-named courts or that this Agreement or the subject matter hereof may not be enforced in or by such court and (c) agrees not to commence any such action other than before one of the
above-named courts nor to make any motion or take any other action seeking or intending to cause the transfer or removal of any such action to any court other than one of the above-named courts whether on the grounds of forum non conveniens
or otherwise. 
 10.12 No Jury Trial. THE PARTIES EXPRESSLY WAIVE AND FOREGO ANY RIGHT TO TRIAL BY JURY. 

10.13 Entire Agreement. This Agreement, together with its Exhibits, sets forth the entire agreement between the Parties as to its
subject matter and supersedes all proposals, oral or written, and all other prior communications between the Parties with respect to such subject matter, including, without limitation, that certain Confidential Disclosure Agreement by and between
Pfizer, Spark and CHOP, dated May 20, 2013 (the “CDA”), which obligations between Pfizer and Spark are hereby terminated as of the Effective Date. The Parties acknowledge and agree that, as of the Effective Date, all
Confidential Information (as defined in the CDA) disclosed by a Party pursuant to the CDA shall be considered Confidential Information of such Party and subject to the terms set forth in this Agreement. 

10.14 Independent Contractors. The Parties are independent contractors under this Agreement. Nothing herein contained shall be deemed
to create an employment, agency, joint venture or partnership relationship between the Parties hereto or any of their agents or 

  
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employees, or any other legal arrangement that would impose liability upon one Party for the act, or failure to act, of the other Party. Neither Party shall have any express or implied power to
enter into any contracts or commitments or to incur any liabilities in the name of, or on behalf of, the other Party, or to bind the other Party in any respect whatsoever. The Parties acknowledge and agree that neither party owes the other any
fiduciary or similar duties or obligations by virtue of the relationship created by this Agreement. Without limiting the foregoing, the Parties also acknowledge and agree that if a court of competent jurisdiction or an arbitrator should determine
that, notwithstanding the terms of this Section 10.14, that such fiduciary or other obligations exist, the Parties hereby waive such duties and obligations and agree not to assert or rely upon such duties or obligations in connection with any
dispute arising out of or relating to this Agreement. 
 10.15 Nonsolicitation. From the Effective Date until the First Commercial
Sale of a Licensed Product in the Territory, neither Party nor any its Affiliates shall solicit an employee of the other Party who is or has been involved in any activity to which this Agreement pertains. Notwithstanding the foregoing, nothing
herein shall restrict or preclude each Party’s or its Affiliates’ rights to make generalized searches for employees by way of a general solicitation for employment placed in a trade journal, newspaper or website, and which is not designed
to target or specifically attract the employees of the other Party. To the extent that a technology transfer would need to occur between Spark and a contract manufacturing organization that Pfizer engages to Manufacture a Licensed Product, Spark
shall be allowed to negotiate a bilateral confidentiality and nonsolicitation agreement with such contract manufacturing organization as a condition to such technology transfer. 

10.16 No Third Party Rights or Obligations. The obligations to CHOP and HHMI in Paragraphs 4.2, 4.4, 5.1-5.2, 7.1, 8.1, 10.1, 10.2,
10.3, 11.3-11.5, 12.5 and 12.6 of the CHOP License Agreement shall be binding upon Pfizer as if it were a party to the CHOP License Agreement. Except as set forth in the immediately preceding sentence, no provision of this Agreement shall be deemed
or construed in any way to result in the creation of any rights or obligation in any Person not a Party to this Agreement. However, Pfizer may decide, in its sole discretion, to use one or more of its Affiliates to perform its obligations and duties
hereunder, provided that Pfizer shall remain liable hereunder for the performance by any such Affiliates of any such obligations. 

10.17 Headings. The descriptive headings of this Agreement are included herein for ease of reference only and shall be of no force and
effect in construing or interpreting any of the provisions of this Agreement. 
 10.18 Counterparts. This Agreement may be executed
in two or more counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same document. Counterparts may be signed and delivered by facsimile or PDF file, with the same effect as if delivered
personally. 

  
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 IN WITNESS WHEREOF, authorized representatives of the Parties have duly executed this Agreement as of the
Effective Date. 
  

									
	PFIZER INC.	 		 	SPARK THERAPEUTICS, INC.
					
	By:	 	 /s/ G. Mikael Dolsten
	 		 	By:	 	 /s/ Jeffrey D. Marrazzo

	Name:	 	G. Mikael Dolsten	 		 	Name:	 	Jeffrey D. Marrazzo
	Title:	 	President of WRD	 		 	Title:	 	Co-Founder and CEO

  
 - 75 - 

 EXHIBIT A 

Product Development Plan 
 Confidential
Materials omitted and filed separately with the Securities and Exchange Commission. A total of 13 pages were omitted. [**] 

  
 - 76 - 

 Exhibit B 

Data Package Elements 
 Electronic data
transfer (top line report) to include each of the following: 
  

	 	1.	Subject demographics/baseline characteristics as collected by Spark prior to study enrollment 

  

	 	2.	Subject disposition (i.e., screened, randomized, completers, early discontinuations and reason for discontinuation) 

  

	 	3.	Efficacy 

  

	 	a.	Descriptive statistics for all primary and secondary endpoints 

  

	 	4.	Safety 

  

	 	a.	Summary of Adverse Events (most frequently reported, frequency of Adverse Events by severity) 

  

	 	b.	Summary of Serious Adverse Events (frequency per group) 

  

	 	c.	Summary of most frequent clinical laboratory abnormalities 

  

	 	5.	Data tables, listings, and figures 

  

	 	6.	All efficacy and safety summary tables 

  

	 	7.	All efficacy and safety figures 

  

	 	8.	Individual subject data listings to include: 

  

	 	a.	All efficacy data specified in protocol 

  

	 	b.	All safety data specified in protocol 

  

	 	c.	All clinical laboratory values (including any and all immunogenicity data) 

  

	 	d.	All MRI or other imaging data if undergone by a patient. Note that an MRI is not part of the Phase I/II protocol. 

  

	 	9.	Pre- and post-surgery/procedure notes/narratives as applicable. Note that no surgery is anticipated as part of the protocol. 

  

	 	10.	All data (including subject-level analyses) used to generate the above items 1-9 including the reports of all individual adverse or serious adverse events 

  
 Exhibit B - 1 

 Exhibit C 

Technology Transfer Plan 
  

	I.	As soon as practicable, Spark will: 

 [**] 

 

	II.	Post Signing (within [**] days after the Effective Date): 

 1. Spark will: 

[**] 
  

	III.	Post Signing (within [**] days after the Effective Date): 

 1. Spark will provide: 

[**] 
 2. Pfizer will review: 

[**] 
 3. Parties will discuss:

 [**] 
  

	IV.	Spark will use [**]. 

  
 Exhibit C - 1 

 Exhibit D 

[**] Data Package 
 Electronic data
transfer (top line report) to include each of the following: 
  

	 	1.	Efficacy 

  

	 	a.	Descriptive statistics for all primary and secondary endpoints 

  

	 	2.	Safety 

  

	 	a.	Summary of Adverse Events (most frequently reported, frequency of Adverse Events by severity) 

  

	 	b.	Summary of Serious Adverse Events (frequency per group) 

  

	 	c.	Summary of most frequent clinical laboratory abnormalities 

  

	 	3.	Data tables, listings, and figures 

  

	 	4.	All efficacy and safety summary tables 

  

	 	5.	All efficacy and safety figures 

  

	 	6.	Individual subject data listings to include: 

  

	 	a.	All efficacy data specified in protocol 

  

	 	b.	All safety data specified in protocol 

  

	 	c.	All clinical laboratory values (including any and all immunogenicity data) 

  

	 	d.	All MRI or other imaging data if undergone by a patient. Note that an MRI is not part of the Phase I/II protocol. 

  

	 	7.	All data (including subject-level analyses) used to generate the above items 1-6 including the reports of all individual adverse or serious adverse events 

  
 Exhibit D - 1 

 Exhibit E 

Form of Press Release 
  

			
	 Media Inquiries:

Jessica Rowlands

202-729-4089

Jessica.Rowlands@fkhealth.com
	  	

 Spark Therapeutics Announces Gene Therapy Collaboration in Hemophilia B with Pfizer Inc. 

Leading gene therapy company will partner with established market leader to develop 

a potential new treatment paradigm for hemophilia B 

PHILADELPHIA, Penn., December 8, 2014—Spark Therapeutics, a late-stage gene therapy company developing treatments for debilitating genetic
diseases, announced today that it has entered into a global collaboration with Pfizer Inc. for the development and potential commercialization of SPK-FIX, a development program advancing proprietary, bio-engineered adeno-associated virus
(AAV) vectors for the potential treatment of hemophilia B. The companies will work together on a worldwide basis with the aim of bringing an important investigational therapy to patients. 

“We are excited to announce our collaboration with Pfizer, as we believe it marks an important step towards bringing a potentially life-altering
therapeutic to patients with hemophilia B,” said Jeffrey D. Marrazzo, co-founder and chief executive officer of Spark. “The collaboration also marks another milestone for Spark, following our recent clinical and regulatory progress and key
leadership hires.” 
 Hemophilia B is a rare genetic blood disorder that affects approximately 4,000 males in the U.S. and 26,000 males worldwide.
Current treatment requires recurrent intravenous infusions of either plasma-derived or recombinant Factor IX to control bleeding episodes. Spark’s proprietary, bioengineered vectors are designed to deliver a high-activity Factor IX gene to
patients, enabling endogenous production of Factor IX, with the potential to be effective for a number of years. This program leverages a long track record of hemophilia B gene therapy research and clinical development conducted by Spark and its
founding scientific team over the past two decades. 
 “We believe Pfizer is the ideal partner for our hemophilia B program. Pfizer is a leader in
hemophilia, developing the first recombinant Factor IX product,” said Dr. Katherine High, a hematologist and co-founder, president and chief scientific officer of Spark. Dr. High, who pioneered the development of AAV-mediated gene
therapy for hemophilia, noted, “Pfizer’s longtime experience in hemophilia, including strong relationships with physicians, patients and payors, as well as clinical, regulatory and commercial capabilities, will complement our team’s
deep knowledge of AAV-mediated gene transfer for the disease. We look forward to working with Pfizer with the goal of making gene therapy for hemophilia B a reality for patients.” 

  
 Exhibit E - 1 

 Under the terms of the agreement, Spark will receive an upfront payment of $20 million and will be eligible for
additional development and commercialization milestone payments of up to $260 million for multiple hemophilia B product candidates that may be developed under the collaboration. Under the collaboration, Spark will be responsible for conducting all
Phase 1/2 studies while Pfizer will assume responsibility for pivotal studies, any regulatory approvals and potential global commercialization of the product. Spark is entitled to receive double-digit royalties based on global product sales. 

“With their experience in the field of gene therapy, as well as in the research and development of potential novel treatments for hemophilia, we believe
that Spark’s team of scientists and clinicians will complement Pfizer’s expertise in helping to bring a new therapy to patients,” said Kevin Lee, Senior Vice President and Chief Scientific Officer, Rare Disease Research Unit, Pfizer.
“This agreement reinforces Pfizer’s longstanding commitment to the hemophilia community. Spark’s hemophilia B program has the potential to build on our leading hemophilia portfolio and could offer patients with this bleeding disorder
a potential new treatment option.” For more information on Spark Therapeutics and its clinical pipeline, including SPK-FIX, please visit www.sparktx.com. 

About Spark Therapeutics 
 Spark is a gene therapy leader
seeking to transform the lives of patients suffering from debilitating genetic diseases by developing one-time, life-altering treatments. Spark’s initial focus is on treating orphan diseases where no, or only palliative therapies, exist.
Spark’s most advanced product candidate, SPK-RPE65, is in a fully-enrolled pivotal Phase 3 clinical trial for the treatment of a rare blinding condition. Spark is leveraging SPK-RPE65 to address a broad spectrum of
blinding conditions, and also has established a pipeline of gene therapy candidates to treat hematologic and neurodegenerative disorders. Spark’s integrated gene therapy platform builds on two decades of research, development and manufacturing
at The Children’s Hospital of Philadelphia, including human trials conducted across diverse therapeutic areas and routes of administration. To learn more, visit www.sparktx.com. 

About the SPK-FIX Program 

Hemophilia B is a serious and rare inherited hematologic disorder, characterized by a mutation in the Factor IX, or FIX, gene, which leads to deficient blood
coagulation and an increased risk of bleeding or hemorrhaging. Spark’s development program for hemophilia B, SPK-FIX, is advancing proprietary, bio-engineered adeno-associated virus (AAV) vectors that deliver a high-activity Factor
IX gene to the liver. SPK-FIX leverages a long track record of hemophilia B gene therapy research conducted by Spark and its founding scientific team which, in prior clinical trials, has demonstrated safety and proof-of-concept in expressing
Factor IX in the liver. To learn more please visit the Spark website at http://www.sparktx.com/pipeline/hematologic-disorders. 
 # #
# 

  
 Exhibit E - 2 

 Schedule 5.3.1(a) 

Spark Patent Prosecution and Maintenance Regions 

Spark shall pay [**] percent ([**]%) of all fees and costs of outside counsel/patent agents/annuity service (including patent office fees and
other Third Party fees and costs) in preparing, filing, prosecuting and maintaining such Spark Patent Rights and Research Program Patent Rights in the countries and regions listed herein: 

[**] 

  
 Schedule 5.3.1(a) 

 Schedule 7.2.3 

Spark Patent Rights 
  

													
	 Serial No.
	  	 Title
	  	 Country
	 	 File Date
	 	 Patent No.
	 	 Issue Date
	 	 Status

	 [**]
	  	[**]	  	[**]	 	[**]	 	[**]	 	[**]	 	[**]

 Confidential Materials omitted and filed separately with the Securities and Exchange Commission. A total of four pages were
omitted. [**] 

  
 Schedule 7.2.3 - 1 

 Schedule 7.2.11 

Disclosed Third Party Agreements 
  

	1.	CHOP License Agreement 

  

	2.	CHOP Technology Assignment Agreement 

  

	3.	Sponsored Research Agreement entered into with CHOP, dated as of October 9, 2014 

  

	4.	Ordinary course agreements with vendors, contract service providers and CHOP that do not impact any rights granted to Pfizer under this Agreement, all of which meet the qualifications of Section 7.2.11(b)-(d)

  
 Schedule 7.2.11EX-10.19

 Exhibit 10.19 

LEASE 
 by and between

 WEXFORD-UCSC 3737, LLC, 

a Delaware limited liability company 

and 
 SPARK
THERAPEUTICS, LLC, 
 a Delaware limited liability company 

 TABLE OF CONTENTS 

 

							
	 1.
	  	 Lease of Premises
	  	 	1	  
			
	 2.
	  	 Basic Lease Provisions
	  	 	2	  
			
	 3.
	  	 Term
	  	 	6	  
			
	 4.
	  	 Possession and Commencement Date
	  	 	7	  
			
	 5.
	  	 Condition of Premises
	  	 	10	  
			
	 6.
	  	 Rentable Area
	  	 	10	  
			
	 7.
	  	 Rent
	  	 	11	  
			
	 8.
	  	 Rent Adjustments
	  	 	12	  
			
	 9.
	  	 Operating Expenses
	  	 	12	  
			
	 10.
	  	 Taxes on Tenant’s Property
	  	 	17	  
			
	 11.
	  	 Security Deposit
	  	 	18	  
			
	 12.
	  	 Use
	  	 	19	  
			
	 13.
	  	 Rules and Regulations, CC&Rs, Ground Lease, Parking Facilities and Common Areas
	  	 	23	  
			
	 14.
	  	 Project Control by Landlord
	  	 	24	  
			
	 15.
	  	 Quiet Enjoyment
	  	 	26	  
			
	 16.
	  	 Utilities and Services
	  	 	26	  
			
	 17.
	  	 Alterations
	  	 	31	  
			
	 18.
	  	 Repairs and Maintenance
	  	 	34	  
			
	 19.
	  	 Liens
	  	 	36	  
			
	 20.
	  	 Estoppel Certificate
	  	 	37	  
			
	 21.
	  	 Hazardous Materials
	  	 	37	  
			
	 22.
	  	 Odors and Exhaust
	  	 	41	  
			
	 23.
	  	 Insurance; Waiver of Subrogation
	  	 	42	  
			
	 24.
	  	 Damage or Destruction
	  	 	45	  
			
	 25.
	  	 Eminent Domain
	  	 	47	  
			
	 26.
	  	 Surrender
	  	 	48	  
			
	 27.
	  	 Holding Over
	  	 	49	  
			
	 28.
	  	 Indemnification and Exculpation
	  	 	49	  
			
	 29.
	  	 Assignment or Subletting
	  	 	51	  
			
	 30.
	  	 Subordination and Attornment
	  	 	54	  
			
	 31.
	  	 Defaults and Remedies
	  	 	55	  
			
	 32.
	  	 Bankruptcy
	  	 	63	  

  
 - i - 

							
	 33.
	  	 Brokers
	  	 	64	  
			
	 34.
	  	 Definition of Landlord
	  	 	64	  
			
	 35.
	  	 Limitation of Liability
	  	 	65	  
			
	 36.
	  	 Joint and Several Obligations
	  	 	66	  
			
	 37.
	  	 Representations
	  	 	66	  
			
	 38.
	  	 Confidentiality
	  	 	67	  
			
	 39.
	  	 Notices
	  	 	67	  
			
	 40.
	  	 Miscellaneous
	  	 	67	  
			
	 41.
	  	 Option to Extend Term
	  	 	70	  
			
	 42.
	  	 Reserved
	  	 	71	  
			
	 43.
	  	 Reserved
	  	 	71	  
			
	 44.
	  	 Landlord’s Lien Waiver, Security Interests, Rights of Distraint
	  	 	71	  
			
	 45.
	  	 Rooftop Installation Area
	  	 	71	  

  
 - ii - 

 LEASE 

THIS LEASE (this “Lease”) is entered into as of this 31st day of
March, 2014 (the “Execution Date”), by and between WEXFORD-UCSC 3737, LLC, a Delaware limited liability company (“Landlord”), and SPARK THERAPEUTICS, LLC, a Delaware limited liability company
(“Tenant”). 
 RECITALS 

A. WHEREAS, Landlord leases certain real property (the “Property”) located at 3737 Market Street, Philadelphia, Pennsylvania,
pursuant to that certain Lease Agreement dated April 8, 2012 between 3737 Fee Owner, LLC, as ground lessor (“Ground Lessor”) and Landlord, as ground lessee (as it may be hereafter amended, restated or modified from time to time
the “Ground Lease”), and Landlord owns the building located thereon (the “Building”); 
 B. WHEREAS, the
Property and the Building constitute “Unit 8” in the 3711 Market Research Condominium (the “Condominium”) created pursuant to a Declaration of Condominium of the 3711 Market Research Condominium (as it has been and may
hereafter be amended, restated or modified from time to time, the “Declaration”); and 
 C. WHEREAS, Owner is constructing,
or has constructed, the Building in a manner intended to qualify for certain tax credits, including, without limitation, New Market Tax Credits (as defined herein). 

D. WHEREAS, Landlord wishes to lease to Tenant, and Tenant desires to lease from Landlord, certain premises (the “Premises”)
constituting the entire thirteenth (13th) floor of the Building, pursuant to the terms and conditions of this Lease, as detailed below. 

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

	1.	Lease of Premises. 

 1.1. Landlord hereby leases to Tenant, and Tenant hereby leases from
Landlord, the Premises, as shown on Exhibit A attached hereto, for use by Tenant in accordance with the Permitted Use (as defined below) and no other uses. The Property and all landscaping, parking facilities, private drives and other
improvements and appurtenances related thereto, including the Building, are hereinafter collectively referred to as the “Project”. All portions of the Building that are for the non-exclusive use of the tenants of the Building only,
and not the tenants of the Condominium generally, such as service corridors, stairways, elevators, public restrooms and public lobbies (all to the extent located in the Building), are hereinafter referred to as “Building Common
Area.” All Common Elements of the Condominium that are for the non-exclusive use of tenants of the Condominium generally are hereinafter referred to as “Condominium Common Area.” The Building Common Area and Condominium
Common Area are collectively referred to herein as “Common Area.” 

  
 - 1 - 

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

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

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

			
	 Definition or Provision
	 	 Means the Following (As of the Term

Commencement Date)

		
	 Approximate Rentable Area of Premises*
	 	 28,075 square feet
  

(19,740 square feet of the Premises, as shown on Exhibit A, is sometimes referred to herein as the “Original Premises,” and
8,335 square feet of the Premises, as shown on Exhibit A, is sometimes referred to herein as the “Expansion Space”)

		
	 Approximate Rentable Area of Building
	 	330,126 square feet
		
	 Tenant’s Pro Rata Share of Building*
	 	8.50%

  

	*Note:	 Subject to adjustment based upon the Rentable Area of the Premises as of the Term Commencement Date. 

  
 - 2 - 

 2.3. Initial monthly and annual installments of Base Rent for the Premises (“Base
Rent”), subject to adjustment pursuant to Section 4.4 of this Lease: 
  

																	
	 Dates
	  	Square Feet
of Rentable
Area*	 	  	Base Rent per Square
Foot of Rentable Area	 	  	Monthly
Base Rent[*]	 	  	Annual Base
Rent[*]	 
	 With respect to the Original Premises, the Term Commencement Date** - the day immediately preceding the first (1st) anniversary of the Term Commencement Date
	  	 	19,740	  	  	$	29.08 annually	  	  	$	47,836.60	  	  	$	574,039.20	  

  

																	
	 With respect to the Expansion Space, the Term Commencement Date*** - the day immediately preceding the first (1st) anniversary of the Term Commencement Date
	  	 	8,335	  	  	$	29.08 annually	  	  	$	20,198.48	  	  	$	242,381.80	  

  

	*	Subject to adjustment based upon the Rentable Area of the Premises as of the Term Commencement Date. 

	**	Subject to abatement until the Rent Commencement Date as provided in Section 7.1 hereof. 

	***	Subject to abatement until the Expansion Space Rent Commencement Date as provided in Section 7.1 hereof. 

2.4. Estimated Term Commencement Date: November 1, 2014 

2.5. Estimated Term Expiration Date: October 31, 2025 

2.6. Security Deposit: Twenty-Four (24) months of Base Rent (or if Tenant elects to use all or any portion of the Optional Additional TI
Allowance, thirty-six (36) months of Base Rent) as such Security Deposit is subject to increase and/or decrease in accordance with the terms hereof. 

2.7. Permitted Use: Office and laboratory use in conformity with all federal, state, municipal and local laws, codes, ordinances, rules and
regulations of Governmental Authorities (as defined below), committees, associations, or other regulatory committees, agencies or governing bodies having jurisdiction over the Premises, the Building, the Property, the Project, Landlord or Tenant,
including both statutory and common law and hazardous waste rules and regulations (“Applicable Laws”). 
  

			
	 2.8.     Address for Rent Payment:
	 	 WEXFORD-UCSC 3737, LLC
 3711 Market Street, 8th Floor
 Philadelphia, PA 19104

		
	 2.9.     Address for Notices to Landlord:
	 	 WEXFORD-UCSC 3737, LLC
 17190 Bernardo Center
Drive
 San Diego, California 92128
 Attn: Vice President, Real
Estate Legal

  
 - 3 - 

			
		  	 With a copy to:
  

Wexford-UCSC 3737, LLC
 c/o Wexford Science & Technology,
LLC
 801 W. Baltimore Street, Suite 505
 Baltimore, Maryland
21201
 Attn: S. Nelson Weeks, Senior Vice President
 and
General Counsel, and Mark
 Korczakowski, Vice President
  

And with a copy to:
  

University City Science Center
 3711 Market Street, 8th Floor
 Philadelphia, PA 19104

Attention: Curtis M. Hess
  

Ballard Spahr LLP
 1735 Market Street, 51st Floor
 Philadelphia, PA 19103

Attention: Bart I. Mellits, Esq.

		
	 2.10.     Addresses for Notices to Tenant prior to the Term Commencement Date:
	  	 Spark Therapeutics, LLC
 3501 Civic Center
Boulevard
 CTRB 5030
 Philadelphia, PA 19104

Joseph W. La Barge
  

With a copy to:
  

Pepper Hamilton LLP
 3000 Two Logan Square

Eighteenth and Arch Streets
 Philadelphia, PA 19103

Attention: Matthew J. Swett, Esq.

  
 - 4 - 

			
	2.11.     Address Notices to Tenant:	  	 3737 Market Street, 13th Floor
 Philadelphia,
PA 19104
 Attention: Joseph W. La Barge
  

With a copy to:
  

Pepper Hamilton LLP
 3000 Two Logan Square

Eighteenth and Arch Streets
 Philadelphia, PA 19103

Attention: Matthew J. Swett, Esq.

		
	2.12.     Addresses for Invoices to Tenant:	  	 3737 Market Street, 13th Floor
 Philadelphia,
PA 19104
 Attention: Joseph W. La Barge

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

 

			
	Exhibit A	  	Premises
		
	Exhibit B-1	  	List of Base Building Plans and Specifications
		
	Exhibit B-2	  	Work Letter
		
	Exhibit B-3	  	Tenant Work Insurance Schedule
		
	Exhibit B-4	  	Status of Substantial Completion of Landlord’s Work
		
	Exhibit B-5	  	Form of Lien Waiver
		
	Exhibit B-6	  	Responsibility Matrix
		
	Exhibit C	  	Acknowledgement of Term Commencement Date and Term Expiration Date
		
	Exhibit D	  	Form of Additional TI Allowance Acceptance Letter
		
	Exhibit E-1	  	Form of SNDA
		
	Exhibit E-2	  	Form of NDA
		
	Exhibit F-1	  	Rules and Regulations
		
	Exhibit F-2	  	Construction Rules
		
	Exhibit G	  	Janitorial Schedule
		
	Exhibit H	  	Tenant’s Personal Property

  
 - 5 - 

			
	Exhibit I	  	Form of Estoppel Certificate
		
	Exhibit J	  	Reserved
		
	Exhibit K	  	HazMat Rules
		
	Exhibit L	  	Form of Report

  

	3.	Term. 

 3.1. The actual term of this Lease (as the same may be extended pursuant to
Article 41 hereof, and as the same may be earlier terminated in accordance with this Lease, the “Term”) shall commence on the actual Term Commencement Date (as defined in Article 4) and end on the date (such date, the
“Term Expiration Date”) that is one hundred twenty (120) months after the Expansion Space Rent Commencement Date (as hereinafter defined), subject to earlier termination of this Lease as provided herein. 

3.2. Provided that no Default, or event which, upon the giving of notice or the passage of time, or both, could become a Default, exists under
this Lease at the time Tenant delivers the Termination Notice and as of the Early Termination Date, as such terms are defined below (which condition shall be solely for the benefit of Landlord), Tenant may exercise a one-time right to terminate this
Lease effective as of the date that is seven (7) years after the Rent Commencement Date (the “Early Termination Date”) by giving Landlord written notice of such election to terminate the Lease not less than nine (9) months
prior to the Early Termination Date (“Termination Notice”), which Termination Notice, in order to be effective, must be accompanied by a non-refundable termination fee equal to three (3) months of Base Rent (at the Base Rent
rate in effect at the time of the Early Termination Date) plus an amount equal to (i) the unamortized portion of Landlord’s Leasing Costs (defined below), amortized on a straight line basis over ten (10) years commencing on the
date on which Base Rent is payable hereunder without abatement and (ii) the TI Allowance Balance (as hereinafter defined) (the “Termination Fee”). If Tenant properly exercises the foregoing termination right and Tenant shall
have paid to Landlord all Rent and other charges payable up to the Early Termination Date and the Termination Fee, then this Lease and the Term shall terminate on the Early Termination Date, and all of the provisions contained in this Lease
pertaining to the expiration or termination of this Lease shall be applicable to such early termination. The effectiveness of Tenant’s Termination Notice is conditioned (which condition shall be solely for the benefit of Landlord) upon
Landlord’s receipt of payment in full for all Rent and other charges payable up to the Early Termination Date and the Termination Fee. “Landlord’s Leasing Costs” shall include all costs and expenses incurred by Landlord in
preparing the Premises for Tenant’s occupancy and negotiating and entering into this Lease, including, without limitation, brokerage commissions, reasonable legal fees, and abated Base Rent (but expressly excluding the cost of Landlord’s
Work (as hereinafter defined)). The “TI Allowance Balance” shall be the unamortized portion of the TI Allowance, amortized over ten (10) years at a rate of four and three-quarters percent (4.75%) annually, which
amortization shall commence (i) on the Rent Commencement Date with respect to the TI Allowance made available by Landlord in connection with the Original Premises, and (ii) on the Expansion Space Rent Commencement Date with respect to the
TI Allowance made available by Landlord in connection with the Expansion Space. 

  
 - 6 - 

	4.	Possession and Commencement Date. 

 4.1. Landlord shall provide access to the Premises to
Tenant on the Execution Date, provided that Tenant acknowledges that the work required of Landlord to complete the core and shell of the Building in accordance with the plans and specifications (the “Base Building Plans”) for the
base building listed in Exhibit B-1 attached hereto (the “Landlord’s Work”) shall not be completed as of the Execution Date or the Actual Access Date (defined below). As of the Execution Date, Landlord has Substantially
Completed (defined below) the portion of Landlord’s Work described in Section 1 of Exhibit B-4, and Landlord shall use commercially reasonable efforts to cause the portion of Landlord’s Work described in
Section 2 of Exhibit B-4 (the “Interim Work”) to be Substantially Complete by May 1, 2014. Landlord’s Work is more particularly described in Exhibit B-6, provided that in the event of a conflict
between Exhibit B-6 and the Base Building Plans, the Base Building Plans shall govern and control. The date on which Landlord Substantially Completes the Interim Work is the “Actual Access Date.” In the event that the Actual
Access Date has not occurred by May 1, 2014, then (a) this Lease shall not be void or voidable and (b) Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, except that the Rent Commencement Date shall be
delayed by one (1) day for each day after the Estimated Term Commencement Date that Tenant is unable to commence operating its business in the Premises solely as a result of Landlord’s failure to Substantially Complete the Interim Work on
or before May 1, 2014 (provided that such day-for-day abatement of the Rent Commencement Date shall not exceed the number of days between May 1, 2014 and the Actual Access Date). Landlord may make revisions to the Base Building Plans from
time to time, and any change to the Approved Plans required as a result of the revisions to the Base Building Plans shall constitute a Change (as defined in Exhibit B-2 hereto (the “Work Letter”)). 

4.2. The “Term Commencement Date” shall be the earlier to occur of (i) the Estimated Term Commencement Date, and
(ii) the date on which Tenant commences operation of its business in the Premises or any part thereof. Tenant shall execute and deliver to Landlord written acknowledgment of the actual Term Commencement Date and the Term Expiration Date within
ten (10) days after the Term Commencement Date, in the form attached as Exhibit C hereto. Failure to execute and deliver such acknowledgment, however, shall not affect the Term Commencement Date or Landlord’s or Tenant’s
liability hereunder. Failure by Tenant to obtain validation by any medical review board or other similar governmental licensing of the Premises required for the Permitted Use by Tenant shall not serve to extend the Term Commencement Date. The term
“Substantially Complete” or “Substantial Completion” means (a) with respect to the work described in the Work Letter to be performed by Tenant (the “Tenant Improvements”), such Tenant
Improvements are substantially complete in accordance with the Approved Plans (as defined in the Work Letter (as hereinafter defined)), except for minor punch list items, as evidenced by either a certificate of substantial completion executed by
Tenant’s architect or a temporary certificate of occupancy for the Premises, and (b) with respect to the Landlord’s Work, such Landlord’s Work is substantially complete in accordance with the Base Building Plans, except for minor
punch list items, as evidenced by a certificate of substantial completion executed by Landlord’s architect and a temporary certificate of occupancy for the core and shell of the Building. 

4.3. Tenant shall cause the Tenant Improvements to be constructed in the Premises pursuant to the Work Letter. Provided that no Default exists
hereunder, Landlord shall make the 

  
 - 7 - 

 
following tenant improvement allowance available to Tenant: (a) Two Million Three Hundred Eighty-Six Thousand Three Hundred Seventy-Five Dollars ($2,386,375.00) (based upon Eighty-Five
Dollars ($85.00) per square foot of Rentable Area (as defined below) (and subject to change based upon the Rentable Area of the Premises as of the Term Commencement Date) (the “Base TI Allowance”) plus (b) Two Million Eight
Hundred Seven Thousand Five Hundred Dollars ($2,807,500.00) (based upon One Hundred Dollars ($100.00) per square foot of Rentable Area and subject to change based upon the Rentable Area of the Premises as of the Term Commencement Date) (the
“Mandatory Additional TI Allowance”), plus (c) if properly requested by Tenant pursuant to this Article, up to Two Million Eight Hundred Seven Thousand Five Hundred Dollars ($2,807,500.00) (based upon One Hundred Dollars
($100.00) per square foot of Rentable Area and subject to change based upon the Rentable Area of the Premises as of the Term Commencement Date) (the “Optional Additional TI Allowance;” and together with the Mandatory Additional TI
Allowance, collectively, the “Additional TI Allowance”), for a total of Eight Million One Thousand Three Hundred Seventy-Five Dollars ($8,001,375.00) (based upon Two Hundred Eighty Five Dollars ($285.00) per square foot of Rentable
Area (and subject to change based upon the Rentable Area of the Premises as of the Term Commencement Date). As of the date hereof, Tenant has requested and Landlord has agreed to provide, and Tenant has committed to using, the full amount of the
Mandatory Additional TI Allowance for the Premises. The Base TI Allowance, together with the Additional TI Allowance (or portion thereof, if properly requested by Tenant pursuant to this Article), shall be referred to herein as the “TI
Allowance.” The TI Allowance may be applied to the costs of (n) construction, (o) project review fee by Landlord (which fee shall equal one percent (1%) of the cost of the Tenant Improvements, including the Base TI Allowance
and, if used by Tenant, the Additional TI Allowance, but in no event more than $30,000.00), plus any actual out-of-pocket costs paid by Landlord (not to exceed $10,000) in connection with Landlord’s review and approval of the Approved Plans and
Landlord’s monitoring of the performance by Tenant of the Tenant Improvements, (p) space planning, architect, engineering and other related services performed by third parties unaffiliated with Tenant, (q) building permits and other
taxes, fees, charges and levies by Governmental Authorities (as defined below) for permits or for inspections of the Tenant Improvements, (r) costs and expenses for labor, material, equipment and fixtures, and (s) costs associated with
sustainability practices, documentation, registration and certification, provided, however, that no more than $50.00 per square foot of Rentable Area of the Premises may be applied to non-hard costs of occupying the Premises (i.e. preparation of the
Approved Plans, fixtures, furnishings and equipment, including demountable wall panel systems), provided that prefabricated clean rooms installed by Tenant shall not be subject to the foregoing $50.00 per square foot cap. In no event shall the TI
Allowance be used for (v) the cost of work that is not authorized by the Approved Plans or otherwise approved in writing by Landlord, (w) payments to Tenant or any affiliates of Tenant, (x) except as expressly permitted above, the
purchase of any furniture, personal property or other non-building system equipment, (y) costs resulting from any default by Tenant of its obligations under this Lease or (z) costs that are recoverable by Tenant from a third party (e.g.,
insurers, warrantors, or tortfeasors). Any Additional TI Allowance properly requested by Tenant hereunder may be applied by Tenant interchangeably between the Original Premises and the Expansion Space (subject in all events to the other limitations
provided in this Section 4.3, and further provided that Tenant must spend at least $85 per square foot of Rentable Area to perform improvements to the Expansion Space). 

4.4. Base Rent shall be increased to include the amount, if any, of the Additional TI Allowance disbursed by Landlord in accordance with this
Lease, amortized over ten (10) years at 

  
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an interest rate of four and three-quarters percent (4.75%) annually, which amortization shall commence (i) on the Rent Commencement Date with respect to the Additional TI Allowance
made available by Landlord in connection with the Original Premises, and (ii) on the Expansion Space Rent Commencement Date with respect to the Additional TI Allowance made available by Landlord in connection with the Expansion Space. Tenant
shall elect to use the Optional Additional TI Allowance or any part thereof by written notice to Landlord received no later than (the “Outside Election Date”) July 1, 2014, and in all events, Tenant shall have until one hundred
twenty (120) days after the Term Commencement Date (the “TI Deadline”), to expend the unused portion of the TI Allowance, after which date Landlord’s obligation to fund such costs shall expire. The amount by which Base
Rent shall be increased shall be determined (and Base Rent shall be increased accordingly) as of (x) the Execution Date (with respect to the Mandatory Additional TI Allowance), and (y) the Outside Election Date (with respect to the
Optional Additional TI Allowance), and if such determination does not reflect use by Tenant of all of the Additional TI Allowance actually disbursed by Landlord, shall be determined again as of the applicable TI Deadline, with Tenant paying (on the
next succeeding day that Base Rent is due under this Lease (the “TI True-Up Date”)) any underpayment of the further adjusted Base Rent for the period beginning on the Term Commencement Date and ending on the TI True-Up Date. Upon
Tenant’s written request at any time after the TI True-Up Date, Landlord shall provide Tenant with written notice of the amount of the Termination Fee. 

4.5. Landlord shall not be obligated to expend any portion of the Additional TI Allowance until Landlord shall have received from Tenant a
letter in the form attached as Exhibit D hereto executed by an authorized officer of Tenant with respect to each Additional TI Allowance (which letter shall be delivered with respect to the Mandatory Additional TI Allowance simultaneously
with the execution and delivery of this Lease, and shall be deemed “properly requested” under this Lease) In no event shall any unused Base TI Allowance entitle Tenant to a credit against Rent payable under this Lease. Tenant shall deliver
to Landlord (a) a certificate of occupancy for the Premises suitable for the Permitted Use and (b) a Certificate of Substantial Completion in the form of the American Institute of Architects document G704, executed by the project architect
and the general contractor within thirty (30) days following the date of Substantial Completion of the Tenant Improvements. 
 4.6.
Prior to entering into the Premises for purposes of constructing the Tenant Improvements or any part thereof, Tenant shall furnish to Landlord evidence satisfactory to Landlord that insurance coverages required of Tenant under the provisions of
Article 23 are in effect, and such entry shall be subject to all the terms and conditions of this Lease other than the payment of Base Rent. Tenant’s early access under the terms of this Section 4.6 shall be subject to and coordinated with
Landlord’s completion of Landlord’s Work and shall only be permitted to the extent that such access does not interfere with Landlord’s construction of the Landlord’s Work. Tenant shall be responsible for any damage caused by
Tenant, its agent or employees to Landlord’s Work or the property of any contractors engaged by Landlord. Any personal property brought into the Premises by Tenant, its agent or employees during any period of early access shall be at the sole
risk of Tenant, and Tenant acknowledges that the Premises may be an active construction site during the course of construction of the Landlord’s Work and that such property may be damaged or destroyed. 

  
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 4.7. Landlord shall use commercially reasonable efforts to Substantially Complete Landlord’s
Work by June 30, 2014, subject to Force Majeure and delays caused by Tenant or its contractors or agents. Tenant agrees that in the event Landlord’s Work is not Substantially Complete on or before June 30, 2014, then (a) this
Lease shall not be void or voidable and (b) Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, except (i) that the Rent Commencement Date and the Expansion Space Rent Commencement Date shall be delayed by
one (1) day for each day after the Estimated Term Commencement Date that Tenant is unable to commence operating its business in the Premises solely as a result of Landlord Delay (hereinafter defined) (which day-for-day delay in the Rent
Commencement Date and Expansion Space Rent Commencement Date, as applicable, shall not exceed the number of days of Landlord Delay), and (ii) if Landlord’s Work is not Substantially Complete by January 1, 2015 and such delay was not
caused by Tenant or its contractors and agents, then Tenant may terminate this Lease upon written notice to Landlord within ten (10) business days following January 1, 2015. Tenant’s failure to deliver such termination notice within
the aforementioned ten (10) business day period shall be deemed a waiver by Tenant of its right to terminate this Lease in accordance with the terms of this Section 4.7. “Landlord Delay” shall mean Landlord’s failure
to Substantially Complete Landlord’s Work by June 30, 2014 provided that such delay was not caused by Tenant or its contractors or agents, and Tenant promptly notifies Landlord in writing of such delay. 

5. Condition of Premises. Except as otherwise expressly set forth herein, Tenant acknowledges that neither Landlord nor any agent of
Landlord has made any representation or warranty with respect to the condition of the Premises, the Building, the Project or the Condominium, or with respect to the suitability of the Premises, the Building, the Project or the Condominium for the
conduct of Tenant’s business. Tenant acknowledges that subject to Substantial Completion of Landlord’s Work, (a) it is fully familiar with the condition of the Premises and agrees to take the same in its condition “as is” as
of the Actual Access Date, and (b) Landlord shall have no obligation to alter, repair or otherwise prepare the Premises for Tenant’s occupancy or to pay for or construct any improvements to the Premises, except with respect to the Base TI
Allowance and, if properly requested by Tenant pursuant to the terms of the Lease, the Additional TI Allowance. Tenant’s taking of possession of the Premises on the Actual Access Date shall, subject to Substantial Completion of Landlord’s
Work, or as otherwise agreed to in writing by Landlord and Tenant, conclusively establish that the Premises, the Building, the Condominium and the Project were at such time in good, sanitary and satisfactory condition and repair. 

 

	6.	Rentable Area. 

 6.1. The term “Rentable Area” shall reflect such areas
as reasonably calculated by Landlord’s architect within ninety (90) days following Substantial Completion of the Tenant Improvements, as the same may be reasonably adjusted from time to time by Landlord in consultation with Landlord’s
architect to reflect changes to the Premises, the Building or the Project, as applicable, as set forth in a certification by Landlord’s architect delivered to Tenant. 

6.2. The Rentable Area of the Building is determined in accordance with 1996 BOMA, ANSI Z65.1 as amended. 

  
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 6.3. The term “Rentable Area,” when applied to the Premises is determined in
accordance with 1996 BOMA, ANSI Z65.1 as amended. 
  

	7.	Rent. 

 7.1. Tenant shall pay to Landlord as Base Rent for the Premises, commencing on
(a) with respect to the Original Premises, July 1, 2015 (the “Rent Commencement Date”) and (b) with respect to the Expansion Space, twelve (12) months following the Term Commencement Date (the “Expansion
Space Rent Commencement Date”), the sums set forth in Section 2.3, subject to the rental adjustments provided in Article 8 hereof. Base Rent shall be paid in equal monthly installments as set forth in
Section 2.3, subject to the rental adjustments provided in Article 8 hereof, each in advance on the first day of each and every calendar month during the Term. 

7.2. In addition to Base Rent, Tenant shall pay to Landlord as additional rent (“Additional Rent”) at times hereinafter
specified in this Lease (a) Tenant’s Share (as defined below) of Operating Expenses (as defined below), including the Property Management Fee (as defined below) and (b) any other amounts that Tenant assumes or agrees to pay under the
provisions of this Lease that are owed to Landlord, including any and all other sums that may become due by reason of any default of Tenant or failure on Tenant’s part to comply with the agreements, terms, covenants and conditions of this Lease
to be performed by Tenant, after notice and the lapse of any applicable cure periods. 
 7.3. Base Rent and Additional Rent shall together
be denominated “Rent.” Rent shall be paid to Landlord, without abatement, deduction or offset, in lawful money of the United States of America at the office of Landlord as set forth in Section 2.8 or to such other person
or at such other place as Landlord may from time designate in writing. In the event the Term commences or ends on a day other than the first day of a calendar month, then the Rent for such fraction of a month shall be prorated for such period on the
basis of the number of days in the month and shall be paid at the then-current rate for such fractional month. 
 7.4. Except as otherwise
expressly set forth herein, Tenant’s obligation to pay Rent shall not be discharged or otherwise affected by (a) any Applicable Laws now or hereafter applicable to the Premises, (b) any other restriction on Tenant’s use,
(c) except as expressly provided herein, any casualty or taking or (d) any other occurrence; and in all events Tenant waives all rights now or hereafter existing to terminate or cancel this Lease or quit or surrender the Premises or any
part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover rent. Tenant’s obligation to pay Rent with respect to any period or obligations arising, existing or pertaining to the period prior
to the date of the expiration or earlier termination of the Term or this Lease shall survive any such expiration or earlier termination; provided, however, that nothing in this sentence shall in any way affect Tenant’s obligations with
respect to any other period. 
 7.5. Upon the occurrence of any Default by Tenant under this Lease, the abatement of Base Rent provided
herein shall automatically and forever terminate, and Tenant shall be required to pay the full Base Rent provided herein from and after the Term Commencement Date without any abatement whatsoever. 

  
 - 11 - 

 8. Rent Adjustments. Base Rent (as it has been adjusted pursuant to Section 4.4 hereof) shall be
subject to an annual upward adjustment of two and one-half percent (2.5%) of the then-current Base Rent. The first such adjustment shall become effective commencing on the first
(1st) annual anniversary of the Term Commencement Date, and subsequent adjustments shall become effective on every successive annual anniversary for so long as this Lease continues in effect.

  

	9.	Operating Expenses. 

 9.1. As used herein, the term “Operating Expenses”
shall include: 
 (a) Government impositions, including property tax costs consisting of real and personal property taxes and assessments
(including amounts due under any improvement bond upon the Building or the Project (including the parcel or parcels of real property upon which the Building and areas serving the Building and the Project are located)) or assessments in lieu thereof
imposed by any federal, state, regional, local or municipal governmental authority, agency or subdivision (each, a “Governmental Authority”); taxes on or measured by gross rentals received from the rental of space in the Project;
taxes based on the square footage of the Premises, the Building or the Project, as well as any parking charges, utilities surcharges or any other costs levied, assessed or imposed by, or at the direction of, or resulting from Applicable Laws or
interpretations thereof, promulgated by any Governmental Authority in connection with the use or occupancy of the Project or the parking facilities serving the Project; taxes on this transaction or any document to which Tenant is a party creating or
transferring an interest in the Premises; any fee for a business license to operate an office building; all assessments, levies or contributions, whether required by law or voluntary, for business improvement districts (including the University City
District) and/or any “safe streets” program applicable to the Building, any payment in lieu of taxes, or payments in connection with so-called tax increment financing transactions, personal property taxes, sewer and water rents, rates and
charges; and any expenses, including the reasonable cost of attorneys or experts, reasonably incurred by Landlord in seeking reduction by the taxing authority of the applicable taxes, less tax refunds obtained as a result of an application for
review thereof. Operating Expenses shall not include any net income, franchise, capital stock, estate, excise, profits, succession, gift, transfer or inheritance taxes, or taxes, and interest and penalties that are the personal obligation of Tenant
or of another tenant of the Project. To the extent that any tenant of the Building is exempt from property taxes or is entitled to a special reduction in property tax and, as a result, property taxes on the Building or the Project are reduced by the
assessing authority to reflect such exemption or reduction, then only the tenant(s) entitled to such exemption or reduction shall receive the benefit thereof, and Operating Expenses for all other tenants (including Tenant) shall be computed as if
such exemptions or reductions were not in effect; and 
 (b) All other costs of any kind paid or incurred by Landlord in connection with the
operation or maintenance of the Building and the Project, including, without limitation, costs of repairs and replacements to improvements within the Project as appropriate to maintain the Project as required hereunder; costs of utilities furnished
to the Common Areas; sewer fees; trash collection; cleaning, including windows; heating; ventilation; air-conditioning; maintenance of landscaping and grounds; maintenance of drives and parking areas; maintenance of the roof; security services and
devices; building supplies; maintenance or replacement of equipment utilized for operation and maintenance of the Project; license, permit and inspection fees; sales, 

  
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use and excise taxes on goods and services purchased by Landlord in connection with the operation, maintenance or repair of the Building or Project systems and equipment; telephone, postage,
stationery supplies and other expenses incurred in connection with the operation, maintenance or repair of the Project; property management and asset management fees (not to exceed 4% of the gross revenues of the Building in the aggregate) (the
“Property Management Fee”); accounting, legal and other professional fees and expenses incurred in connection with the Project; costs of furniture, draperies, carpeting, landscaping, snow removal and other customary and ordinary
items of personal property provided by Landlord for use in Common Areas or in the Project office; capital expenditures incurred (i) in replacing obsolete equipment (hereinafter referred to as “Obsolete CapEx.” Obsolete CapEx
shall not be included in the Operating Expenses payable by Tenant hereunder during the last twenty-four (24) months of the Term, as it may be extended [if the Option (hereinafter defined) remains outstanding under this Lease, Obsolete CapEx
shall be included in Operating Expenses payable by Tenant, but the portion thereof attributable to the last 24 months of the Term and paid by Tenant hereunder shall be refunded or credited within thirty (30) days following Tenant’s written
request therefor, at Landlord’s election, to Tenant in the event that Tenant does not exercise the Option]), (ii) for the primary purpose of reducing Operating Expenses or (iii) required by any Governmental Authority to comply with
changes in Applicable Laws that take effect after the Execution Date or to ensure continued compliance with Applicable Laws in effect as of the Execution Date, in each case amortized over the useful life thereof, as reasonably determined by
Landlord, in accordance with generally accepted accounting principles; costs of complying with Applicable Laws (except to the extent such costs are incurred to remedy non-compliance as of the Execution Date with Applicable Laws and excluding any
fines and penalties associated therewith); costs to keep the Project in compliance with, or fees otherwise required under, any CC&Rs (as defined below) (except to the extent such costs or fees constitute capital expenditures that are not
otherwise includable in Operating Expenses), including, without limitation, all Common Expenses (including all Limited Expenses) and all Special Assessments (as such terms are defined in the Declaration) and all other amounts affecting or assessed
against the Unit and/or Landlord as Unit Owner (as defined in the Declaration); insurance premiums, including premiums for commercial general liability, property casualty, earthquake, terrorism and environmental coverages; portions of insured losses
paid by Landlord as part of the deductible portion of a loss pursuant to the terms of insurance policies; service contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of compensation
(including employment taxes and fringe benefits) of all persons at or below the level of senior property manager (but including the costs of accountants) who perform regular and recurring duties connected with the day-to-day operation and
maintenance of the Project, its equipment, the adjacent walks, landscaped areas, drives and parking areas, including janitors, floor waxers, window washers, watchmen, gardeners, sweepers, plow trucks and handymen; in the event (and only so long as)
the Building is accredited with the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) rating system, reasonable administrative reporting costs to retain such rating; costs of operating and maintaining any
conference facilities in the Building available for the use of tenants in the Building (including Tenant), reduced by any sums collected for the use of any conference facilities in the Building. 

(c) Notwithstanding the foregoing, Operating Expenses shall not include any leasing commissions; expenses that relate to preparation of rental
space for a tenant; expenses of initial development and construction, including grading, paving, landscaping and decorating (as 

  
 - 13 - 

 
distinguished from maintenance, repair and replacement of the foregoing); legal expenses relating to other tenants; costs of repairs to the extent reimbursed by payment of insurance proceeds
received by Landlord; interest upon and amortization of loans to Landlord or secured by a mortgage or deed of trust covering the Project or a portion thereof (provided that interest upon a government assessment or improvement bond payable in
installments shall constitute an Operating Expense under Subsection 9.1(a)); salaries of executive officers of Landlord; depreciation claimed by Landlord for tax purposes (provided that this exclusion of depreciation is not intended to
delete from Operating Expenses actual costs of repairs and replacements that are provided for in Subsection 9.1(b)); and taxes that are excluded from Operating Expenses by the last sentence of Subsection 9.1(a); costs of any items or
services sold or provided to tenants (including Tenant) for which Landlord is reimbursed by such tenants or which are not generally provided to all tenants of the Building; fees and costs of Landlord’s refinancing the Property; costs incurred
due to a violation by Landlord of the terms and conditions of any lease; overhead and profit increment paid to subsidiaries or affiliates of Landlord for management or other services on or to the Building or for supplies or other materials, to the
extent that the costs of such services, supplies or materials exceeds the customary costs charged by vendors for the same services in the area in which the Building is located (but Operating Expenses shall in all events include the Property
Management Fee); all items and services for which Tenant reimburses Landlord or pays third persons or which Landlord provides selectively to one or more tenants or occupants of the Building (other than Tenant) without reimbursement; commissions,
advertising and promotional expenditures; to the extent reimbursement is actually made from insurance proceeds, condemnation awards or other sources of payment (but excluding any commercially reasonable deductible, which may be included in Operating
Expenses), costs of repairs, restoration, replacements or other work occasioned by (1) fire, windstorm or other casualty, (2) the exercise by governmental authorities of the right of eminent domain, whether such taking be total or partial,
or (3) the gross negligence or intentional tort of Landlord, or any subsidiary or affiliate of Landlord, or any representative, employee or agent of same; allowances, concessions and other costs and expenses incurred in completing, fixturing,
furnishing, renovating or otherwise improving, decorating or redecorating space for the exclusive use of tenants (including Tenant), prospective tenants or other occupants and prospective occupants of the Building, or vacant, leasable space in the
Building (except Common Areas); rental payments made under any ground or underlying lease or leases; costs incurred in connection with financing, refinancing, mortgaging, selling or change of ownership of the Building; Landlord’s general
corporate overhead and general and administrative expenses; costs incurred (less costs of recovery) for any items to the extent covered by a manufacturer’s, materialman’s, vendor’s or contractor’s warranty which are paid by such
manufacturer, materialman, vendor or contractor; capital expenditures except those included in Operating Expenses pursuant to Section 9.1(b) above; ground rents; and legal expenses incurred by Landlord relating to the Ground Lease or any matter
relating to title to the Property. To the extent that Tenant uses more than Tenant’s Pro Rata Share of any item of Operating Expenses, Tenant shall pay Landlord for such excess in addition to Tenant’s obligation to pay Tenant’s Pro
Rata Share of Operating Expenses (such excess, together with Tenant’s Pro Rata Share, “Tenant’s Share”). 
 (d)
Notwithstanding anything herein to the contrary, if Landlord is not furnishing any particular work or service (the cost of which if performed by Landlord would constitute an Operating Expense) to any tenant or tenants who have undertaken to perform
such work or service in lieu of the performance thereof by Landlord, then Tenant’s Pro Rata Share of 

  
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such item of Operating Expenses shall be determined by dividing (i) the Rentable Area of the Premises, by (ii) the Rentable Area of the Building reduced by the Rentable Area of those
tenants for whom Landlord does not provide such work or service. 
 9.2. Commencing on the Term Commencement Date, Tenant shall pay to
Landlord on the first day of each calendar month of the Term, as Additional Rent, Landlord’s estimate of Tenant’s Share of Operating Expenses, including the Property Management Fee, with respect to the Building and the Project, as
applicable, for such month, and: 
 (x) Within ninety (90) days after the conclusion of each calendar year (or such longer period as
may be reasonably required by Landlord), Landlord shall furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses and Tenant’s Share of Operating Expenses for the previous calendar year. Any additional sum due
from Tenant to Landlord shall be due and payable within thirty (30) days following Tenant’s receipt of such statement. If the amounts paid by Tenant pursuant to this Section exceed Tenant’s Share of Operating Expenses for the previous
calendar year, then Landlord shall credit the difference against the Rent next due and owing from Tenant; provided that, if the Lease term has expired, Landlord shall accompany such statement with payment for the amount of such difference.

 (y) Any amount due under this Section for any period that is less than a full month shall be prorated for such fractional month on the
basis of the number of days in the month. 
 (z) As of the Execution Date, Operating Expenses for the Building for calendar year 2014 are
estimated to be $7.06 per Square Foot of Rentable Area. Tenant understands and agrees that this is merely Landlord’s good faith estimate and not a guarantee or limit on Operating Expenses. As used herein, the term “Controllable
Operating Expenses” shall mean all Operating Expenses other than (v) insurance premiums, (w) costs (including capital expenditures) to comply with new or modified Applicable Laws which were enacted or modified after the Execution
Date, (x) snow and ice removal, (y) taxes and other amounts described in Section 9.1(a), and electrical and other utility expenses; and (z) extraordinary expenses resulting from Force Majeure; the term “Opex Cap”
shall mean $8.56 per Square Foot of Rentable Area; and the term “Controllable Opex Cap” shall mean the actual Controllable Operating Expenses for calendar year 2015 as determined by Landlord, which Controllable Opex Cap shall
increase in 2016, and in each calendar year thereafter, by 5% per year. During calendar year 2014 and 2015, Operating Expenses shall not exceed the Opex Cap. Commencing in calendar year 2016, and in each calendar year thereafter, Controllable
Operating Expenses shall not exceed the then-applicable Controllable Opex Cap. 
 9.3. Landlord may, from time to time, modify
Landlord’s calculation and allocation procedures for Operating Expenses, so long as such modifications produce dollar results substantially consistent with Landlord’s then-current practice at the Project. Landlord or an affiliate(s) of
Landlord currently own other property(ies) adjacent to the Project or its neighboring properties (collectively, “Neighboring Properties”). In connection with Landlord performing services for the Project pursuant to this Lease,
similar services may be performed by the same vendor(s) for Neighboring Properties. In such a case, Landlord shall reasonably allocate to the Building and the Project the costs for such services based upon the ratio that the square footage of the
Building or the Project (as applicable) bears to the total square footage of all of the Neighboring Properties or buildings within the Neighboring Properties for which the services are 

  
 - 15 - 

 
performed, unless the scope of the services performed for any building or property (including the Building and the Project) is disproportionately more or less than for others, in which case
Landlord shall equitably allocate the costs based on the scope of the services being performed for each building or property (including the Building and the Project). 

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

  
 - 16 - 

 
appropriate. Within ten (10) days after such submissions, the Accountant shall select either Landlord’s or Tenant’s determination of Operating Expenses. The Accountant may not
select or designate any other determination of Operating Expenses. The determination of the Accountant shall bind the parties. If the parties agree or the Accountant determines that the Operating Expenses actually paid by Tenant for the calendar
year in question exceeded Tenant’s obligations for such calendar year, then Landlord shall, at Tenant’s option, either (a) credit the excess to the next succeeding installments of estimated Additional Rent or (b) pay the excess
to Tenant within thirty (30) days after delivery of such results. If the parties agree or the Accountant determines that Tenant’s payments of Operating Expenses for such calendar year were less than Tenant’s obligation for the
calendar year, then Tenant shall pay the deficiency to Landlord within thirty (30) days after delivery of such results. If the Independent Review reveals and Landlord agrees, or if the Accountant determines, that the Operating Expenses billed
to Tenant by Landlord and paid by Tenant to Landlord for the applicable calendar year in question exceeded by more than five percent (5%) what Tenant should have been billed during such calendar year, then Landlord shall pay the reasonable cost
of the Independent Review and the Accountant, if any, in all events the total cost of which shall not exceed $2,500. If the Accountant agrees with Tenant’s determination of Operating Expenses, Landlord shall pay the cost of the Accountant (not
to exceed $1,000). In all other cases, Tenant shall pay the cost of the Independent Review and the Accountant, if any. 
 9.5. Tenant shall
not be responsible for Operating Expenses attributable to the time period prior to the Term Commencement Date. Tenant’s responsibility for Tenant’s Share of Operating Expenses shall continue to the latest of (a) the date of
termination of the Lease, and (b) the date Tenant has fully vacated the Premises. 
 9.6. Operating Expenses for the calendar year in
which Tenant’s obligation to share therein commences and for the calendar year in which such obligation ceases shall be prorated on a basis reasonably determined by Landlord. Expenses such as taxes, assessments and insurance premiums that are
incurred for an extended time period shall be prorated based upon the time periods to which they apply so that the amounts attributed to the Premises relate in a reasonable manner to the time period wherein Tenant has an obligation to share in
Operating Expenses. 
 9.7. Reserved. 

9.8. In the event that the Building is less than fully occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate
Operating Expenses that vary depending on the occupancy of the Building to equal Landlord’s reasonable estimate of what such Operating Expenses would have been had the Building been ninety five percent (95%) occupied during such calendar
year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of Operating Expenses. 
  

	10.	Taxes on Tenant’s Property. 

 10.1. Tenant shall pay prior to delinquency any and
all taxes levied against any personal property or trade fixtures placed by Tenant in or about the Premises. 
 10.2. If any such taxes on
Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property or, if the assessed valuation of the Building, the Property or the 

  
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Project is increased by inclusion therein of a value attributable to Tenant’s personal property or trade fixtures, and if Landlord, after written notice to Tenant, pays the taxes based upon
any such increase in the assessed value of the Building, the Property or the Project, then Tenant shall, upon demand, accompanied by reasonable documentation evidencing that such increase is due to Tenant’s personal property or trade fixtures,
repay to Landlord the taxes so paid by Landlord. 
 10.3. If any improvements in or alterations to the Premises, whether owned by Landlord
or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which improvements conforming to Landlord’s building standards
(the “Building Standard”) in other spaces in the Building are assessed, then the real property taxes and assessments levied against Landlord or the Building, the Property or the Project by reason of such excess assessed valuation
shall be deemed to be taxes levied against personal property of Tenant and shall be governed by the provisions of Section 10.2. Any such excess assessed valuation due to improvements in or alterations to space in the Project leased by
other tenants at the Project shall not be included in Operating Expenses. If the records of the applicable governmental assessor’s office are available and sufficiently detailed to serve as a basis for determining whether such Tenant
improvements or alterations are assessed at a higher valuation than the Building Standard, then such records shall be binding on both Landlord and Tenant. 

10.4. Tenant shall also pay to the appropriate Governmental Authority, before any penalties or fines are assessed, any use and occupancy tax
in connection with the Premises. In the event Landlord is required by law to collect such tax, Tenant shall pay such use and occupancy tax to Landlord as Additional Rent within ten (10) days of demand and Landlord shall remit any amounts so
paid to Landlord to the appropriate Governmental Authority to a timely fashion. Tenant shall also pay to Landlord the applicable state sales tax, if any, on all Rent simultaneously with the payment by Tenant of the Rent as otherwise required by
Applicable Law. 
  

	11.	Security Deposit. 

 11.1. Tenant shall deposit in cash with Landlord the sum set forth in
Section 2.6 (the “Security Deposit”), which sum shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and performed by Tenant
during the period commencing on the Execution Date and ending upon the expiration or termination of Tenant’s obligations under this Lease. The Security Deposit shall be deposited by Tenant as follows: (a) a portion of the Security Deposit
equal to two (2) months’ Base Rent shall be deposited with Landlord by the Execution Date, (b) a portion of the Security Deposit equal to four (4) months’ Base Rent shall be deposited with Landlord no later than
August 1, 2014 (such that the Security Deposit shall equal six (6) months’ Base Rent as of August 1, 2014), and (c) the balance of the Security Deposit shall be deposited with Landlord by the Term Commencement Date. If
Tenant Defaults (as defined below) with respect to any provision of this Lease, including any provision relating to the payment of Rent, then Landlord may (but shall not be required to) use, apply or retain all or any part of the Security Deposit
for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, then Tenant
shall, within ten (10) business days following demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so shall be a material breach of this
Lease. The provisions of this Article shall survive the expiration or earlier termination of this Lease for a period of one hundred twenty (120) days. 

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

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

11.4. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, then the Security Deposit, or any
balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days after the expiration or earlier termination of this Lease. 

11.5. Landlord shall hold the Security Deposit in an account at a banking organization selected by Landlord; provided, however, that
Landlord shall not be required to maintain a separate account for the Security Deposit, but may intermingle it with other funds of Landlord. Landlord shall be entitled to all interest and/or dividends, if any, accruing on the Security Deposit.
Landlord shall not be required to credit Tenant with any interest for any period during which Landlord does not receive interest on the Security Deposit. 

11.6. Provided that (i) no Default, or event which, with the giving of notice or the passage of time, or both, could become a Default,
exists under this Lease, at the time of such request, and (ii) the Financial Condition (defined below) has been satisfied, as evidenced by delivery to Landlord of (x) a certificate executed by an officer of Tenant certifying that the
Financial Condition has been satisfied, and (y) reasonable supporting documentation of satisfaction of the Financial Condition, then commencing in the month following the month in which the Financial Condition was satisfied, the Security
Deposit may be reduced to an amount equal to six (6) months’ of Base Rent. “Financial Condition” shall mean that Tenant has at least an additional (i) $40,000,000 in cash received from an executed partnership,
collaboration or licensing agreement, or (ii) $40,000,000 in Equity (defined below) including any non-dilutive investments that are classified as Equity on Tenant’s balance sheet under GAAP (or a combination (i) and
(ii) resulting in an additional $40,000,000) as compared to Tenant’s Equity as of December 31, 2013. As used herein, “Equity” shall mean financial instruments that are classified as equity on Tenant’s balance
sheet in accordance with GAAP, including the Financial Accounting Standards Board (“FASB”) Statement of Financial Accounting Standards No. 150 -Accounting for Certain Financial Instruments with Characteristics of both
Liabilities and Equity. 
  

	12.	Use. 

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

  
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 12.2. Tenant shall not use or occupy the Premises in violation of Applicable Laws; zoning
ordinances; or the certificate of occupancy issued for the Building or the Project, and shall, upon five (5) days’ written notice from Landlord, discontinue any use of the Premises that is declared or claimed by any Governmental Authority
having jurisdiction to be a violation of any of the above. Tenant shall comply with any direction of any Governmental Authority having jurisdiction that shall, by reason of the nature of Tenant’s use or occupancy of the Premises, impose any
duty upon Tenant or Landlord with respect to the Premises or with respect to the use or occupation thereof. Landlord represents to Tenant as of the Effective Date that, to the best of Landlord’s knowledge, office and general laboratory uses are
permitted in the Building under applicable zoning ordinances. 
 12.3. Tenant shall not do or permit to be done anything that will
invalidate or increase the cost of any fire, environmental, extended coverage or any other insurance policy covering the Building or the Project, and shall comply with all rules, orders, regulations and requirements of the insurers of the Building
and the Project applicable to the Tenant’s Improvements and Tenant’s use and occupancy of the Premises, and Tenant shall promptly, upon demand (accompanied by reasonable supporting documentation evidencing that such increase is due to
Tenant’s failure to comply with this Section), reimburse Landlord for any additional premium charged for such policy by reason of Tenant’s failure to comply with the provisions of this Article. Landlord represents to Tenant as of the
Effective Date, to the best of Landlord’s knowledge, the use and occupancy of the Premises for office and general laboratory uses will not invalidate or increase the cost of Landlord’s commercial property insurance covering the Building.

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

12.5. No additional locks or bolts of any kind shall be placed upon any of the doors or windows by Tenant, nor shall any changes be made to
existing locks or the mechanisms thereof without Landlord’s prior written consent except as otherwise approved by Landlord in the Approved Plans (it being understood that Tenant intends to install a key-card access system to the Premises as
depicted in the Approved Plans). Tenant shall, upon termination of this Lease, return to Landlord all keys to offices and restrooms either furnished to or otherwise procured by Tenant. In the event any key so furnished to Tenant is lost, Tenant
shall pay to Landlord the cost of replacing the same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such change. 

12.6. No awnings or other projections shall be attached to any outside wall of the Building. No curtains, blinds, shades or screens shall be
attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord’s standard window coverings except as otherwise approved by Landlord in the Approved Plans (it being understood that certain windows in
the Premises will require specialized window coverings as depicted in the Approved Plans). Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without Landlord’s prior written consent, nor shall any
bottles, parcels or other articles be placed on the windowsills. No equipment, furniture or other items of personal property shall be placed on any exterior balcony without Landlord’s prior written consent. 

  
 - 20 - 

 12.7. No sign, advertisement or notice (“Signage”) shall be exhibited, painted
or affixed by Tenant on any part of the Premises or the Building without Landlord’s prior written consent. Signage shall conform to Landlord’s design criteria. For any Signage, Tenant shall, at Tenant’s own cost and expense,
(a) acquire all permits for such Signage in compliance with Applicable Laws and (b) design, fabricate, install and maintain such Signage in a first-class condition. Tenant shall be responsible for reimbursing Landlord for costs incurred by
Landlord in removing any of Tenant’s Signage not removed by Tenant upon the expiration or earlier termination of the Lease. Notwithstanding the foregoing, building-standard interior signs on entry doors to the Premises and the directory tablet
shall be inscribed, painted or affixed for Tenant by Landlord at Landlord’s sole cost and expense, and shall be of a size, color and type and be located in a place acceptable to Landlord. The directory tablet shall be provided exclusively for
the display of the name and location of tenants only. Tenant shall not place anything on the exterior of the corridor walls or corridor doors other than Landlord’s standard lettering. 

12.8. Tenant may only place equipment within the Premises with floor loading consistent with the Building’s structural design unless
Tenant obtains Landlord’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. Tenant may place such equipment only in a location designed to carry the weight of such equipment. 

12.9. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations therefrom
from extending into the Common Areas or other offices in the Project. 
 12.10. Tenant shall not (a) do or permit anything to be done
in or about the Premises that shall in any way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure them, (b) use or allow the Premises to be used for immoral or unlawful purposes, (c) cause,
maintain or permit any nuisance or waste in, on or about the Project or (d) take any other action that would in Landlord’s reasonable determination in any manner adversely affect other tenants’ quiet use and enjoyment of their space
or adversely impact their ability to conduct business in a professional and suitable work environment. 
 12.11. Notwithstanding any other
provision herein to the contrary, Tenant shall be responsible for all liabilities, costs and expenses arising out of or in connection with the compliance of the Premises with the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., and
any state and local accessibility laws, codes, ordinances and rules (collectively, and together with regulations promulgated pursuant thereto, the “ADA”), and Tenant shall indemnify, save, defend (at Landlord’s option and with
counsel reasonably acceptable to Landlord) and hold Landlord, Wexford-UCSC Joint Venture, LLC, University City Science Center, Wexford Science & Technology, LLC, Wexford Development, LLC and Wexford Science Center 2, LLC, any lender,
mortgagee or beneficiary (each, a “Lender”), the Association and their respective affiliates, employees, agents and contractors (all of the foregoing are collectively the “Landlord Indemnitees”) harmless from and
against any demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages, suits or judgments, and all reasonable expenses (including reasonable attorneys’ fees, charges and disbursements, regardless of whether the
applicable demand, claim, action, cause of action or suit is voluntarily withdrawn or dismissed) incurred in investigating or resisting the same (collectively, “Claims”) arising out of any such failure of the Premises to comply with
the ADA. In addition, Landlord may perform, or require that Tenant 

  
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perform, and Tenant shall be responsible for the cost of, ADA Title III “path of travel” requirements triggered by alterations within the Premises made subsequent to the Actual Access
Date by, or at the request of, Tenant. Except as provided in the preceding sentence, Landlord shall be responsible for all liabilities, costs and expenses arising out of or in connection with the compliance of the Building Common Areas and
Landlord’s Work with the ADA. The provisions of this Section shall survive the expiration or earlier termination of this Lease. 

12.12. In addition to the general requirements set forth above, Tenant shall not use, operate, maintain or alter the Premises, or allow or
suffer the actions of third parties in their use, operation, maintenance or alteration of the Premises, so as to violate the Tax Credit Requirements, as defined and set forth below. 

(a) The terms that follow have the indicated definitions: 
  

	 	(i)	“Code” means the Internal Revenue Code of 1986, as amended. 

  

	 	(ii)	“IRS” means the Internal Revenue Service. 

  

	 	(iii)	“New Markets Tax Credits” means federal income tax credits available under Section 45D of the Code, as subsequently modified, amended or replaced to provide substantially the same economic
benefits. 

  

	 	(iv)	“Tax Credit Requirements” means all present and future applicable laws, statutes, treaties, rules, orders, ordinances, codes, regulations, requirements, permits, and interpretations by, and applicable
judgments, decrees, injunctions, writs and like action, even if unforeseen or extraordinary, necessary or applicable under the Tax Credits for the use and/or maintenance and/or replacement of any part of the Building. 

 

	 	(v)	“Tax Credits” means New Markets Tax Credits. 

  

	 	(vi)	“Treasury Regulations” means regulations, rulings and explanations issued to implement, explain, clarify and define provisions of the Code. 

(b) In particular, as may be required under the New Markets Tax Credits, Tenant shall not allow the Premises or any part thereof to be used
for any of the following uses: 
  

	 	(i)	any trade or business consisting of the operation of (A) a private or commercial golf course, (B) a country club, (C) a massage parlor, (D) a hot tub facility, (E) a suntan facility, (F) a
racetrack, or (G) any facility used for gambling, or (H) any residential purpose; 

  

	 	(ii)	any store the principal business of which is the sale of alcoholic beverages for consumption off-premises; or 

  
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	 	(iii)	any other trade, business or activity prohibited to be carried on by any amendment to Section 45D of the Code and the Treasury Regulations thereto, or any other guidance published by the IRS. 

12.13. Landlord has financed, or may in the future finance from time to time, all or a portion of the construction of certain improvements on
portions of the Property (or other property owned or leased by Landlord or its affiliates in the vicinity of the Property) with certain loans and/or grants that require Landlord to submit reports and information to the lending and/or granting
organization. For this purpose, Tenant hereby agrees (i) to fully and accurately complete and deliver to Landlord, within a reasonable time after written request by Landlord, such reports and/or other information (including, without limitation,
salary information regarding Tenant’s employees at the Premises) as may be required by the aforementioned lending and/or granting organization(s) from time to time, and (ii) to cooperate with Landlord in complying with the requirements of
such loans and/or grants and to provide any information related thereto and requested by Landlord from time to time within a reasonable time after written request therefore. An example of a form currently required to be provided to a lending or
granting institution is attached hereto as Exhibit L. Landlord shall treat all information provided by Tenant hereunder in a confidential manner except to the extent that such information is already in the public domain and shall not disclose
any such information to any third parties other than the lending and/or granting organizations and Landlord’s counsel, consultants, inspectors, employees, members, accountants, advisers, prospective lenders and/or investors as may be required
in connection with such loans or grants. Nothing herein shall preclude or limit Landlord from disclosing such information in connection with a subpoena or other valid or enforceable order of a court of competent jurisdiction or administrative panel
or as otherwise required by applicable law. 
  

	13.	Rules and Regulations, CC&Rs, Ground Lease, Parking Facilities and Common Areas. 

13.1. Tenant shall have the non-exclusive right, in common with others, to use the Common Areas in conjunction with Tenant’s use of the
Premises for the Permitted Use, and such use of the Common Areas and Tenant’s use of the Premises shall be subject to the rules and regulations adopted by Landlord and attached hereto as Exhibit F-1 and the rules and regulations from
time to time adopted by the 3711 Market Research Condominium Association (the “Association”), together with such other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord and/or the
Association in their sole and absolute discretion (collectively, the “Rules and Regulations”), provided that Tenant shall not be bound by any change or addition to the Rules and Regulations that materially adversely affects
Tenant’s beneficial use and occupancy of the Premises for the Permitted Use. Tenant shall faithfully observe and comply with the Rules and Regulations. In the event of any breach of any Condominium rules, the Association shall have all remedies
in the Declaration and shall, in addition, have any remedies available at law or in equity, including but not limited to, the right to enjoin any breach of such Condominium rules. Neither Landlord nor the Association shall be responsible to Tenant
for the violation or nonperformance by any other tenant or any agent, employee or invitee thereof of any of the Rules and Regulations, but Landlord hereby agrees to enforce the Rules and Regulations in a non-discriminatory manner. 

13.2. This Lease is subject to (i) the Ground Lease, (ii) the Declaration and all Bylaws, Rules and Regulations and other documents
pertaining to the Condominium and its operations 

  
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(collectively, the “Condominium Documents”), and (iii) any other recorded covenants, conditions or restrictions on the Project or Property (all of the foregoing are the
“CC&Rs”), as the same may be amended, amended and restated, supplemented or otherwise modified from time to time, provided that Tenant shall not be bound by any change or addition to the CC&Rs that materially adversely
affects Tenant’s beneficial use and occupancy of the Premises for the Permitted Use. Tenant acknowledges receipt of copies of the CC&Rs prior to the date hereof. Tenant shall comply with the CC&Rs. 

13.3. Subject to the terms of this Lease including the Rules and Regulations and the rights of other tenants of the Building, Tenant shall
have the non-exclusive right to access the freight loading dock and freight elevators, at no additional cost. 
 13.4. Pursuant to a side
letter of even date herewith between Tenant and Wexford-UCSC II, LP, Wexford-UCSC II, LP has agreed to provide certain parking licenses to Tenant for parking spaces in the garage located in the Condominium. 

 

	14.	Project Control by Landlord. 

 14.1. Landlord reserves full control over the Building and
the Project to the extent not inconsistent with Tenant’s enjoyment of the Premises as provided by this Lease. This reservation includes Landlord’s right to subdivide the Project; convert the Building and other buildings within the Project
to condominium units; change the size of the Project by selling all or a portion of the Project or adding real property and any improvements thereon to the Project; grant easements and licenses to third parties; maintain or establish ownership of
the Building separate from fee title to the Project; make additions to or reconstruct portions of the Building and the Project; install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building or the
Project pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building or elsewhere at the Project; and alter or relocate any other Common Area or facility, including private drives, landscaping, lobbies and
entrances; provided, however, that such rights shall be exercised in a way that does not materially adversely affect Tenant’s beneficial use and occupancy of the Premises, including the Permitted Use and Tenant’s access to the
Premises. Tenant acknowledges that Landlord specifically reserves the right to allow the exclusive use of corridors and restroom facilities located on specific floors to one or more tenants occupying such floors; provided, however, that
Tenant shall not be deprived of the use of the corridors reasonably required to serve the Premises or of restroom facilities serving the floor upon which the Premises are located. The Condominium Common Areas, and the use thereof and access thereto
through the Premises for the purposes of operation, maintenance, inspection, display and repair thereof are hereby reserved to the Association. The Association reserves the right to alter, improve, modify and, to the extent necessary to temporarily
block off access to portions of the Condominium Common Areas in accordance with the terms of the Declaration, provided, however, that so long as Landlord or an affiliate thereof controls the Association, Landlord shall use reasonable efforts to
ensure that such rights are exercised in a way that does not materially adversely affect Tenant’s beneficial use and occupancy of the Premises, including the Permitted Use and Tenant’s access to the Premises. 

14.2. Possession of areas of the Premises necessary for utilities, services, safety and operation of the Building is reserved to Landlord in
common with Tenant. 

  
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 14.3. If Landlord does not control the Association, Landlord shall enforce the Declaration in a
commercially reasonable manner in accordance with the terms of the Declaration and in its capacity as a Unit Owner thereunder. 
 14.4.
Landlord may, at any and all reasonable times during non-business hours (or during business hours, if (a) with respect to Subsections 14.4(u) through 14.4(y), Tenant so requests, and (b) with respect to Subsection
14.4(z), if Landlord so requests), and upon twenty-four (24) hours’ prior notice (provided that no time restrictions shall apply or advance notice be required if an emergency necessitates immediate entry), enter the Premises to
(u) inspect the same and to determine whether Tenant is in compliance with its obligations hereunder, (v) supply any service Landlord is required to provide hereunder, (w) alter, improve or repair any portion of the Building other
than the Premises for which access to the Premises is reasonably necessary, (x) post notices of nonresponsibility, (y) access the telephone equipment, electrical substation and fire risers and (z) show the Premises to prospective
purchasers or tenants during the final year of the Term and current and prospective lenders at any time during the Term. In connection with any such alteration, improvement or repair as described in Subsection 14.4(w), Landlord may erect in
the Premises or elsewhere in the Project scaffolding and other structures reasonably required for the alteration, improvement or repair work to be performed. In no event shall Tenant’s Rent abate as a result of Landlord’s activities
pursuant to this Section; provided, however, that all such activities shall be conducted in such a manner so as to cause as little interference to Tenant as is reasonably possible. Landlord shall at all times retain a key with which to unlock
all of the doors in the Premises. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is necessary to enter the Premises, and any such entry to the Premises shall not constitute a forcible or unlawful entry
to the Premises, a detainer of the Premises, or an eviction of Tenant from the Premises or any portion thereof. Upon twenty-four (24) hours’ prior notice (provided that no time restrictions shall apply or advance notice be required if an
emergency necessitates immediate entry), the Association, its agents or employees may enter the Premises at all reasonable times (including normal business hours), and at any time in the event of an emergency, in order to make repairs, alterations,
improvements and additions to the Condominium Common Areas required of the Association under the terms of the Declaration; provided, however, to the extent that Landlord controls the Association, Landlord shall use reasonable efforts
to ensure that such rights are exercised in a way that does not materially adversely affect Tenant’s beneficial use and occupancy of the Premises, including the Permitted Use and Tenant’s access to the Premises. Notwithstanding anything
contained herein to the contrary, except in the event of an emergency, Landlord shall not enter (and so long as Landlord controls the Association, Landlord shall not permit the Association to enter) any areas reasonably designated by Tenant as
“clean space” without Tenant’s prior consent, but neither Landlord nor the Association shall have any liability to Tenant if this results in delays in the performance of any services or obligations. Notwithstanding anything to the
contrary in this Lease, if Tenant’s use and occupancy of the premises for the Permitted Use is materially adversely affected by Landlord’s entry into the Premises for repairs or maintenance (and such repairs or maintenance do not result
from an act or omission of Tenant or any Tenant Party or Tenant’s failure to comply with its repair and maintenance obligations hereunder) for more than five (5) consecutive business days following written notice to Landlord, then
Tenant’s Base Rent and Operating Expenses (or, to the extent that less than all of the Premises are affected, a proportionate amount (based on the Rentable Area of the Premises that is rendered unusable) of Base Rent and Operating Expenses)
shall be abated commencing on the later to occur of (i) the first (1st) business day after such interruption, or (ii) the date on which Tenant ceases its use and occupancy of the Premises (or portion thereof) for the Permitted Use,
until the Premises are again usable by Tenant for the Permitted Use. 

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

	16.	Utilities and Services. 

 16.1. Commencing on the Term Commencement Date, Tenant shall
pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated water if provided in the Building), gas, heat, light, power, telephone, internet service, cable television, other telecommunications
and other utilities supplied to the Premises, together with any fees, surcharges and taxes thereon. If any such utility is not separately metered to Tenant or obtained directly by Tenant, Tenant shall pay Tenant’s Share of all charges of such
utility jointly metered with other premises as part of Tenant’s Share of Operating Expenses or, in the alternative, Landlord may, at its option, monitor the usage of such utilities by Tenant and charge Tenant with the cost of purchasing,
installing and monitoring such metering equipment, which cost shall be paid by Tenant as Additional Rent. Electrical service at an average of 8 watts per the Rentable Area of the Premises shall be provided to the Premises (including electricity used
for the air handling units exclusively servicing the Premises and for any rooftop equipment installed by Tenant with Landlord’s express written consent), and shall be submetered to the Premises (which submetering shall be installed by Tenant as
part of the Tenant Improvements) and paid by Tenant at Landlord’s actual cost thereof. In the event that the Building is less than fully occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate utility usage that
varies depending on the occupancy of the Building to equal Landlord’s reasonable estimate of what such utility usage would have been had the Building been fully occupied during such calendar year; provided, however, that Landlord shall
not recover more than one hundred percent (100%) of the cost of such utilities. 
 16.2. Landlord shall not be liable for, nor shall
any eviction of Tenant result from, the failure to furnish any utility or service, whether or not such failure is caused by accidents; breakage; casualties (to the extent not caused by the party claiming Force Majeure); Severe Weather Conditions (as
defined below); physical natural disasters (but excluding weather conditions that are not Severe Weather Conditions); strikes, lockouts or other labor disturbances or labor disputes (other than labor disturbances and labor disputes resulting solely
from the acts or omissions of the party claiming Force Majeure); acts of terrorism; riots or civil disturbances; wars or insurrections; shortages of materials (which shortages are not unique to the party claiming Force Majeure); regulations,
moratoria or other actions, inactions or delays; failures by third parties to deliver gas, oil or another suitable fuel supply, or inability of the party claiming Force Majeure, by exercise of reasonable diligence, to obtain gas, oil or another
suitable fuel; or other causes beyond the reasonable control of the party claiming that Force Majeure has occurred (collectively, “Force Majeure”); or, to the extent permitted by Applicable Laws, Landlord’s negligence. In the
event of such failure, Tenant shall not be entitled to termination of this Lease or any abatement or reduction 

  
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of Rent, nor shall Tenant be relieved from the operation of any covenant or agreement of this Lease. “Severe Weather Conditions” means weather conditions that are materially
worse than those that reasonably would be anticipated for the Property at the applicable time based on historic meteorological records. Notwithstanding anything to the contrary in this Lease, if, for more than five (5) consecutive business days
following written notice to Landlord and as a direct result of Landlord’s negligence or willful misconduct, the provision of HVAC (as defined below) or other utilities or services to all or a material portion of the Premises that Landlord must
provide pursuant to this Lease is interrupted, then Tenant’s Base Rent and Operating Expenses (or, to the extent that less than all of the Premises are affected, a proportionate amount (based on the Rentable Area of the Premises that is
rendered unusable) of Base Rent and Operating Expenses) shall be abated commencing on the later to occur of (i) the sixth (6th) business day after such interruption, or (ii) the
date on which Tenant ceases its use and occupancy of the Premises (or portion thereof) for the Permitted Use, until the Premises are again usable by Tenant for the Permitted Use; provided, however, that, if Landlord is diligently pursuing the
restoration of such HVAC and other utilities and Landlord provides substitute HVAC and other utilities reasonably suitable for Tenant’s continued use and occupancy of the Premises for the Permitted Use (e.g., supplying potable water or portable
air conditioning equipment), then neither Base Rent nor Operating Expenses shall be abated. In the event of any interruption of HVAC or other utilities or services that Landlord must provide pursuant to this Lease, regardless of the cause, Landlord
shall diligently pursue the restoration of such HVAC and other utilities. Notwithstanding anything in this Lease to the contrary, but subject to Article 24 (which shall govern in the event of a casualty), the provisions of this Section shall
be Tenant’s sole recourse and remedy in the event of an interruption of HVAC or other utilities or services to the Premises. 
 16.3.
Tenant shall pay for, prior to delinquency of payment therefor, any utilities and services that may be furnished to the Premises during or, if Tenant occupies the Premises after the expiration or earlier termination of the Term, after the Term,
beyond those utilities provided by Landlord, including telephone, internet service, cable television and other telecommunications, together with any fees, surcharges and taxes thereon. Upon Landlord’s demand, utilities and services provided to
the Premises that are separately metered shall be paid by Tenant directly to the supplier of such utilities or services. 
 16.4. Tenant
shall not, without Landlord’s prior written consent, use any device in the Premises (including data processing machines) other than customary office equipment and machines that will in any way (a) increase the amount of ventilation, air
exchange, gas, steam, electricity or water required or consumed in the Premises based upon Tenant’s Pro Rata Share of the Building or Project (as applicable) beyond the existing capacity of the Building or the Project usually furnished or
supplied for the Permitted Use or (b) exceed Tenant’s Pro Rata Share of the Building’s or Project’s (as applicable) capacity to provide such utilities or services; provided, however, the installation and use in the Premises of
the improvements and equipment contemplated by the Approved Plans shall not be deemed to violate the foregoing. 
 16.5. If Tenant shall
require utilities or services in excess of those usually furnished or supplied for tenants in similar spaces in the Building or the Project by reason of Tenant’s equipment or extended hours of business operations, then Tenant shall first
procure Landlord’s consent for the use thereof, which consent Landlord may condition upon the availability of such excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of

  
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providing such excess utilities and services, provided that this provision shall not apply to the operation of the equipment contemplated by the Approved Plans or the Base Building Documents on a
24/7/365 basis in connection with the Permitted Use. 
 16.6. Landlord shall provide water in Common Areas for lavatory and landscaping
purposes only, which water shall be from the local municipal or similar source; provided, however, that if Landlord determines that Tenant requires, uses or consumes water provided to the Common Areas for any purpose other than ordinary
lavatory purposes, Landlord may install a water meter (“Tenant Water Meter”) and thereby measure Tenant’s water consumption for all purposes. Tenant shall pay Landlord for the costs of any Tenant Water Meter and the
installation and maintenance thereof during the Term. If Landlord installs a Tenant Water Meter, Tenant shall pay for water consumed, as shown on such meter, as and when bills are rendered. If Tenant fails to timely make such payments, Landlord may
pay such charges and collect the same from Tenant. Any such costs or expenses incurred or payments made by Landlord for any of the reasons or purposes stated in this Section shall be deemed to be Additional Rent payable by Tenant and collectible by
Landlord as such. 
 16.7. Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air conditioning and utility
systems, when Landlord deems necessary or desirable, due to accident, emergency or the need to make repairs, alterations or improvements, until such repairs, alterations or improvements shall have been completed, and, except as provided in
Section 16.2, Landlord shall further have no responsibility or liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or utility service when prevented from doing so by Force Majeure or, to the extent
permitted by Applicable Laws, Landlord’s negligence; a failure by a third party to deliver gas, oil or another suitable fuel supply; or Landlord’s inability by exercise of reasonable diligence to obtain gas, oil or another suitable fuel.
Without limiting the foregoing, it is expressly understood and agreed that any covenants on Landlord’s part to furnish any service pursuant to any of the terms, covenants, conditions, provisions or agreements of this Lease, or to perform any
act or thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure or, to the extent permitted by Applicable Laws, Landlord’s negligence. 

16.8. Landlord will install a back-up generator in the basement of the Building and connect the Generator to the Premises’ emergency
electrical panel (the “Generator”). Tenant shall be entitled to use up to four (4) watts per Square Foot of Rentable Area of power from the Generator on a non-exclusive basis with other tenants in the Building provided that
such use shall be subject to any power from the Generator required for the Common Area. The cost of maintaining, repairing and replacing the Generator shall constitute Operating Expenses. Landlord expressly disclaims any warranties with regard to
the Generator or the installation thereof, including any warranty of merchantability or fitness for a particular purpose. Landlord shall maintain the Generator in good working condition, but shall not be liable for any failure to make any repairs or
to perform any maintenance that is an obligation of Landlord unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need for such repairs or maintenance. The provisions of
Section 16.2 of this Lease shall apply to the Generator. Landlord shall permit Tenant to install its own generator in the Building in a location mutually agreeable to Landlord and Tenant. The parties anticipate that such Generator will
be located on the roof of the Building in accordance with Section 45 hereof. 

  
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 16.9. For the Premises, Landlord shall (a) maintain and operate the heating, ventilating and
air conditioning systems used for the Permitted Use only (“HVAC”) and (b) subject to Subsection 16.9(a), furnish HVAC as reasonably required (except as this Lease otherwise provides) for reasonably comfortable occupancy
of the Premises twenty-four (24) hours a day, every day during the Term, subject to casualty, eminent domain or as otherwise specified in this Article. Notwithstanding anything to the contrary in this Section, Landlord shall have no liability,
and except as otherwise expressly provided in Section 16.2 hereof, Tenant shall have no right or remedy, on account of any interruption or impairment in HVAC services; provided that Landlord diligently endeavors to cure any such interruption or
impairment. 
 16.10. For any utilities serving the Premises for which Tenant is billed directly by such utility provider, Tenant agrees to
furnish to Landlord within thirty (30) days following Landlord’s request, copies of invoices or statements for such utilities from the preceding 12-month period and proof of the payment of the same. Tenant shall retain records of utility
usage at the Premises, including invoices and statements from the utility provider, for at least twenty-four (24) months, or such other period of time as may be requested by Landlord. Tenant acknowledges that any utility information for the
Premises, the Building and the Project may be shared with third parties, including Landlord’s consultants and Governmental Authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord to collect
utility usage information directly from the applicable utility providers at Tenant’s sole cost and expense. The provisions of this Section shall survive the expiration or earlier termination of this Lease. 

16.11. In no event shall Landlord be liable to Tenant for any failure or defect in the supply or character of electric energy furnished to the
Premises by reason of any requirement, act or omission of the public utility serving the Project with electric energy, or for any other reason not attributable to Landlord’s gross negligence or willful misconduct. 

16.12. Landlord shall furnish and install all replacement lighting tubes, lamps, bulbs and ballasts required in the Premises, and Tenant shall
pay to Landlord or its designated contractor upon demand the then-established charges therefor of Landlord or its designated contractor, as the case may be. Tenant may elect, by written notice to Landlord, to furnish and install such replacement
lighting tubes, lamps, bulbs and ballasts. 
 16.13. Tenant’s use of electric energy in the Premises shall not at any time exceed the
capacity of any of the electrical conductors and equipment in or otherwise serving the Premises. In order to ensure that such capacity is not exceeded, and to avert a possible adverse effect upon the Project’s distribution of electricity via
the Project’s electric system, Tenant shall not, without Landlord’s prior written consent in each instance (which consent Landlord may condition upon the availability of electric energy in the Project as allocated by Landlord to various
areas of the Project) connect any fixtures, appliances or equipment (other than normal business machines and general laboratory equipment) to the Building’s or Project’s electric system or make any alterations or additions to the electric
system of the Premises existing on the date hereof. Should Landlord grant such consent, all additional risers, distribution cables or other equipment required therefor shall be provided by Landlord and the cost thereof shall be paid by Tenant to
Landlord on demand (or, at Tenant’s option, shall be provided by Tenant pursuant to plans and contractors approved by Landlord, and otherwise in accordance with the provisions of this Lease). Landlord shall have the right to require Tenant to
pay sums on account of such cost prior to the installation of any such risers or equipment. The installation in the Premises of the improvements and equipment contemplated by the Approved Plans shall not be deemed to violate the foregoing. 

  
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 16.14. If required by Applicable Law, Landlord may, upon sixty (60) days’ prior written
notice to Tenant, discontinue Landlord’s provision of electric energy hereunder. If Landlord discontinues provision of electric energy pursuant to this Section, Tenant shall not be released from any liability under this Lease, except that as of
the date of such discontinuance, Tenant’s obligation to pay Landlord additional charges under Section 16.9 for electric energy thereafter supplied to the Premises shall cease. As of such date, Landlord shall permit Tenant to receive
electric energy directly from the public utility company supplying electric energy to the Project, and Tenant shall pay all costs and expenses of obtaining such direct electrical service. Such electric energy shall be furnished to Tenant by means of
the Building’s then-existing system feeders, risers and wiring. All meters and additional panel boards, feeders, risers, wiring and other conductors and equipment that may be required to obtain electric energy directly from such public utility
company shall be furnished and installed by Landlord, and reimbursed by Tenant as an Operating Expense. 
 16.15. The parties hereto agree
to comply with all mandatory and voluntary energy, water or other conservation controls or requirements applicable to the Building issued by the Federal, State, county, municipal or other applicable governments, the U.S. Green Building Council or
Green Building initiative or its successors or peer organizations, or any public utility or insurance carrier including, without limitation, controls on the permitted range of temperature settings in buildings or requirements necessitating
curtailment of the volume of energy consumption or the hours of operation of the Building, provided that Landlord shall not agree to any voluntary controls or requirements that have the effect of materially adversely affecting Tenant’s
beneficial use and occupancy of the Premises for Tenant’s actual business operations in the Premises on a 24/7/365 basis consistent with the Permitted Use. Any terms or conditions of this Lease that conflict or interfere with compliance by
Landlord with such controls or requirements shall be suspended for the duration of such controls or requirements. It is further agreed that compliance with such controls or requirements shall not be considered an eviction, actual or constructive, of
Tenant from the Premises and shall not entitle Tenant to terminate this Lease or to an abatement or reduction of any rent payable hereunder. 

16.16. Landlord shall provide janitorial services to the Common Areas and the portions of the Premises used solely for office use in
accordance with standards for other similar research/office buildings in the Science Center District and for the Premises in accordance with Exhibit G attached hereto. 

16.17. Landlord’s Services. In addition to the services to be provided by Landlord in accordance with the other provisions of this
Section 16, Landlord agrees that in consideration of Tenant’s performance of its obligations under this Lease, Landlord shall provide the following services from and after the Term Commencement Date (the cost of which services shall be
reimbursed to Landlord as an Operating Expense): 
 (a) Elevator. Elevator service for three (3) passenger elevators and one
(1) freight elevator available for call at all times (subject to temporary unavailability for maintenance thereof but with at least two elevators subject to call at all times). The availability of the freight elevator shall be subject to
Landlord’s reasonable scheduling and rules and regulations for the Building (except in the event of an emergency). 

  
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 (b) Security. Security services consistent with similar office/research buildings in the
University City District. 
 (c) Water. Hot and cold running water in reasonable quantities in the Premises. 

(d) Building Common Areas. Landlord shall keep and maintain the Building Common Areas reasonably clean and in good working order and repair,
and the sidewalks, and driveways on the Property clean and in reasonably good repair, including, without limitation, sweeping and keeping the same free from unreasonable accumulations of snow and ice. 

(e) Management. General management, including supervision, inspections and management functions in a manner consistent with similar
office/research buildings in the University City District. 
 (f) Access to the Premises. Tenant and its employees shall have access to the
Premises 24/7/365. 
  

	17.	Alterations. 

 17.1. Tenant shall make no alterations, additions or improvements other
than the Tenant Improvements in or to the Premises or engage in any construction, demolition, reconstruction, renovation, or other work (whether major or minor) of any kind in, at, or serving the Premises (“Alterations”) without
Landlord’s prior written approval, which approval Landlord shall not unreasonably withhold; provided, however, that in the event any proposed Alteration materially or adversely (in Landlord’s reasonable discretion) affects
(a) any structural portions of the Building, including exterior walls, roof, foundation, foundation systems (including barriers and subslab systems), or core of the Building, (b) the exterior of the Building or (c) any Building
systems, including elevator, plumbing, air conditioning, heating, electrical, security, life safety and power, then Landlord may withhold its approval in its sole and absolute discretion. Tenant shall, in making any such Alterations, use only those
architects, contractors, suppliers and mechanics of which Landlord has given prior written approval, which approval shall be in Landlord’s sole and absolute discretion. In seeking Landlord’s approval, except with respect to Cosmetic
Alterations (defined below), Tenant shall provide Landlord, at least fourteen (14) days in advance of any proposed construction, with plans, specifications, bid proposals, certified stamped engineering drawings and calculations by Tenant’s
engineer of record or architect of record, (including connections to the Building’s structural system, modifications to the Building’s envelope, non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety
systems), work contracts, requests for laydown areas and such other information concerning the nature and cost of the Alterations as Landlord may reasonably request. In no event shall Tenant use or Landlord be required to approve any architects,
consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony. Notwithstanding the foregoing, Tenant may make strictly cosmetic changes to the Premises (“Cosmetic
Alterations”) without Landlord’s consent; provided that (y) the cost of any Cosmetic Alterations does not exceed One Hundred Thousand Dollars ($100,000) annually, (z) such 

  
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Cosmetic Alterations do not (i) require any structural or other substantial modifications to the Premises, (ii) require any changes to, or adversely affect, the Building systems,
(iii) affect the exterior of the Building or (iv) trigger any requirement under Applicable Laws that would require Landlord to make any alteration or improvement to the Premises, the Building or the Project. Tenant shall give Landlord at
least ten (10) days’ prior written notice of any Cosmetic Alterations. 
 17.2. Tenant shall not construct or permit to be
constructed partitions or other obstructions that might interfere with free access to mechanical installation or service facilities of the Building or with other tenants’ components located within the Building, or interfere with the moving of
Landlord’s equipment to or from the enclosures containing such installations or facilities provided that Tenant is given reasonable prior notice of the location of such facilities. 

17.3. Tenant shall accomplish any work performed on the Premises or the Building in such a manner as to permit any life safety systems to
remain fully operable at all times. 
 17.4. Any work performed on the Premises, the Building or the Project by Tenant or Tenant’s
contractors shall be done at such times and in such manner as Landlord may from time to time designate. Tenant covenants and agrees that all work done by Tenant or Tenant’s contractors shall be performed in full compliance with Applicable Laws.
Within thirty (30) days after completion of any Alterations, Tenant shall provide Landlord with complete “as built” drawing print sets and electronic CADD files on disc (or files in such other current format in common use as Landlord
reasonably approves or requires) showing any changes in the Premises. Any such “as built” plans shall show the applicable Alterations as an overlay on the Building as-built plans; provided that Landlord provides the Building
“as built” plans to Tenant. 
 17.5. Except with respect to Cosmetic Alterations, before commencing any Alterations, Tenant shall
give Landlord at least fourteen (14) days’ prior written notice of the proposed commencement of such work and shall, if required by Landlord, secure, at Tenant’s own cost and expense, a completion and lien indemnity bond satisfactory
to Landlord for such work. Notwithstanding the foregoing, Landlord shall not require Tenant to secure a completion and lien indemnity bond for Alterations costing less than $250,000 individually or in the aggregate (with respect to any particular
project). 
 17.6. Tenant shall repair any damage to the Premises caused by Tenant’s removal of any property from the Premises. The
provisions of this Section shall survive the expiration or earlier termination of this Lease. 
 17.7. The Premises plus any Alterations,
Signage, Tenant Improvements, attached equipment, decorations, fixtures, movable laboratory casework and related appliances, trade fixtures, additions and improvements attached to or built into the Premises, made by either of the Parties (including
all floor and wall coverings; paneling; sinks and related plumbing fixtures; laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits; electrical panels and circuits; business and trade fixtures;
attached machinery and equipment; and built-in furniture and cabinets, in each case, together with all additions and accessories thereto), shall (unless, prior to such construction or installation, Landlord elects otherwise) at all times remain the
property of Landlord, shall remain in the Premises and shall (unless, prior to construction or installation thereof, Landlord elects otherwise and notifies Tenant 

  
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of such election) be surrendered to Landlord upon the expiration or earlier termination of this Lease. For the avoidance of doubt, the items listed on Exhibit H attached hereto (which
Exhibit H may be updated by Tenant from and after the Term Commencement Date, subject to Landlord’s reasonable written consent) constitute Tenant’s property, and such Tenant’s property and all wiring and cabling installed by or
on behalf of Tenant in the Premises or in the utility closets of the Building, shall be removed by Tenant upon the expiration or earlier termination of the Lease. Simultaneously with Landlord’s final approval the Approved Plans, Landlord shall
advise Tenant in writing as to what Tenant Improvements (if any) must be removed by Tenant at the expiration or earlier termination of this Lease. 

17.8. Notwithstanding any other provision of this Article to the contrary, in no event shall Tenant remove any improvement from the Premises
as to which Landlord contributed payment, including the Tenant Improvements, without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion. 

17.9. If Tenant shall fail to remove any of its property from the Premises required hereunder to be removed by Tenant prior to the expiration
or earlier termination of this Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store such effects without liability to Tenant for loss thereof or damage thereto, and Tenant shall pay Landlord,
upon demand, any costs and expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property or any portion thereof at private sale and without legal process for such price as
Landlord may obtain and apply the proceeds of such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the removal, storage and sale of such personal property. 

17.10. Tenant shall pay to Landlord, within ten (10) business days following Landlord’s written request therefor, an amount equal to
Landlord’s reasonable actual third-party costs and expenses incurred by Landlord in plan review, coordination, scheduling and supervision of Tenant’s Alterations. Tenant shall reimburse Landlord for any extra expenses incurred by Landlord
by reason of faulty work done by Tenant or its contractors, or by reason of delays caused by such work, or by reason of inadequate clean-up. 

17.11. Except with respect to Cosmetic Alterations, within one hundred twenty (120) days after final completion of the Tenant
Improvements or any Alterations performed by Tenant with respect to the Premises, Tenant shall submit to Landlord documentation showing the amounts expended by Tenant with respect to such Tenant Improvements and Alterations, together with supporting
documentation reasonably acceptable to Landlord. 
 17.12. Tenant shall take, and shall cause its contractors to take, commercially
reasonable steps to protect the Premises during the performance of any Alterations or Tenant Improvements, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage. 

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

  
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	18.	Repairs and Maintenance. 

 18.1. Other than Condominium Common Areas located at the
Property, if any, that are to be maintained by the Association pursuant to the Declaration (which, if Landlord controls the Association, Landlord shall cause the Association to maintain in accordance with the Declaration), Landlord shall repair and
maintain the structural and exterior portions and Common Areas of the Building and the Project, including roofing and covering materials; foundations; exterior walls; plumbing; common fire sprinkler systems (if any); common heating, ventilating, air
conditioning systems; common elevators; exterior windows, and common electrical systems. 
 18.2. Except for services of Landlord, if any,
required by Section 18.1 hereof, Tenant will take good care of the Premises and the fixtures and improvements therein (including, without limitation, all walls, doors, ceilings and lighting fixtures) and all electrical, plumbing, mechanical and
HVAC equipment exclusively serving the Premises (but excluding all common utilities and common HVAC systems and all electrical, plumbing, mechanical and HVAC equipment serving portions of the Building other than the Premises), will make (a) all
repairs thereto (excluding structural repairs unless caused by Tenant’s acts or omissions), whether foreseen or unforeseen, ordinary or extraordinary (but excluding repairs required as a result of a casualty or condemnation, which shall be
addressed in accordance with Sections 24 and 25 hereof), and (b) replacements to the Tenant Improvements, all so as to keep the Premises in a first class condition and state of repair, subject to normal wear and tear, and will neither commit
nor suffer any active or permissive waste or injury thereof. Tenant’s responsibilities shall include the maintenance, repair and replacement of all of Tenant’s signage (both interior and exterior) and all other facilities and equipment of
Tenant located outside of the Premises and all improvements, systems, equipment, and other installations, including, without limitation, all related lines, conduits, pipes, cabling, connections and the like, located outside of the Premises that were
installed by Tenant or installed by Landlord exclusively for Tenant pursuant to this Lease. Tenant’s responsibilities in conjunction therewith shall also include, but not be limited to, the regular painting and decorating of the Premises so as
to maintain the Premises in a first-class condition and state of repair, subject to normal wear and tear (provided Tenant shall not be obligated to repaint the Premises during the last two (2) years of the Term, as it may be extended). All
building standard bulbs, tubes and lighting fixtures for the Premises shall be provided and installed by Landlord at Tenant’s cost and expense and must comply with Landlord’s sustainability practices, including any third-party rating
system concerning the environmental compliance of the Building or the Premises, as the same may change from time to time. All such repair work and maintenance and any alterations permitted by Landlord shall be done at Tenant’s sole cost and
expense by persons or contractors selected by Tenant and consented to in writing by Landlord. Tenant shall, at Tenant’s expense, but under the direction of Landlord, by contractors selected by Tenant and consented to in writing by Landlord,
promptly repair any injury or damage to the Premises or Building caused by the misuse or neglect thereof by Tenant, by Tenant’s contractors, subcontractors, customers, employees, licensees, agents, or invitees permitted or invited (whether by
express or implied invitation) on the Premises by Tenant, or by Tenant moving in or out of the Premises. Tenant shall be responsible for all janitorial service and trash removal from the Premises. Tenant covenants and agrees, at its sole cost and
expense: (a) to comply with all present and future laws, orders and regulations of the Federal, State, county, municipal or other governing authorities regarding the collection, sorting, separation, and recycling of garbage, trash, rubbish and
other refuse (collectively, “trash”); (b) to comply with Landlord’s recycling policy as part of Landlord’s sustainability practices where it 

  
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may be more stringent than applicable law; (c) to sort and separate its trash and recycling into such categories as are provided by law or Landlord’s sustainability practices;
(d) that Landlord reserves the right to refuse to collect or accept from Tenant any waste that is not separate and sorted as required by law, and to require Tenant to arrange for such collection at Tenant’s sole cost and expense, utilizing
a contractor satisfactory to Landlord; and (e) that Tenant shall pay all costs, expenses, fines, penalties or damages that may be imposed on Landlord or Tenant by reason of Tenant’s failure to comply with the provisions of this Section.

 18.3. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance that is Landlord’s obligation
pursuant to this Lease unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need of such repairs or maintenance. In the event that Landlord timely fails to make a repair or perform
maintenance inside the Premises that is Landlord’s obligation pursuant to this Lease, Tenant may notify Landlord of such failure and, if Landlord does not make the repair or perform the maintenance within thirty (30) days after
Landlord’s receipt of such notice (or, if such repair or maintenance cannot reasonably be completed with such period, within the period of time reasonably required (so long as Landlord begins the repair or maintenance within such period and
diligently prosecutes the same to completion)), Tenant may perform the repair or maintenance and Landlord shall reimburse Tenant for its reasonable out-of-pocket costs for performing the same within thirty (30) days after receipt of an invoice
from Tenant therefor. Notwithstanding anything in this Section to the contrary, before performing any such repairs or maintenance, Tenant shall notify Landlord of Tenant’s intent to do so and shall reasonably coordinate with Landlord and any
other tenants of the Project that may be affected the need for such repairs or maintenance. 
 18.4. If any excavation shall be made upon
land adjacent to or under the Building, or shall be authorized to be made, Tenant shall afford to the person causing or authorized to cause such excavation, license to enter the Premises for the purpose of performing such work as such person shall
deem necessary or desirable to preserve and protect the Building from injury or damage and to support the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting
Tenant’s obligations under this Lease provided that such entry does not materially adversely affect Tenant’s beneficial use and occupancy of the Premises for the Permitted Use. 

18.5. Landlord and Tenant acknowledge and agree that pursuant to the Declaration, the Association, and not Landlord, is responsible for the
maintenance, repair and replacement of the Condominium (other than the Units) and the Condominium Common Areas. The cost of the foregoing items shall be included in Common Expenses in accordance with the Declaration and Tenant shall be responsible
to pay its Pro Rata Share of such amounts as are assessed against the Unit or Landlord as the Unit Owner in accordance with Section 9 hereof. All services, maintenance, repairs and replacements performed by the Association or its agents
pursuant to this Section 18 shall be deemed to have been performed on behalf of Landlord and all costs incurred by the Association or its agents in the performance of such services, maintenance, repairs and replacements shall be included in
Common Expenses in accordance with the Declaration and Tenant shall be responsible to pay its Pro Rata Share of such amounts as are assessed against the Unit or Landlord as the Unit Owner in accordance with Section 9 hereof. 

  
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 18.6. This Article relates to repairs and maintenance arising in the ordinary course of operation
of the Building and the Project. In the event of a casualty described in Article 24, Article 24 shall apply in lieu of this Article. In the event of eminent domain, Article 25 shall apply in lieu of this Article. 

18.7. Unless otherwise expressly excluded from Operating Expenses pursuant to the terms hereof, costs incurred by Landlord pursuant to this
Article shall constitute Operating Expenses. Notwithstanding the foregoing and subject to the provisions of Section 23.7 hereof, to the extent that the cost of such repairs and maintenance caused by Tenant’s acts, neglect, fault or
omissions exceeds the limits of any insurance maintained or required to be maintained by Tenant pursuant to this Lease but are covered by insurance maintained or required to be maintained by Landlord under this Lease, then Landlord shall file a
claim for such excess pursuant to Landlord’s insurance and Tenant shall reimburse Landlord for the deductible therefor within thirty (30) days after receipt of an invoice therefor. 

 

	19.	Liens. 

 19.1. Subject to the immediately succeeding sentence, Tenant shall keep the
Premises, the Building and the Project free from any liens arising out of work or services performed, materials furnished or obligations incurred by Tenant. Tenant further covenants and agrees that any mechanic’s or materialman’s lien
filed against the Premises, the Building or the Project for work or services claimed to have been done for, or materials claimed to have been furnished to, or obligations incurred by Tenant shall be discharged or bonded by Tenant within twenty
(20) days after the date on which Tenant obtains knowledge thereof, at Tenant’s sole cost and expense. 
 19.2. Should Tenant fail
to discharge or bond against any lien of the nature described in Section 19.1 within the time period set forth in Section 19.1, Landlord may, at Landlord’s election, pay such claim or post a statutory lien bond or
otherwise provide security to eliminate the lien as a claim against title, and Tenant shall immediately reimburse Landlord for the costs thereof as Additional Rent. Tenant shall indemnify, save, defend (at Landlord’s option and with counsel
reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any Claims arising from any such liens, including any administrative, court or other legal proceedings related to such liens. 

19.3. In the event that Tenant leases or finances the acquisition of office equipment, furnishings or other personal property of a removable
nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code financing statement shall, upon its face or by exhibit thereto, indicate that such financing statement is applicable only to
removable personal property of Tenant located within the Premises. In no event shall the address of the Premises, the Building or the Project be furnished on a financing statement without qualifying language as to applicability of the lien only to
removable personal property located in an identified suite leased by Tenant. Should any holder of a financing statement record or place of record a financing statement that appears to constitute a lien against any interest of Landlord or against
equipment that may be located other than within an identified suite leased by Tenant, Tenant shall, within twenty (20) days after Tenant obtains knowledge of the filing of such financing statement, cause (a) a copy of the Lender security
agreement or other documents to which the financing statement pertains to be furnished to Landlord to facilitate Landlord’s ability 

  
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to demonstrate that the lien of such financing statement is not applicable to Landlord’s interest and (b) Tenant’s Lender to amend such financing statement and any other documents
of record to clarify that any liens imposed thereby are not applicable to any interest of Landlord in the Premises, the Building or the Project. 
 20.
Estoppel Certificate. Tenant shall, within ten (10) business days of receipt of written notice from Landlord, execute, acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit I,
or on any other form reasonably requested by a current or proposed Lender or encumbrancer or proposed purchaser, (a) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification
and certifying that this Lease as so modified is in full force and effect) and the dates to which rental and other charges are paid in advance, if any, (b) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on
the part of Landlord hereunder, or specifying such defaults if any are claimed, and (c) setting forth such further information with respect to this Lease or the Premises as may be requested thereon. Any such statement may be relied upon by any
prospective purchaser or encumbrancer of all or any portion of the Project. If Tenant fails to deliver such statement within such prescribed time and such failure continues for more than three (3) business days following written notice thereof
from Landlord, such failure shall, at Landlord’s option, constitute a Default (as defined below) under this Lease, and, in any event, shall be binding upon Tenant that the Lease is in full force and effect and without modification except as may
be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 
  

	21.	Hazardous Materials. 

 21.1. Tenant shall not cause or permit any Hazardous Materials (as
defined below) to be brought upon, kept or used in or about the Premises, the Building or the Project in violation of Applicable Laws by Tenant or any subtenant, licensee or assignee of Tenant or any of its or their employees, agents, contractors or
invitees (collectively with Tenant, each a “Tenant Party”). If (a) Tenant breaches such obligation, (b) the presence of Hazardous Materials as a result of such a breach results in contamination of the Project, any portion
thereof, or any adjacent property, (c) contamination of the Premises otherwise occurs during the Term or any extension or renewal hereof or holding over hereunder (other than if such contamination results from (i) migration of Hazardous
Materials from outside the Premises not caused by a Tenant Party or (ii) to the extent such contamination is caused by Landlord) or (d) contamination of the Project occurs as a result of Hazardous Materials that are placed on or under or
are released into the Project by a Tenant Party, then Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims
of any kind or nature, including (w) diminution in value of the Project or any portion thereof, (x) damages for the loss or restriction on use of rentable or usable space or of any amenity of the Project, (y) damages arising from any
adverse impact on marketing of space in the Project or any portion thereof and (z) sums paid in settlement of Claims that arise during or after the Term as a result of such breach or contamination. This indemnification by Tenant includes costs
incurred in connection with any investigation of site conditions or any clean-up, remedial, removal or restoration work required by any Governmental Authority because of Hazardous Materials present in the air, soil or groundwater above, on, under or
about the Project. Without limiting the foregoing, if the presence of any Hazardous Materials in, on, under or about the Project, any 

  
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portion thereof or any adjacent property caused by any Tenant Party results in any contamination of the Project, any portion thereof or any adjacent property, then Tenant shall promptly take all
actions at its sole cost and expense as are reasonably necessary to return the Project, any portion thereof or any adjacent property as nearly as practicable to its respective condition existing prior to the time of such contamination;
provided that Landlord’s written approval of such action shall first be obtained, which approval Landlord shall not unreasonably withhold, condition or delay; and provided, further, that it shall be reasonable for Landlord
to withhold its consent if such actions could have a material adverse long-term or short-term effect on the Project, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be affected, reduced or limited
by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Notwithstanding the foregoing,
Landlord shall indemnify, save, defend (at Tenant’s option and with counsel reasonably acceptable to Tenant) and hold the Tenant Parties harmless from and against any and all Claims resulting from the presence of Hazardous Materials at the
Project in violation of Applicable Laws as of the Execution Date, unless placed at the Project by a Tenant Party. If any Hazardous Materials are placed on the Property by Landlord or any Landlord Party and such Hazardous Materials present a
reasonable threat to the health of persons or property, then Landlord covenants and agrees to remove or remediate, to the extent required under and in accordance with Applicable Law, any such Hazardous Materials. If any Hazardous Materials are
placed on the Property by another tenant or occupant or third party and such Hazardous Materials present a reasonable threat to the health of persons or property, notwithstanding anything to the contrary in this Lease, if, for more than five
(5) consecutive business days following written notice to Landlord, Tenant is unable to use and occupy the Premises for the Permitted Use as a result of such Hazardous Materials, then Tenant’s Base Rent and Operating Expenses (or, to the
extent that less than all of the Premises are affected, a proportionate amount (based on the Rentable Area of the Premises that is rendered unusable) of Base Rent and Operating Expenses) shall be abated commencing on the later to occur of
(i) the first (1st) business day after such interruption, or (ii) the date on which Tenant ceases its use and occupancy of the Premises (or portion thereof) for the Permitted Use, until the Premises are again usable by Tenant for the
Permitted Use. 
 21.2. Landlord acknowledges that it is not the intent of this Article to prohibit Tenant from operating its business for
the Permitted Use. Tenant may operate its business according to the custom of Tenant’s industry so long as the use or presence of Hazardous Materials is strictly and properly monitored in accordance with Applicable Laws. As a material
inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord no later than thirty (30) days prior to the initial occupancy of any portion of the Premises, or the initial
placement of equipment anywhere at the Project (a) a list identifying each type of Hazardous Material to be present at the Premises that is subject to regulation under any environmental Applicable Laws, (b) a list of any and all approvals
or permits from Governmental Authorities required in connection with the presence of such Hazardous Material at the Premises and (c) correct and complete copies of (i) notices of violations of Applicable Laws related to Hazardous Materials
and (ii) plans relating to the installation of any storage tanks to be installed in, on, under or about the Project (provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent
to do so, which consent Landlord may withhold in its sole and absolute discretion) and closure plans or any other documents required by any and all Governmental Authorities for any storage tanks installed in, on,

  
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under or about the Project for the closure of any such storage tanks (collectively, “Hazardous Materials Documents”). Tenant shall deliver to Landlord updated Hazardous Materials
Documents, within fourteen (14) days after receipt of a written request therefor from Landlord, not more often than once per year, unless (m) if there are any changes to the Hazardous Materials Documents, or (n) Tenant initiates any
Alterations or changes in its business, in either case in a way that involves any material increase in the types or amounts of Hazardous Materials. For each type of Hazardous Material listed, the Hazardous Materials Documents shall include
(t) the chemical name, (u) the material state (e.g., solid, liquid, gas or cryogen), (v) the concentration, (w) the storage amount and storage condition (e.g., in cabinets or not in cabinets), (x) the use amount and use
condition (e.g., open use or closed use), (y) the location (e.g., room number or other identification) and (z) if known, the chemical abstract service number. Notwithstanding anything in this Section to the contrary, Tenant shall not be
required to provide Landlord with any Hazardous Materials Documents containing information of a proprietary nature, which Hazardous Materials Documents, in and of themselves, do not contain a reference to any Hazardous Materials or activities
related to Hazardous Materials. Landlord may, at Landlord’s expense, cause the Hazardous Materials Documents to be reviewed by a person or firm qualified to analyze Hazardous Materials to confirm compliance with the provisions of this Lease and
with Applicable Laws. In the event that a review of the Hazardous Materials Documents indicates non-compliance with this Lease or Applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous
Materials into compliance. Notwithstanding anything in this Lease to the contrary or Landlord’s review of Tenant’s Hazardous Materials Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly
disclaims any liability related to Tenant’s or other tenants’ use or disposal of Hazardous Materials, it being acknowledged by Tenant that Tenant is best suited to evaluate the safety and efficacy of its Hazardous Materials usage and
procedures. 
 21.3. Notwithstanding the provisions of Sections 21.1 21.2 or 21.9, if (a) any proposed transferee,
assignee or sublessee of Tenant has been required by any prior landlord, Lender or Governmental Authority to take material remedial action in connection with Hazardous Materials contaminating a property if the contamination resulted from such
party’s action or omission or use of the property in question or (b) any proposed transferee, assignee or sublessee is subject to a material enforcement order issued by any Governmental Authority in connection with the use, disposal or
storage of Hazardous Materials, then it shall not be unreasonable for Landlord to withhold its consent to any such proposed transfer, assignment or subletting (with respect to any such matter involving a proposed transferee, assignee or sublessee).

 21.4. At any time, and from time to time, prior to the expiration of the Term, Landlord shall have the right to conduct appropriate tests
of the Project or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred due to the acts or omissions of a Tenant Party. Tenant shall pay all reasonable costs of such tests if such tests reveal
that Hazardous Materials exist at the Project in violation of this Lease. 
 21.5. If underground or other storage tanks storing Hazardous
Materials installed or utilized by Tenant are located on the Premises, or are hereafter placed on the Premises by Tenant (or by any other party, if such storage tanks are utilized exclusively by Tenant), then Tenant shall monitor the storage tanks,
maintain appropriate records, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other steps necessary or 

  
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required under the Applicable Laws. Tenant shall have no responsibility or liability for underground or other storage tanks installed by anyone other than Tenant unless Tenant utilizes such
tanks, in which case Tenant’s responsibility for such tanks shall be as set forth in this Section. 
 21.6. Tenant shall promptly
report to Landlord any actual or suspected presence of mold or water intrusion at the Premises. 
 21.7. Tenant’s obligations under
this Article shall survive the expiration or earlier termination of the Lease. During any period of time needed by Tenant or Landlord (if due to Tenant’s failure to comply with the terms hereof) after the termination of this Lease to complete
the removal from the Premises of any such Hazardous Materials that Tenant’s is responsible to remove or remediate, and Landlord is unable to relet all or any portion of the Premises as a result thereof, then Tenant shall be deemed a holdover
tenant and subject to the provisions of Article 27. 
 21.8. As used herein, the term “Hazardous Material” means
(a) any toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic mutagenic or otherwise hazardous substance, material or waste that is or becomes regulated by Applicable Laws or any Governmental Authority, and (b) and
(i) “chemotherapeutic waste”, “infectious waste” or “medical waste” as may now or hereafter be defined by any future law, statute, order, ordinance or regulation, (ii) “radioactive waste” as may now
or hereafter be defined by any future law, statute, order, ordinance or regulation, (iii) human corpses, remains and anatomical parts that are donated and used for scientific or medical education, research or treatment, (iv) body fluids or
biological which are being stored at a laboratory prior to laboratory testing, and/or (v) similar laboratory wastes and materials. 

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

21.10. The handling, transportation, generation, management, disposal, processing, treatment, storage and use by Tenant of Hazardous Materials
in or about the Premises shall be subject to the rules and regulations set forth in Exhibit K hereof and any and all reasonable and 

  
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non-discriminatory additional rules and regulations promulgated by Landlord from time to time regarding the same or any aspect thereof (which rules and regulations may be amended, modified,
deleted or added from time to time by Landlord) (collectively, the “Hazmat Rules”) provided that any additional or modified Hazmat Rules shall not materially adversely affect Tenant’s beneficial use and occupancy of the
Premises for Tenant’s actual business operations in the Premises consistent with the Permitted Use. All of the Hazmat Rules shall be effective upon written notice thereof to Tenant. Tenant will cause all of its agents, employees, invitees,
contractors, licensees, subtenants or assignees, or any others permitted by Tenant to occupy or enter the Premises to at all times abide by the Hazmat Rules. In the event of any breach of any Hazmat Rules, Landlord shall have all remedies in this
Lease provided for in the event of Default by Tenant and shall, in addition, have any remedies available at law or in equity, including but not limited to, the right to enjoin any breach of such Hazmat Rules. Landlord shall enforce the Hazmat Rules
in a non-discriminatory manner. 
 22. Odors and Exhaust. Tenant acknowledges that Landlord would not enter into this Lease with Tenant unless Tenant
assured Landlord that under no circumstances will any other occupants of the Building or the Project (including persons legally present in any outdoor areas of the Project) be subjected to odors or fumes (whether or not noxious), and that the
Building and the Project will not be damaged by any exhaust, in each case from Tenant’s operations. Landlord and Tenant therefore agree as follows: 

22.1. Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any kind from the
Premises unless such odors and fumes are vented in accordance with Section 22.2 below. 
 22.2. If the Building has a ventilation
system that, in Landlord’s judgment, is adequate, suitable, and appropriate to vent the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Project, Tenant shall vent the Premises through such system. If
Landlord at any time determines that any existing ventilation system is inadequate, or if no ventilation system exists, Tenant shall in compliance with Applicable Laws vent all fumes and odors from the Premises (and remove odors from Tenant’s
exhaust stream) as Landlord may reasonably require. The placement and configuration of all ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s reasonable approval. Tenant acknowledges Landlord’s legitimate
desire to maintain the Project (indoor and outdoor areas) in an odor-free manner, and Landlord may require Tenant to abate and remove all odors produced in the Premises in a manner that goes beyond the requirements of Applicable Laws. 

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

22.4. Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue throughout the Term, and nothing
herein (including Landlord’s approval of the Tenant Improvements) shall preclude Landlord from requiring additional measures to eliminate 

  
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odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may designate in Landlord’s reasonable discretion). Tenant shall install additional equipment as Landlord
requires from time to time under the preceding sentence. Such installations shall constitute Alterations. 
 22.5. If Tenant fails to
install satisfactory odor control equipment within thirty (30) days after Landlord’s demand made at any time, or such longer period of time as may be reasonably necessary if such odors are not harmful and do not adversely affect other
tenants or occupants in the Building, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any operations in the Premises that, in Landlord’s determination, cause odors, fumes or
exhaust. For example, if Landlord determines that Tenant’s production of a certain type of product causes odors, fumes or exhaust, and Tenant does not install satisfactory odor control equipment within thirty (30) days after
Landlord’s request, then Landlord may require Tenant to stop producing such type of product in the Premises unless and until Tenant has installed odor control equipment satisfactory to Landlord. 

 

	23.	Insurance; Waiver of Subrogation. 

 23.1. Except as otherwise provided in
Section 23.10 below, Landlord shall maintain insurance for the Building and the Project (including the portion of the Tenant Improvements that are made a part of or affixed to the Building after completion of construction thereof) in amounts
equal to full replacement cost (exclusive of the costs of excavation, foundations and footings, or such other costs that would not be incurred in the event of a rebuild and without reference to depreciation taken by Landlord upon its books or tax
returns), providing protection against any peril generally included within the classification “Fire and Extended Coverage,” together with insurance against sprinkler damage (if applicable), vandalism and malicious mischief. Landlord,
subject to availability thereof, shall further insure, if Landlord deems it appropriate, coverage against flood, environmental hazard, earthquake, loss or failure of building equipment, rental loss during the period of repairs or rebuilding,
Workers’ Compensation insurance and fidelity bonds for employees employed to perform services. Notwithstanding the foregoing, in addition to insuring the Tenant Improvements to the extent set forth above, Landlord may, but shall not be deemed
required to, provide insurance for any other improvements installed by Tenant or that are in addition to the standard improvements customarily furnished by Landlord, without regard to whether or not such are made a part of or are affixed to the
Building. 
 23.2. In addition, Landlord shall carry Commercial General Liability insurance with limits of not less than Five Million
Dollars ($5,000,000) per occurrence/general aggregate for bodily injury (including death), or property damage with respect to the Project. 

23.3. Prior to entering into the Premises for purposes of constructing the Tenant Improvements or any part thereof, and continuing throughout
the Term (and occupancy by Tenant, if any, after termination of this Lease) with insurers lawfully authorized to do business in the state where the Project is located, Tenant shall, at its own cost and expense, procure and maintain in effect the
following insurance policies: 
 (a) Commercial General Liability insurance on a broad-based occurrence coverage form, with limits of not
less than Two Million Dollars ($2,000,000) per occurrence and in the aggregate for bodily injury (including death) and for property damage with respect to the 

  
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Premises (including $100,000 fire legal liability (each loss)) with a Two Million Dollar ($2,000,000) products and completed operations aggregate; and pollution and environmental liability
insurance covering the environmental risks of Tenant’s business with limits of not less than One Million Dollars ($1,000,000) per incident and not less than Two Million Dollars ($2,000,000) in the aggregate, with respect to environmental
contamination and pollution of the Premises caused by Tenant. Such environmental coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage including physical injury to or
destruction of tangible property including the resulting loss of use thereof, clean-up costs, and the loss of use of tangible property that has not been physically injured or destroyed; and defense costs, charges and expenses incurred in the
investigation, adjustment or defense of claims for such compensatory damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids,
alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided the policy retroactive date
is continuously maintained prior to the commencement date of this agreement, and coverage is continuously maintained during all periods in which Tenant occupies the Premises. 

(b) Commercial property insurance with special causes of loss coverage, including earthquakes and flood insurance, insuring Tenant’s
interest in any and all furniture, equipment, supplies, contents and other property owned, leased, held or possessed by it and contained therein (collectively, “Tenant’s Property”), such insurance coverage to be equal to the
full insurable value of Tenant’s Property. 
 (c) Commercial Automobile Liability insurance covering liability arising from the use or
operation of any auto, including those owned, hired or otherwise operated or used by or on behalf of the Tenant. The coverage shall be on a broad-based occurrence form with combined single limits of not less than $1,000,000 per accident for bodily
injury and property damage. 
 (d) Workers’ Compensation insurance as is required by statute or law, or as may be available on a
voluntary basis and Employers’ Liability insurance with limits of not less than the following: each accident, Five Hundred Thousand Dollars ($500,000); disease (policy limit), Five Hundred Thousand Dollars ($500,000); disease (each employee),
Five Hundred Thousand Dollars ($500,000). 
 (e) During all construction by Tenant at the Premises, with respect to tenant improvements or
alterations being constructed, adequate builder’s risk insurance (naming Landlord and Landlord’s mortgagees from time to time as loss payees as their interests may appear), together with the insurance required in Exhibit B-3. 

23.4. The insurance required to be purchased and maintained by Tenant pursuant to this Lease shall name Landlord, the Association, Ground
Lessor, BioMed Realty, L.P., BioMed Realty Trust, Inc., University City Science Center, Wexford-UCSC Joint Venture, LLC, Wexford Science & Technology, LLC, Wexford Development, LLC and Wexford Science Center 2, LLC and their respective
officers, directors, employees, agents, general partners, members, subsidiaries, affiliates and Lenders (“Landlord Parties”) as additional insureds as respects liability arising from work or operations performed by or on behalf of
Tenant and Tenant’s use or 

  
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occupancy of the Premises. Said insurance shall be with companies authorized to do business in the state in which the Project is located and at all times having a current rating of not less than
A- and financial category rating of at least Class VII in “A.M. Best’s Insurance Guide” current edition. Tenant shall obtain for Landlord from the insurance companies or cause the insurance companies to furnish certificates of
insurance evidencing all coverages required herein to Landlord. No such policy shall be cancelable or subject to reduction of coverage or other modification or cancellation except after thirty (30) days’ prior written notice to Landlord
from the insurer (except in the event of non-payment of premium, in which case ten (10) days written notice shall be given), or if Tenant’s carrier is unwilling or unable to provide such notice, Tenant shall provide written notice to
Landlord in accordance with this Section. All such policies shall be written as primary policies, not contributing with and not in excess of the coverage that Landlord may carry. Tenant’s required policies shall contain severability of
interests clauses stating that, except with respect to limits of insurance, coverage shall apply separately to each insured or additional insured. Tenant’s policies shall contain dedicated or per location limits endorsements so that the amounts
of insurance required herein shall not be prejudiced by losses at other locations. Tenant shall, at least twenty (20) days prior to the expiration of such policies, furnish Landlord with renewal certificates of insurance or binders. Tenant
agrees that if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure said insurance on Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent. 

23.5. Tenant assumes the risk of damage to any fixtures, goods, inventory, merchandise, equipment and leasehold improvements, and Landlord
shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage, all as more particularly set forth within this Lease. Tenant shall, at Tenant’s sole cost and expense, carry such insurance as
Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption. 
 23.6. In each instance
where insurance is to name Landlord Parties as additional insureds, Tenant shall, upon Landlord’s written request, also designate and furnish certificates evidencing such Landlord Parties as additional insureds to (a) any Lender of
Landlord holding a security interest in the Building, the Property or the Project, (b) Ground Lessor and any other landlord under any lease whereunder Landlord is a tenant of the Property and (c) any management company retained by Landlord
to manage the Project. 
 23.7. Landlord, Tenant and each of their respective insurers hereby waive any and all rights of recovery or
subrogation against one another or against the officers, directors, employees, agents, general partners, members, subsidiaries, affiliates and Lenders of the other as respects any loss, damage, claims, suits or demands, howsoever caused, that are
covered, or should have been covered, by valid and collectible insurance, including any deductibles or self-insurance maintained thereunder. If necessary, each party agrees to endorse the required insurance policies to permit waivers of subrogation
as required hereunder and hold harmless and indemnify the other party for any loss or expense incurred as a result of a failure to obtain such waivers of subrogation from insurers. Such waivers shall continue so long as their respective insurers so
permit. Any termination of such a waiver shall be by written notice to the other party, containing a description of the circumstances hereinafter set forth in this Section 23.7. Landlord and Tenant, upon obtaining the policies of insurance
required or permitted under this Lease, shall give notice to the insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this 

  
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Lease. If such policies shall not be obtainable with such waiver or shall be so obtainable only at a premium over that chargeable without such waiver, then the party seeking such policy shall
notify the other of such conditions, and the party so notified shall have ten (10) days thereafter to either (a) procure such insurance with companies reasonably satisfactory to the other party or (b) agree to pay such additional
premium (in Tenant’s case, in the proportion that the area of the Premises bears to the insured area). If the parties do not accomplish either (a) or (b), then this Section 23.7 shall have no effect during such time as such policies
shall not be obtainable or the party in whose favor a waiver of subrogation is desired refuses to pay the additional premium. If such policies shall at any time be unobtainable, but shall be subsequently obtainable, then neither party shall be
subsequently liable for a failure to obtain such insurance until a reasonable time after notification thereof by the other party. If the release of either Landlord or Tenant, as set forth in the first sentence of this Section, shall contravene
Applicable Laws, then the liability of the party in question shall be deemed not released but shall be secondary to the other party’s insurer. 

23.8. Landlord may require insurance policy limits required under this Lease to be raised to conform with requirements of Landlord’s
Lender or to bring coverage limits to levels then being required of tenants leasing premises for the Permitted Use by reasonably prudent landlords of properties similar to the Project. 

23.9. Any costs incurred by Landlord pursuant to this Article shall constitute a portion of Operating Expenses, including the insurance
premiums and costs of any policies required to be carried under this Article or that Landlord elects to carry in connection with its ownership, operation and management of the Project. 

23.10. The Association shall maintain the insurance required to be maintained by the Association pursuant to the Declaration, and the costs of
such insurance shall be included in Common Expenses (as defined in the Declaration) and Tenant shall be responsible to pay its Pro Rata Share of such amounts as are assessed against the Unit or Landlord as the Unit Owner in accordance with
Section 9 hereof. 
  

	24.	Damage or Destruction. 

 24.1. In the event of a partial destruction of (a) the
Premises or (b) Common Areas of the Building or the Project ((a) and (b) together, the “Affected Areas”) by fire or other perils covered by extended coverage insurance not exceeding twenty-five percent (25%) of the
full insurable value thereof, and provided that (x) the damage thereto is such that the Affected Areas may be repaired, reconstructed or restored within a period of six (6) months from the date of the happening of such casualty, and
(y) Landlord shall receive insurance proceeds sufficient to cover the cost of such repairs, reconstruction and restoration (except for any deductible amount provided by Landlord’s policy, which deductible amount, if paid by Landlord, shall
constitute an Operating Expense), then Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration of the Affected Areas and this Lease shall continue in full force and effect. 

24.2. In the event of any damage to or destruction of the Building or the Project other than as described in Section 24.1,
Landlord may elect to repair, reconstruct and restore the Building or the Project, as applicable, in which case this Lease shall continue in full force and 

  
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effect. If Landlord elects not to repair, reconstruct and restore the Building or the Project, as applicable, then this Lease shall terminate as of the date of such damage or destruction. In the
event of any damage or destruction (regardless of whether such damage is governed by Section 24.1 or this Section), if (a) in Landlord’s determination as set forth in the Damage Repair Estimate (as defined below), the Affected
Areas cannot be repaired, reconstructed or restored within eighteen (18) months after the date of the Damage Repair Estimate, (b) subject to Section 24.6, if the Affected Areas are not actually repaired, reconstructed and
restored within (I) eighteen (18) months after the date of the Damage Repair Estimate, or (II) such longer restoration period as may have been provided in the Damage Repair Estimate if the Damage Repair Estimate provided for a restoration
period in excess of 18 months and Tenant did not terminate this Lease in accordance with Section (y) below, or (c) the damage and destruction occurs within the last twelve (12) months of the then-current Term, then Tenant shall have
the right to terminate this Lease, effective as of the date of such damage or destruction, by delivering to Landlord its written notice of termination (a “Termination Notice”) (y) with respect to Subsections 24.2(a) and
(c), no later than thirty (30) days after Landlord delivers to Tenant Landlord’s Damage Repair Estimate and (z) with respect to Subsection 24.2(b), at any time after the expiration of the restoration period provided for
in the Damage Repair Estimate (as the same may be extended pursuant to Section 24.6), but in no event later than thirty (30) days after Tenant receives a second Damage Repair Estimate from Landlord (which Landlord may deliver to
Tenant at Landlord’s election if Landlord does not complete the repair, reconstruction or restoration within the period set forth in the first Damage Repair Estimate). If Tenant does not terminate this Lease within 30 days after receipt of the
second Damage Repair Estimate (as set forth above), and Landlord does not complete such repair, reconstruction and restoration within the period set forth in the second Damage Repair Estimate (and such delay was not the result of delays caused by
Tenant), then Tenant may terminate this Lease by giving Landlord written notice at any time after the expiration of the period set forth in the second Damage Repair Estimate. 

24.3. As soon as reasonably practicable, but in any event within ninety (90) days following the date of damage or destruction, Landlord
shall notify Tenant of Landlord’s good faith estimate of the period of time in which the repairs, reconstruction and restoration will be completed (the “Damage Repair Estimate”), which estimate shall be based upon the opinion
of a contractor reasonably selected by Landlord and experienced in comparable repair, reconstruction and restoration of similar buildings. Additionally, Landlord shall give written notice to Tenant within ninety (90) days following the date of
damage or destruction of its election not to repair, reconstruct or restore the Building or the Project, as applicable. 
 24.4. Upon any
termination of this Lease under any of the provisions of this Article, the parties shall be released thereby without further obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to
(a) items occurring prior to the damage or destruction and (b) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof. 

24.5. In the event of repair, reconstruction and restoration as provided in this Article, all Rent to be paid by Tenant under this Lease shall
be abated proportionately based on the extent to which Tenant’s use of the Premises is impaired during the period of such repair, reconstruction or restoration, unless Landlord provides Tenant with other space during the period of repair,
reconstruction and restoration that, in Tenant’s reasonable opinion, is suitable for the temporary conduct of Tenant’s business. 

  
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 24.6. Notwithstanding anything to the contrary contained in this Article, should Landlord be
delayed or prevented from completing the repair, reconstruction or restoration of the damage or destruction to the Premises after the occurrence of such damage or destruction by Force Majeure (not to exceed 6 months) or delays caused by a Tenant
Party, then the time for Landlord to commence or complete repairs, reconstruction and restoration shall be extended on a day-for-day basis. 

24.7. If Landlord is obligated to or elects to repair, reconstruct or restore as herein provided, then Landlord shall be obligated to make
such repairs, reconstruction or restoration only with regard to (a) those portions of the Premises that were originally provided at Landlord’s expense and (b) the Common Area portion of the Affected Areas. The repairs, reconstruction
or restoration of improvements not originally provided by Landlord or at Landlord’s expense shall be the obligation of Tenant. In the event Tenant has elected to upgrade certain improvements from the Building Standard, Landlord shall, upon the
need for replacement due to an insured loss, provide only the Building Standard, unless (i) such upgrades were originally provided at Landlord’s expense, or (ii) if such upgrades were originally provided at Tenant’s expense,
Tenant again elects to upgrade such improvements and pay any incremental costs related thereto, except to the extent that excess insurance proceeds, if received, are adequate to provide such upgrades, in addition to providing for basic repairs,
reconstruction and restoration of the Premises, the Building and the Project. 
 24.8. Notwithstanding anything to the contrary contained in
this Article, Landlord shall not have any obligation whatsoever to repair, reconstruct or restore the Premises if the damage resulting from any casualty covered under this Article occurs during the last twenty-four (24) months of the Term or
any extension thereof, or to the extent that insurance proceeds are not available therefor. 
 24.9. Landlord’s obligation, should it
elect or be obligated to repair, reconstruct or restore, shall be limited to the Affected Areas. Tenant shall, at its expense, replace or fully repair all of Tenant’s personal property and any Alterations installed by Tenant existing at the
time of such damage or destruction. If Affected Areas are to be repaired, reconstructed or restored in accordance with the foregoing, Landlord shall make available to Tenant any portion of insurance proceeds it receives that are allocable to the
Alterations constructed by Tenant pursuant to this Lease; provided Tenant is not then in default under this Lease, and subject to the requirements of any Lender of Landlord. 

 

	25.	Eminent Domain. 

 25.1. In the event (a) the whole of all Affected Areas or
(b) such part thereof as shall substantially interfere with Tenant’s use and occupancy of the Premises for the Permitted Use shall be taken for any public or quasi-public purpose by any lawful power or authority by exercise of the right of
appropriation, condemnation or eminent domain, or sold to prevent such taking, Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to such authority, except with regard to (y) items
occurring prior to the taking and (z) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof. 

  
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 25.2. In the event of a partial taking of (a) a material portion of the Building or the
Project or (b) drives, walkways or parking areas serving the Building or the Project for any public or quasi-public purpose by any lawful power or authority by exercise of right of appropriation, condemnation, or eminent domain, or sold to
prevent such taking, then, without regard to whether any portion of the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease (except with regard to (y) items occurring prior to the taking and (z) provisions
of this Lease that, by their express terms, survive the expiration or earlier termination hereof) as of such taking if such taking is, in Landlord’s sole opinion, of a material nature such as to make it uneconomical to continue use of the
unappropriated portion for purposes of renting office or laboratory space. 
 25.3. Tenant shall be entitled to any award that is
specifically awarded as compensation for (a) the taking of Tenant’s personal property that was installed at Tenant’s expense and (b) the costs of Tenant moving to a new location. Except as set forth in the previous sentence, any
award for such taking shall be the property of Landlord. 
 25.4. If, upon any taking of the nature described in this Article, this Lease
continues in effect, then Landlord shall promptly proceed to restore the Affected Areas to substantially their same condition prior to such partial taking. To the extent such restoration is infeasible, as determined by Landlord in its sole and
absolute discretion, the Rent shall be decreased proportionately to reflect the loss of any portion of the Premises no longer available to Tenant. 
  

	26.	Surrender. 

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

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

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

	27.	Holding Over. 

 27.1. If, with Landlord’s prior written consent, Tenant holds
possession of all or any part of the Premises after the Term, Tenant shall become a tenant from month to month after the expiration or earlier termination of the Term, and in such case Tenant shall continue to pay (a) Base Rent in accordance
with Article 7, as adjusted in accordance with Article 8, and (b) any amounts for which Tenant would otherwise be liable under this Lease if the Lease were still in effect, including payments for Tenant’s Share of Operating
Expenses and other utility costs. Any such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. 

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

	28.	Indemnification and Exculpation. 

 28.1. Tenant agrees to indemnify, save, defend (at
Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, real or alleged, arising from injury to or death of any

  
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person or damage to any property occurring within or about the Premises, the Building, the Property or the Project, arising directly or indirectly out of the presence at or use or occupancy of
the Premises or Project by a Tenant Party, (b) an act or omission on the part of any Tenant Party, (c) a breach or default by Tenant in the performance of any of its obligations hereunder, (d) injury to or death of persons or damage
to or loss of any property, real or alleged, arising from the serving of alcoholic beverages at the Premises or Project, including liability under any dram shop law, host liquor law or similar Applicable Law, except to the extent directly caused by
Landlord or any Landlord Indemnitee’s negligence or willful misconduct. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable
by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Tenant’s obligations under this Section shall survive the expiration or earlier termination of this Lease. Subject to
Sections 23.7, 28.2 and 31.12 and any subrogation provisions contained in the Work Letter, Landlord agrees to defend, save, defend (at Tenant’s option and with counsel reasonably acceptable to Tenant) and hold the Tenant Parties harmless from
and against any and all Claims arising out of the gross negligence or willful misconduct of Landlord, its agents, employees, licensees and contractors occurring in the Common Areas and the Premises, excepting, however, liability caused by or
resulting from any negligence or willful misconduct of Tenant or any Tenant Party. 
 28.2. Notwithstanding anything in this Lease to the
contrary, Landlord shall not be liable to Tenant for and Tenant assumes all risk of (a) damage or losses caused by fire, electrical malfunction, gas explosion or water damage of any type (including broken water lines, malfunctioning fire
sprinkler systems, roof leaks or stoppages of lines), unless any such loss is due to Landlord’s willful disregard of either written notice by Tenant, or Landlord’s actual knowledge, of need for a repair that Landlord is responsible to make
for an unreasonable period of time, and (b) damage to personal property or scientific research, including loss of records kept by Tenant within the Premises. Tenant further waives any claim for injury to Tenant’s business or loss of income
relating to any such damage or destruction of personal property as described in this Section. Notwithstanding anything in the foregoing or this Lease to the contrary, except (x) as otherwise provided herein, (y) as may be provided by
Applicable Laws or (z) in the event of Tenant’s breach of Article 21 or Section 26.1, in no event shall Landlord or Tenant be liable to the other for any consequential, special or indirect damages arising out of this
Lease. 
 28.3. Landlord shall not be liable for any damages arising from any act, omission or neglect of any other tenant in the Building,
the Condominium or the Project, or of any other third party. 
 28.4. Tenant acknowledges that security devices and services, if any, while
intended to deter crime, may not in given instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses caused by criminal acts of third parties, and Tenant assumes the risk that any security device or service
may malfunction or otherwise be circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s sole cost and expense, obtain appropriate insurance coverage. 

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

  
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	29.	Assignment or Subletting. 

 29.1. Except as hereinafter expressly permitted, Tenant shall
not, either voluntarily or by operation of Applicable Laws, directly or indirectly sell, hypothecate, assign, pledge, encumber or otherwise transfer this Lease, or sublet the Premises (each, a “Transfer”), without Landlord’s
prior written consent. In no event shall Tenant perform a Transfer to or with an entity that is a tenant at the Project or that is in discussions or negotiations with Landlord or an affiliate of Landlord to lease premises at the Project or a
property owned by Landlord or an affiliate of Landlord. Notwithstanding the foregoing, Tenant shall have the right to Transfer without Landlord’s prior written consent the Premises or any part thereof to any person or entity that, by way of a
bona fide, arms-length transaction with legitimate business purposes not intended to circumvent the Landlord’s consent rights set forth in this Article 29, (i) as of the date of determination and at all times thereafter directly, or
indirectly through one or more intermediaries, controls, is controlled by, or is under common control with Tenant, (ii) acquires all or substantially all of Tenant’s assets or (iii) is a successor to Tenant as a result of any merger,
consolidation or similar transaction resulting in the change of control of Tenant (“Tenant’s Affiliate”), provided that (x) Tenant shall notify Landlord in writing at least ten (10) days prior to the effectiveness of
such Transfer to Tenant’s Affiliate and otherwise comply with the requirements of this Lease regarding such Transfer, and (y) that the person that will be the tenant under this Lease after the Exempt Transfer has a net worth that is equal
to or greater than $50,000,000, and (z) such transfer will not jeopardize directly or indirectly the status of Landlord or any of Landlord’s affiliates as a Real Estate Investment Trust under the Revenue Code (as defined below) or violate
any of the restrictions in clauses (w), (x), (y) and (z) of Section 29.3 below (an “Exempt Transfer”). For purposes of Exempt Transfers, “control” requires both (a) owning (directly or indirectly) more
than fifty percent (50%) of the stock or other equity interests of another person and (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. Except with respect to
an Exempt Transfer, in no event shall Tenant perform a Transfer to or with an entity that is a tenant at the Project (when there exists available suitable space at the Project for such tenant) or that is in discussions or negotiations with Landlord
to lease premises at the Project. The following shall constitute a Transfer under this Lease, but shall not require the prior written consent of Landlord: (a) the issuance of stock by Tenant for sale to the public in an initial public offering
(provided that any notices or information required to be provided to Landlord under this Article shall be subject to any reporting and disclosure requirements or limitations under Applicable Law), or (b) the issuance of stock by Tenant for sale
on a private basis and further provided that such private issuance of stock is a bona fide, arms-length transaction with legitimate business purposes not intended to circumvent the Landlord’s consent rights set forth in this Article 29. 

29.2. In the event Tenant desires to effect a Transfer, then, at least thirty (30) but not more than ninety (90) days prior to the
date when Tenant desires the Transfer to be effective (the “Transfer Date”), Tenant shall provide written notice to Landlord (the “Transfer Notice”) containing information (including references) concerning the
character of the proposed transferee, assignee or sublessee; the Transfer Date; the most recent unconsolidated financial statements of Tenant and of the proposed transferee, assignee or sublessee satisfying the requirements of Section 40.2
(“Required Financials”); any ownership or commercial relationship between Tenant and the proposed transferee, assignee or sublessee; and the consideration and all other material terms and conditions of the proposed Transfer, all in
such detail as Landlord shall reasonably require. 

  
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 29.3. Landlord, in determining whether consent should be given to a proposed Transfer other than
an Exempt Transfer, may give consideration to (a) the financial strength of Tenant and such transferee, assignee or sublessee (notwithstanding Tenant remaining liable for Tenant’s performance), (b) any change in use that such
transferee, assignee or sublessee proposes to make in the use of the Premises and (c) Landlord’s desire to exercise its rights under Section 29.8 to cancel this Lease. In no event shall Landlord be deemed to be unreasonable for
declining to consent to a Transfer to a transferee, assignee or sublessee of poor reputation, lacking financial qualifications or seeking a change in the Permitted Use, or jeopardizing directly or indirectly the status of Landlord or any of
Landlord’s affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986 (as the same may be amended from time to time, the “Revenue Code”). Notwithstanding anything contained in this Lease to the
contrary, (w) no Transfer shall be consummated on any basis such that the rental or other amounts to be paid by the occupant, assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived
by the business activities of such occupant, assignee, manager or other transferee; (x) in connection with a sublease, Tenant shall not furnish or render any services to an occupant, assignee, manager or other transferee with respect to whom
transfer consideration is required to be paid, or manage or operate the Premises or any capital additions so transferred, with respect to which transfer consideration is being paid; (y) Tenant shall not consummate a Transfer with any person in
which Landlord owns an interest, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Revenue Code); and (z) Tenant shall not consummate a Transfer with any person or in any manner that
could cause any portion of the amounts received by Landlord pursuant to this Lease or any sublease, license or other arrangement for the right to use, occupy or possess any portion of the Premises to fail to qualify as “rents from real
property” within the meaning of Section 856(d) of the Revenue Code, or any similar or successor provision thereto or which could cause any other income of Landlord to fail to qualify as income described in Section 856(c)(2) of the
Revenue Code. 
 29.4. The following are conditions precedent to a Transfer (including an Exempt Transfer) or to Landlord considering a
request by Tenant to a Transfer: 
 (a) Tenant shall remain fully liable under this Lease during the unexpired Term. Tenant agrees that it
shall not be (and shall not be deemed to be) a guarantor or surety of this Lease, however, and waives its right to claim that is it is a guarantor or surety or to raise in any legal proceeding any guarantor or surety defenses permitted by this Lease
or by Applicable Laws; 
 (b) If Tenant or the proposed transferee, assignee or sublessee does not or cannot deliver the Required
Financials, then Landlord may elect to have either Tenant’s ultimate parent company or the proposed transferee’s, assignee’s or sublessee’s ultimate parent company provide a guaranty of the applicable entity’s obligations
under this Lease, in a form acceptable to Landlord, which guaranty shall be executed and delivered to Landlord by the applicable guarantor prior to the Transfer Date; 

(c) In the case of an Exempt Transfer, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the Transfer
qualifies as an Exempt Transfer; 
 (d) Tenant shall reimburse Landlord for Landlord’s actual out of pocket costs and expenses (not to
exceed $1,500 provided that this Lease is not amended in connection therewith), including reasonable attorneys’ fees, charges and disbursements incurred in connection with the review, processing and documentation of such request; 

  
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 (e) If Tenant’s transfer of rights or sharing of the Premises provides for the receipt by,
on behalf of or on account of Tenant of any consideration of any kind whatsoever (including a premium rental for a sublease or lump sum payment for an assignment) in excess of the rental and other charges due to Landlord under this Lease, Tenant
shall pay fifty percent (50%) of all of such excess to Landlord, after making deductions for any reasonable marketing expenses, tenant improvement funds expended by Tenant, alterations, cash concessions, brokerage commissions, attorneys’
fees and free rent actually paid or provided by Tenant. If such consideration consists of cash paid to Tenant, payment to Landlord shall be made upon receipt by Tenant of such cash payment; 

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

(g) Landlord’s consent to any such Transfer shall be effected on Landlord’s commercially reasonable forms; 

(h) Tenant shall not then be in Default hereunder in any respect; 

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

(j) Landlord shall not be bound by any provision of any agreement pertaining to the Transfer, except for Landlord’s written consent to
the same; 
 (k) Tenant shall pay all transfer and other taxes (including interest and penalties) assessed or payable for any Transfer; 

(l) Landlord’s consent (or waiver of its rights) for any Transfer shall not waive Landlord’s right to consent or refuse consent to
any later Transfer; 
 (m) Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing or relating to
the Transfer; and 
 (n) Tenant shall deliver to Landlord a list of Hazardous Materials (as defined below), certified by the proposed
transferee, assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the Premises. Additionally, Tenant shall deliver to Landlord, on or before the date any proposed transferee,
assignee or sublessee takes occupancy of the Premises, all of the items relating to Hazardous Materials of such proposed transferee, assignee or sublessee as described in Section 21.2. 

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

29.6. The consent by Landlord to a Transfer shall not relieve Tenant or proposed transferee, assignee or sublessee from obtaining
Landlord’s consent to any further Transfer, nor shall it release Tenant or any proposed transferee, assignee or sublessee of Tenant from full and primary liability under this Lease. 

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

29.8. If Tenant delivers to Landlord a Transfer Notice indicating a desire to transfer this Lease to a proposed transferee, assignee or
sublessee other than in connection with an Exempt Transfer, then Landlord shall have the option, exercisable by giving notice to Tenant at any time within ten (10) days after Landlord’s receipt of such Transfer Notice, to terminate this
Lease as of the date specified in the Transfer Notice as the Transfer Date, except for those provisions that, by their express terms, survive the expiration or earlier termination hereof. If Landlord exercises such option, then Tenant shall have the
right to withdraw such Transfer Notice by delivering to Landlord written notice of such election within five (5) days after Landlord’s delivery of notice electing to exercise Landlord’s option to terminate this Lease. In the event
Tenant withdraws the Transfer Notice as provided in this Section, this Lease shall continue in full force and effect. No failure of Landlord to exercise its option to terminate this Lease shall be deemed to be Landlord’s consent to a proposed
Transfer. 
 29.9. If Tenant sublets the Premises or any portion thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as
security for Tenant’s obligations under this Lease, all rent from any such subletting, and appoints Landlord as assignee and attorney-in-fact for Tenant, and Landlord (or a receiver for Tenant appointed on Landlord’s application) may
collect such rent and apply it toward Tenant’s obligations under this Lease; provided that, until the occurrence of a Default (as defined below) by Tenant, Tenant shall have the right to collect such rent. 

 

	30.	Subordination and Attornment. 

 30.1. This Lease shall be subject and subordinate to the
lien of any mortgage, deed of trust, or lease in which Landlord is tenant now or hereafter in force against the Building or the Project and to all advances made or hereafter to be made upon the security thereof without the necessity of the execution
and delivery of any further instruments on the part of Tenant to effectuate such subordination. 

  
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 30.2. Notwithstanding the foregoing, Tenant shall execute and deliver upon demand such further
commercially reasonable instrument or instruments evidencing such subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is tenant as may be required by Landlord. If any such mortgagee,
beneficiary or landlord under a lease wherein Landlord is tenant (each, a “Mortgagee”) so elects, however, this Lease shall be deemed prior in lien to any such lease, mortgage, or deed of trust upon or including the Premises
regardless of date and Tenant shall execute a statement in writing to such effect at Landlord’s request. Upon request of Tenant, and at Tenant’s sole cost and expense, Landlord shall obtain and deliver to Tenant (i) a subordination,
non-disturbance and attornment agreement in the form attached hereto as Exhibit E-1 from any present Mortgagee and in the form attached hereto as Exhibit E-2 from Ground Lessor, and (ii) from any future Mortgagee such
Mortgagee’s customary form of written subordination, non-disturbance and attornment agreement in recordable form providing, among other things, that so long as Tenant performs all of the terms, covenants and conditions of this Lease and agrees
to attorn to the Mortgagee on such customary terms and conditions as such Mortgagee may reasonably require, Tenant’s rights under this Lease shall not be disturbed and shall remain in full force and effect for the Term, and Tenant shall not be
joined by the Mortgagee in any action or proceeding to foreclose thereunder. 
 30.3. Upon written request of Landlord and opportunity for
Tenant to review, Tenant agrees to execute any Lease amendments not materially altering the terms of this Lease, if required by a mortgagee or beneficiary of a deed of trust encumbering real property of which the Premises constitute a part incident
to the financing of the real property of which the Premises constitute a part. 
 30.4. In the event any proceedings are brought for
foreclosure, or in the event of the exercise of the power of sale under any mortgage or deed of trust made by Landlord covering the Premises, Tenant shall at the election of the purchaser at such foreclosure or sale attorn to the purchaser upon any
such foreclosure or sale and recognize such purchaser as Landlord under this Lease. 
  

	31.	Defaults and Remedies. 

 31.1. Late payment by Tenant to Landlord of Rent and other sums
due shall cause Landlord to incur costs not contemplated by this Lease, the exact amount of which shall be extremely difficult and impracticable to ascertain. Such costs include processing and accounting charges and late charges that may be imposed
on Landlord by the terms of any mortgage or trust deed covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord (i) within five (5) days after Tenant’s receipt of written notice from
Landlord of such failure, which written notice shall only be provided by Landlord twice in any twelve (12) month period, or (ii) after the provision by Landlord of the aforementioned two (2) notices in any 12-month period, within
three (3) days following the date such payment is due, Tenant shall pay to Landlord (a) an additional sum of five percent (5%) of the overdue Rent as a late charge plus (b) interest at an annual rate (the “Default
Rate”) equal to the lesser of (a) twelve percent (12%) and (b) the highest rate permitted by Applicable Laws. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord shall
incur by reason of late payment by Tenant and shall be payable as Additional Rent to Landlord due with the next installment of Rent or within five (5) business days after Landlord’s demand, whichever is earlier.

  
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Landlord’s acceptance of any Additional Rent (including a late charge or any other amount hereunder) shall not be deemed an extension of the date that Rent is due or prevent Landlord from
pursuing any other rights or remedies under this Lease, at law or in equity. 
 31.2. No payment by Tenant or receipt by Landlord of a
lesser amount than the Rent payment herein stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease or in equity or at law. If a dispute shall arise as to any
amount or sum of money to be paid by Tenant to Landlord hereunder, Tenant shall have the right to make payment “under protest,” such payment shall not be regarded as a voluntary payment, and there shall survive the right on the part of
Tenant to institute suit for recovery of the payment paid under protest. 
 31.3. If Tenant fails to pay any sum of money required to be
paid by it hereunder or perform any other act on its part to be performed hereunder, in each case within the applicable cure period (if any) described in Section 31.4, then Landlord may (but shall not be obligated to), without waiving or
releasing Tenant from any obligations of Tenant, make such payment or perform such act; provided that such failure by Tenant unreasonably interfered with the use of the Building or the Project by any other tenant or with the efficient
operation of the Building or the Project, or resulted or could have resulted in a violation of Applicable Laws or the cancellation of an insurance policy maintained by Landlord. Notwithstanding the foregoing, in the event of an emergency, Landlord
shall have the right to enter the Premises and act in accordance with its rights as provided elsewhere in this Lease. In addition to the late charge described in Section 31.1, Tenant shall pay to Landlord as Additional Rent all sums so
paid or incurred by Landlord, together with interest at the Default Rate, computed from the date such sums were paid or incurred. 
 31.4.
The occurrence of any one or more of the following events shall constitute a “Default” hereunder by Tenant: 
 (a)
Reserved; 
 (b) Tenant fails to make any payment of Rent, as and when due, or to satisfy its obligations under Article 19, where
such failure shall continue for a period of three (3) days after written notice thereof from Landlord to Tenant; 
 (c) Tenant fails to
observe or perform any obligation or covenant contained herein (other than described in Sections 31.4(a) and 31.4(b)) to be performed by Tenant, where such failure continues for a period of thirty (30) days after written notice
thereof from Landlord to Tenant; provided that, if the nature of Tenant’s default is such that it reasonably requires more than thirty (30) days to cure, Tenant shall not be deemed to be in Default if Tenant commences such cure
within such thirty (30) day period and thereafter diligently prosecute the same to completion; and provided, further, that such cure is completed no later than forty-five (45) days after Tenant’s receipt of written notice from
Landlord; 

  
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 (d) Tenant or any guarantor of Tenant’s obligations hereunder (“Guarantor”)
makes an assignment for the benefit of creditors; 
 (e) A receiver, trustee or custodian is appointed to or does take title, possession or
control of all or substantially all of Tenant’s or Guarantor’s assets; 
 (f) Tenant or Guarantor files a voluntary petition under
the United States Bankruptcy Code or any successor statute (as the same may be amended from time to time, the “Bankruptcy Code”) or an order for relief is entered against Tenant or Guarantor pursuant to a voluntary or involuntary
proceeding commenced under any chapter of the Bankruptcy Code; 
 (g) Any involuntary petition is filed against Tenant or Guarantor under
any chapter of the Bankruptcy Code and is not dismissed within one hundred twenty (120) days; 
 (h) Reserved. 

(i) Tenant fails to deliver an estoppel certificate in accordance with Article 20; 

(j) Tenant’s interest in this Lease is attached, executed upon or otherwise judicially seized and such action is not released within one
hundred twenty (120) days of the action; or 
 (k) Guarantor fails to observe or perform any obligation or covenant contained in such
Guarantor’s guaranty. 
 Notices given under this Section shall specify the alleged default and shall demand that Tenant perform the
provisions of this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises. No such notice shall be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise
in such notice. 
 31.5. In the event of a Default by Tenant, and at any time thereafter, with or without notice or demand and without
limiting Landlord in the exercise of any right or remedy that Landlord may have, Landlord has the right to do any or all of the following: 

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

  
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 (c) Terminate this Lease, in which event Tenant shall immediately surrender possession of the
Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant,
all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned thereby. In the event that Landlord shall elect to so terminate this Lease, then
Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including: 
 (i)
The sum of: 
 A. The worth at the time of award of any unpaid Rent that had accrued at the time of such termination; plus 

B. The worth at the time of award of the amount by which the unpaid Rent that would have accrued during the period commencing with termination
of the Lease and ending at the time of award exceeds that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably avoided; plus 

C. The worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds that
portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably avoided; plus 

D. Any other amount necessary to compensate Landlord for all the detriment caused by Tenant’s failure to perform its obligations under
this Lease or that in the ordinary course of things would be likely to result therefrom, including the cost of restoring the Premises to the condition required under the terms of this Lease, including any rent payments not otherwise chargeable to
Tenant (e.g., during any “free” rent period or rent holiday); plus 
 E. At Landlord’s election, such other amounts in
addition to or in lieu of the foregoing as may be permitted from time to time by Applicable Laws; or 
 (ii) At Landlord’s election,
as minimum liquidated damages in addition to any (A) amounts paid or payable to Landlord pursuant to Section 31.5(c)(i)(A) prior to such election and (B) costs of restoring the Premises to the condition required under the terms
of this Lease, an amount (the “Election Amount”) equal to either (Y) the positive difference (if any, and measured at the time of such termination) between (1) the then-present value of the total Rent and other benefits
that would have accrued to Landlord under this Lease for the remainder of the Term if Tenant had fully complied with the Lease minus (2) the then-present value of the market rent for the Premises as determined by Landlord for what would be the
then-unexpired Term if the Lease remained in effect, computed using the discount rate of the Federal Reserve Bank of San Francisco at the time of the award plus one (1) percentage point (the “Discount Rate”) or (Z) twelve
(12) months (or such lesser number of months as may then be remaining in the Term, and in all events no more than 25% of the total number of months as may then be remaining in the Term) of Base Rent and Additional Rent at the rate last payable
by Tenant pursuant to this Lease, in either case as Landlord specifies in such election. Landlord and Tenant agree that the Election Amount 

  
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represents a reasonable forecast of the minimum damages expected to occur in the event of a breach, taking into account the uncertainty, time and cost of determining elements relevant to actual
damages, such as fair market rent, time and costs that may be required to release the Premises, and other factors; and that the Election Amount is not a penalty. 

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

31.6. In addition to any other remedies available to Landlord at law or in equity and under this Lease, Landlord may continue this Lease in
effect after Tenant’s Default and abandonment and recover Rent as it becomes due. In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal to relet the Premises. For purposes of this Section, the following acts
by Landlord will not constitute the termination of Tenant’s right to possession of the Premises: 
 (a) Acts of maintenance or
preservation or efforts to relet the Premises, including alterations, remodeling, redecorating, repairs, replacements or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or 

(b) The appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease or in the Premises.

 Notwithstanding the foregoing, in the event of a Default by Tenant, Landlord may elect at any time to terminate this Lease and to recover damages to
which Landlord is entitled. 
 31.7. If Landlord does not elect to terminate this Lease as provided in Section 31.5, then
Landlord may, from time to time, recover all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damages to which Landlord is entitled. 

31.8. In the event Landlord elects to terminate this Lease and relet the Premises, Landlord may execute any new lease in its own name. Tenant
hereunder shall have no right or authority whatsoever to collect any Rent from such tenant. The proceeds of any such reletting shall be applied as follows: 

(a) First, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord, including storage charges or brokerage
commissions owing from Tenant to Landlord as the result of such reletting; 
 (b) Second, to the payment of the costs and expenses of
reletting the Premises, including (i) alterations and repairs that Landlord deems reasonably necessary and advisable and (ii) reasonable attorneys’ fees, charges and disbursements incurred by Landlord in connection with the retaking
of the Premises and such reletting; 
 (c) Third, to the payment of Rent and other charges due and unpaid hereunder; and 

  
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 (d) Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease.

 31.9. All of Landlord’s rights, options and remedies hereunder shall be construed and held to be nonexclusive and cumulative.
Landlord shall have the right to pursue any one or all of such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from
any acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as
specified in such waiver. Notwithstanding any provision of this Lease to the contrary, Landlord shall use reasonable efforts to mitigate its damages in connection with a Default by Tenant but only after Landlord has recovered possession of the
Premises. Notwithstanding the foregoing, Landlord’s obligation to use reasonable efforts to mitigate its damages shall not require Landlord to (A) favor leasing the Premises over leasing any other vacant space held by Landlord at such
time; (B) lease the Premises to a tenant or tenants at less than fair market rental rates or on terms less acceptable to Landlord than the terms typically accepted by Landlord in similar leases; (C) lease the Premises to tenants which, in
the absence of a duty to mitigate, Landlord would find unsuitable for any reason; or (D) provide an improvement allowance to any replacement tenant unless providing an improvement allowance is market in the University City real estate market
for buildings similar to the Building at such time, and then only to the extent of such market tenant improvement allowance. Any obligation imposed by Applicable Law upon Landlord to relet the Premises after any termination of this Lease shall be
subject to the reasonable requirements of Landlord to (a) lease to high quality tenants on such terms as Landlord may from time to time deem appropriate in its discretion and (b) develop the Project in a harmonious manner with a mix of
uses, tenants, floor areas, terms of tenancies, etc., as determined by Landlord. Landlord shall not be obligated to relet the Premises to any party to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Project
or at another property owned by Landlord or an affiliate of Landlord. 
 31.10. Landlord’s termination of (a) this Lease or
(b) Tenant’s right to possession of the Premises shall not relieve Tenant of any liability to Landlord that has previously accrued or that shall arise based upon events that occurred prior to the later to occur of (y) the date of
Lease termination and (z) the date Tenant surrenders possession of the Premises. 
 31.11. To the extent permitted by Applicable Laws,
Tenant waives any and all rights of redemption granted by or under any present or future Applicable Laws if Tenant is evicted or dispossessed for any cause, or if Landlord obtains possession of the Premises due to Tenant’s default hereunder or
otherwise. Tenant hereby waives the right to any notices to quit as may be specified in the Landlord and Tenant Act of Pennsylvania of 1951, as the same may be amended from time to time. 

31.12. Landlord shall not be in default or liable for damages under this Lease unless Landlord fails to perform obligations required of
Landlord within a reasonable time, but in no event shall such failure continue for more than thirty (30) days after written notice from Tenant specifying the nature of Landlord’s failure; provided, however, that if the nature of
Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and

  
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thereafter diligently prosecutes the same to completion. In no event shall Tenant have the right to terminate or cancel this Lease or to withhold or abate rent or to set off any Claims against
Rent as a result of any default or breach by Landlord of any of its covenants, obligations, representations, warranties or promises hereunder, except as may otherwise be expressly set forth in this Lease. 

31.13. In the event of any default by Landlord, Tenant shall give notice by registered or certified mail to any (a) beneficiary of a deed
of trust or (b) mortgagee under a mortgage covering the Premises, the Building or the Project and to any landlord of any lease of land upon or within which the Premises, the Building or the Project is located, and shall offer such beneficiary,
mortgagee or landlord an opportunity to cure such default (which cure period shall be equal to the cure period provided to Landlord hereunder commencing on the date that such beneficiary, mortgagee or landlord receives the notice of default from
Tenant, or such longer period of time as may be provided in the subordination, non-disturbance and attornment agreement executed by Tenant and such party); provided that Landlord shall have furnished to Tenant in writing the names and
addresses of all such persons who are to receive such notices. 
 [Text Continues on Following Page] 

  
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 31.14. THIS SECTION SETS FORTH A WARRANT OF AUTHORITY FOR AN ATTORNEY TO CONFESS JUDGMENT
AGAINST TENANT AND ALL PERSONS CLAIMING THROUGH TENANT FOR POSSESSION OF THE PREMISES. LANDLORD SHALL HAVE THE FOLLOWING RIGHTS TO CONFESS JUDGMENT: 

(a) UPON A DEFAULT BY TENANT, OR WHEN THIS LEASE SHALL BE TERMINATED BY REASON OF A DEFAULT BY TENANT OR ANY OTHER REASON WHATSOEVER,
EITHER DURING THE ORIGINAL TERM OF THIS LEASE OR ANY RENEWAL OR EXTENSION THEREOF, AND ALSO WHEN THE TERM HEREBY CREATED OR A RENEWAL OR EXTENSION THEREOF SHALL HAVE EXPIRED, IT SHALL BE LAWFUL FOR ANY ATTORNEY AS ATTORNEY FOR TENANT, UPON NOT LESS
THAN FIVE (5) DAYS PRIOR WRITTEN NOTICE TO TENANT, TO CONFESS JUDGMENT IN EJECTMENT IN ANY COMPETENT COURT AGAINST TENANT AND ALL PERSONS CLAIMING UNDER TENANT FOR THE RECOVERY BY LANDLORD OF POSSESSION OF THE PREMISES, FOR WHICH THIS LEASE
SHALL BE LANDLORD’S SUFFICIENT WARRANT. UPON SUCH CONFESSION OF JUDGMENT FOR POSSESSION, IF LANDLORD SO DESIRES, A WRIT OF EXECUTION OR OF POSSESSION MAY ISSUE FORTHWITH, WITHOUT ANY PRIOR WRIT OR PROCEEDINGS WHATSOEVER. IF FOR ANY REASON AFTER
SUCH ACTION SHALL HAVE BEEN COMMENCED, THE SAME SHALL BE DETERMINED AND THE POSSESSION OF THE PREMISES SHALL REMAIN IN OR BE RESTORED TO TENANT, THEN LANDLORD SHALL HAVE THE RIGHT UPON ANY SUBSEQUENT OR CONTINUING DEFAULT OR DEFAULTS BY TENANT, OR
AFTER EXPIRATION OF THE LEASE, OR UPON THE TERMINATION OF THIS LEASE AS SET FORTH ABOVE, TO CONFESS JUDGMENT IN EJECTMENT AGAINST TENANT AS SET FORTH ABOVE TO RECOVER POSSESSION OF THE PREMISES. 

(b) IN ANY ACTION, LANDLORD SHALL CAUSE TO BE FILED IN SUCH ACTION AN AFFIDAVIT MADE BY LANDLORD OR SOMEONE ACTING FOR LANDLORD SETTING
FORTH THE FACTS NECESSARY TO AUTHORIZE THE ENTRY OF JUDGMENT, OF WHICH FACTS SUCH AFFIDAVIT SHALL BE CONCLUSIVE EVIDENCE. IF A TRUE COPY OF THIS LEASE SHALL BE FILED IN SUCH ACTION (AND SUCH AFFIDAVIT SHALL BE SUFFICIENT EVIDENCE OF THE TRUTH OF
SUCH COPY), IT SHALL NOT BE NECESSARY TO FILE THE ORIGINAL LEASE AS A WARRANT OF ATTORNEY, ANY RULE OF COURT, CUSTOM OR PRACTICE TO THE CONTRARY NOTWITHSTANDING. 

(c) TENANT EXPRESSLY AGREES, TO THE EXTENT NOT PROHIBITED BY APPLICABLE LAWS, THAT ANY JUDGMENT, ORDER OR DECREE ENTERED AGAINST IT BY OR
IN ANY COURT OR MAGISTRATE BY VIRTUE OF THE POWERS OF ATTORNEY CONTAINED IN THIS LEASE SHALL BE FINAL, AND THAT TENANT SHALL NOT TAKE AN APPEAL, CERTIORARI, WRIT OF ERROR, EXCEPTION OR OBJECTION TO THE SAME, OR FILE A MOTION OR RULE TO STRIKE OFF OR
OPEN OR TO STAY EXECUTION OF THE SAME, AND RELEASES TO LANDLORD AND TO ANY AND ALL ATTORNEYS WHO MAY APPEAR FOR TENANT ALL ERRORS IN SUCH PROCEEDINGS AND ALL LIABILITY THEREFOR. 

  
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 (d) THE RIGHT TO ENTER JUDGMENT AGAINST TENANT AND TO ENFORCE ALL OF THE OTHER PROVISIONS OF
THIS LEASE HEREIN PROVIDED FOR, AT THE OPTION OF ANY ASSIGNEE OF LANDLORD’S INTEREST UNDER THIS LEASE, MAY BE EXERCISED BY ANY ASSIGNEE OF LANDLORD’S RIGHT, TITLE AND INTEREST IN THIS LEASE IN TENANT’S OWN NAME, NOTWITHSTANDING THE
FACT THAT ANY OR ALL ASSIGNMENTS OF SUCH RIGHT, TITLE AND INTEREST MAY NOT BE EXECUTED OR WITNESSED IN ACCORDANCE WITH THE ACT OF ASSEMBLY OF MAY 28, 1715, 1 SM. L. 94, AND ALL SUPPLEMENTS AND AMENDMENTS THERETO THAT HAVE BEEN OR MAY HEREAFTER BE
PASSED. TENANT HEREBY EXPRESSLY WAIVES THE REQUIREMENTS OF SUCH ACT OF ASSEMBLY AND ANY AND ALL APPLICABLE LAWS REGULATING THE MANNER OR FORM IN WHICH SUCH ASSIGNMENTS SHALL BE EXECUTED AND WITNESSED. 

TENANT UNDERSTANDS THAT IN GRANTING THESE RIGHTS TO CONFESS JUDGMENT, TENANT WAIVES ITS RIGHTS TO NOTICE AND HEARING BEFORE ENTRY OF JUDGMENT AND EXECUTION
ON THAT JUDGMENT. TENANT HAS DISCUSSED THE MEANING AND EFFECT OF THESE CONFESSION OF JUDGMENT PROVISIONS WITH ITS OWN INDEPENDENT COUNSEL, OR HAS HAD A REASONABLE OPPORTUNITY TO DO SO. 

 
  

Tenant’s Initials 
 NOTWITHSTANDING THE
FOREGOING, if Tenant becomes a publicly traded company and/or issues stock on a “national securities exchange” or any national foreign securities exchange, and has a market capitalization of not less than $250,000,000, then the foregoing
Confession of Judgment shall be deemed null and void and of no further force and effect. For purposes of this Lease, “national securities exchange” shall be defined as a securities exchange that has registered with the SEC under
Section 6 of the Securities Exchange Act of 1934. 
 32. Bankruptcy. In the event a debtor, trustee or debtor in possession under the Bankruptcy
Code, or another person with similar rights, duties and powers under any other Applicable Laws, proposes to cure any default under this Lease or to assume or assign this Lease and is obliged to provide adequate assurance to Landlord that (a) a
default shall be cured, (b) Landlord shall be compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances shall
include any or all of the following, as designated by Landlord in its sole and absolute discretion: 
 32.1. Those acts specified in the
Bankruptcy Code or other Applicable Laws as included within the meaning of “adequate assurance,” even if this Lease does not concern a shopping center or other facility described in such Applicable Laws; 

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

 

	33.	Brokers. 

 33.1. Tenant represents and warrants that it has had no dealings with any real
estate broker or agent in connection with the negotiation of this Lease other than Jones Lang LaSalle and Cushman & Wakefield of Pennsylvania, Inc. (collectively, “Broker”), and that it knows of no other real estate broker
or agent that is or might be entitled to a commission in connection with this Lease. Landlord shall compensate Broker in relation to this Lease pursuant to a separate agreement between Landlord and Broker. 

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

33.4. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the
Landlord Indemnitees harmless from any and all cost or liability for compensation claimed by any broker or agent, other than Broker, employed or engaged by Tenant or claiming to have been employed or engaged by Tenant. Landlord agrees to indemnify,
save, defend (at Tenant’s option and with counsel reasonably acceptable to Tenant) and hold Tenant harmless from any and all cost or liability for compensation claimed by any broker or agent, other than Broker, employed or engaged by Landlord
or claiming to have been employed or engaged by Landlord. 
 34. Definition of Landlord. With regard to obligations imposed upon Landlord pursuant to
this Lease, the term “Landlord,” as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest. In the event of any transfer, assignment or conveyance of Landlord’s interest in this Lease or
in Landlord’s fee title to or leasehold interest in the Project, as applicable, Landlord herein named (and in case of any subsequent transfers or conveyances, the subsequent Landlord) shall be automatically freed and relieved, from and after
the date of such transfer, assignment or conveyance, from all liability for the performance of any covenants or obligations contained in this Lease thereafter to be performed by Landlord and, without further agreement, the transferee, assignee or
conveyee of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold interest in the Project, as applicable, shall be deemed to have assumed and agreed to observe and perform any and all covenants and obligations of
Landlord hereunder during the tenure of its interest in the Lease or the Project. Landlord or any subsequent Landlord may transfer its interest in the Premises or this Lease without Tenant’s consent. 

  
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	35.	Limitation of Liability. 

 35.1. If Landlord is in default under this Lease and, as a
consequence, Tenant recovers a monetary judgment against Landlord, the judgment shall be satisfied only out of (a) the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the
Building and the Project, (b) rent or other income from such real property receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing or other disposition of all or any part of
Landlord’s right, title or interest in the Building or the Project. 
 35.2. Landlord shall not be personally liable for any deficiency
under this Lease. If Landlord is a partnership or joint venture, then the partners of such partnership shall not be personally liable for Landlord’s obligations under this Lease, and no partner of Landlord shall be sued or named as a party in
any suit or action, and service of process shall not be made against any partner of Landlord except as may be necessary to secure jurisdiction of the partnership or joint venture. If Landlord is a corporation, then the shareholders, directors,
officers, employees and agents of such corporation shall not be personally liable for Landlord’s obligations under this Lease, and no shareholder, director, officer, employee or agent of Landlord shall be sued or named as a party in any suit or
action, and service of process shall not be made against any shareholder, director, officer, employee or agent of Landlord. If Landlord is a limited liability company, then the members of such limited liability company shall not be personally liable
for Landlord’s obligations under this Lease, and no member of Landlord shall be sued or named as a party in any suit or action, and service of process shall not be made against any member of Landlord except as may be necessary to secure
jurisdiction of the limited liability company. No partner, shareholder, director, employee, member or agent of Landlord shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution
levied against any partner, shareholder, director, employee, member or agent of Landlord. 
 35.3. If Tenant is a partnership or joint
venture, then the partners of such partnership shall not be personally liable for Tenant’s obligations under this Lease, and no partner of Tenant shall be sued or named as a party in any suit or action, and service of process shall not be made
against any partner of Tenant except as may be necessary to secure jurisdiction of the partnership or joint venture. If Tenant is a corporation, then the shareholders, directors, officers, employees and agents of such corporation shall not be
personally liable for Tenant’s obligations under this Lease, and no shareholder, director, officer, employee or agent of Tenant shall be sued or named as a party in any suit or action, and service of process shall not be made against any
shareholder, director, officer, employee or agent of Tenant. If Tenant is a limited liability company, then the members of such limited liability company shall not be personally liable for Tenant’s obligations under this Lease, and no member of
Tenant shall be sued or named as a party in any suit or action, and service of process shall not be made against any member of Tenant except as may be necessary to secure jurisdiction of the limited liability company. No partner, shareholder,
director, employee, member or agent of Tenant shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner, shareholder, director, employee, member or agent
of Tenant. 

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

36. Joint and Several Obligations. If more than one person or entity executes this Lease as Tenant, then: 

36.1. Each of them is jointly and severally liable for the keeping, observing and performing of all of the terms, covenants, conditions,
provisions and agreements of this Lease to be kept, observed or performed by Tenant, and such terms, covenants, conditions, provisions and agreements shall be binding with the same force and effect upon each and all of the persons executing this
Agreement as Tenant; and 
 36.2. The term “Tenant,” as used in this Lease shall mean and include each of them, jointly and
severally. The act of, notice from, notice to, refund to, or signature of any one or more of them with respect to the tenancy under this Lease, including any renewal, extension, expiration, termination or modification of this Lease, shall be binding
upon each and all of the persons executing this Lease as Tenant with the same force and effect as if each and all of them had so acted, so given or received such notice or refund, or so signed. 

 

	37.	Representations. 

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

(b) Landlord warrants and represents that (i) Landlord is duly incorporated or otherwise established or formed and validly existing under
the laws of its state of incorporation, establishment or formation, (ii) Landlord has and is duly qualified to do business in the state in which the Property is located, (iii) Landlord has full corporate, partnership, trust, association or
other appropriate power and authority to enter into this Lease and to perform all Landlord’s obligations hereunder, (iv) each person (and all of the persons if more than one signs) signing this

  
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Lease on behalf of Landlord is duly and validly authorized to do so and (v) neither (B) the execution, delivery or performance of this Lease nor (B) the consummation of the
transactions contemplated hereby will violate or conflict with any provision of documents or instruments under which Landlord is constituted or to which Landlord is a party. In addition, Landlord warrants and represents that none of (x) it, nor
(y) its affiliates or partners is a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of OFAC or under any statute, executive order (including the September 24, 2001, Executive Order
Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action. 

38. Confidentiality. Tenant shall keep the terms and conditions of this Lease and any information provided to Tenant or its employees, agents or
contractors pursuant to Article 9 confidential and shall not (a) disclose to any third party any terms or conditions of this Lease or any other Lease-related document (including subleases, assignments, work letters, construction contracts,
letters of credit, subordination agreements, non-disturbance agreements, brokerage agreements or estoppels) or (b) provide to any third party an original or copy of this Lease (or any Lease-related document). Landlord shall not release to any
third party any non-public financial information or non-public information about Tenant’s ownership structure that Tenant gives Landlord. Notwithstanding the foregoing, confidential information under this Section may be released by Landlord or
Tenant under the following circumstances: (x) if required by Applicable Laws or in any judicial proceeding; provided that the releasing party has given the other party reasonable notice of such requirement, if feasible, (y) to a
party’s attorneys, accountants, brokers, employees, partners, investors and other bona fide consultants or advisers (with respect to this Lease only); provided such third parties agree to be bound by this Section or (z) to bona fide
prospective assignees or subtenants of this Lease; provided they agree in writing to be bound by this Section. 
 39. Notices. Except as otherwise
stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to be given hereunder shall be in writing and shall be given by (a) personal delivery, (b) overnight delivery with a
reputable international overnight delivery service, such as FedEx, or (c) facsimile or email transmission, so long as such transmission is followed within one (1) business day by delivery utilizing one of the methods described in
Subsection 39(a) or (b). Any such notice, consent, demand, invoice, statement or other communication shall be deemed delivered (x) upon receipt, if given in accordance with Subsection 39(a); (y) one business (1) day after deposit on a
business day with a reputable national overnight delivery service, if given if given in accordance with Subsection 39(b); or (z) upon transmission, if given in accordance with Subsection 39(c). Except as otherwise stated in this Lease, any
notice, consent, demand, invoice, statement or other communication required or permitted to be given pursuant to this Lease shall be addressed to Tenant at the Premises, or to Landlord or Tenant at the addresses shown in Sections 2.8 through and
including 2.12, respectively. Either party may, by notice to the other given pursuant to this Section, specify additional or different addresses for notice purposes. 
  

	40.	Miscellaneous. 

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

  
 - 67 - 

 40.2. To induce Landlord to enter into this Lease, Tenant agrees that it shall promptly furnish
to Landlord, from time to time, upon Landlord’s written request, the most recent fiscal year-end unconsolidated financial statements reflecting Tenant’s current financial condition audited by a nationally recognized accounting firm. Tenant
shall, within thirty (30) days following the completion thereof, but in no event later than one hundred eighty (180) days after the end of Tenant’s financial year, furnish Landlord with a certified copy of Tenant’s fiscal
year-end unconsolidated financial statements for the previous year audited by a nationally recognized accounting firm. Tenant represents and warrants that all financial statements, records and information furnished by Tenant to Landlord in
connection with this Lease are true, correct and complete in all material respects. If audited financials are not otherwise prepared, unaudited financials complying with generally accepted accounting principles and certified by the chief financial
officer of Tenant as true, correct and complete in all material respects shall suffice for purposes of this Section. Tenant shall not be obligated to deliver the foregoing financial statements so long as such financial information is publicly
available. 
 40.3. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for
a lease, and shall not be effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. 
 40.4. The terms
of this Lease are intended by the parties as a final, complete and exclusive expression of their agreement with respect to the terms that are included herein, and may not be contradicted or supplemented by evidence of any other prior or
contemporaneous agreement. 
 40.5. Neither party shall record this Lease or a memorandum hereof. 

40.6. Where applicable in this Lease, the singular includes the plural and the masculine or neuter includes the masculine, feminine and
neuter. The words “include,” “includes,” “included” and “including” shall mean “‘include,’ etc., without limitation.” The section headings of this Lease are not a part of this Lease and
shall have no effect upon the construction or interpretation of any part hereof. 
 40.7. Except as otherwise expressly set forth in this
Lease, each party shall pay its own costs and expenses incurred in connection with this Lease and such party’s performance under this Lease; provided that, if either party commences an action, proceeding, demand, claim, action, cause of
action or suit against the other party arising out of or in connection with this Lease, then the substantially prevailing party shall be reimbursed by the other party for all reasonable costs and expenses, including reasonable attorneys’ fees
and expenses, incurred by the substantially prevailing party in such action, proceeding, demand, claim, action, cause of action or suit, and in any appeal in connection therewith (regardless of whether the applicable action, proceeding, demand,
claim, action, cause of action, suit or appeal is voluntarily withdrawn or dismissed). 
 40.8. Time is of the essence with respect to the
performance of every provision of this Lease. 

  
 - 68 - 

 40.9. Notwithstanding anything to the contrary contained in this Lease, Tenant’s obligations
under this Lease are independent and shall not be conditioned upon performance by Landlord. 
 40.10. Whenever consent or approval of either
party is required, that party shall not unreasonably withhold such consent or approval, except as may be expressly set forth to the contrary. Notwithstanding anything in this Lease to the contrary, in every instance where Landlord’s consent or
approval is required, Landlord shall be entitled to withhold its consent, if any party whose consent Landlord must obtain under the Ground Lease denies consent to such request. 

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

40.12. The language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for
or against either Landlord or Tenant. 
 40.13. Each of the covenants, conditions and agreements herein contained shall inure to the benefit
of and shall apply to and be binding upon the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors and assigns. This Lease is for the sole benefit of the parties and their respective
heirs, legatees, devisees, executors, administrators and permitted successors and assigns, and nothing in this Lease shall give or be construed to give any other person or entity any legal or equitable rights. Nothing in this Section shall in any
way alter the provisions of this Lease restricting assignment or subletting. 
 40.14. This Lease shall be governed by, construed and
enforced in accordance with the laws of the state in which the Premises are located, without regard to such state’s conflict of law principles. 

40.15. This Lease may be executed in one or more counterparts, each of which, when taken together, shall constitute one and the same document.

 40.16. No provision of this Lease may be modified, amended or supplemented except by an agreement in writing signed by Landlord and
Tenant. 
 40.17. No waiver of any term, covenant or condition of this Lease shall be binding upon Landlord or Tenant unless executed in
writing by the party against whom enforcement is sought. The waiver by Landlord or Tenant of any breach or default of any term, covenant or condition contained in this Lease shall not be deemed to be a waiver of any preceding or subsequent breach or
default of such term, covenant or condition or any other term, covenant or condition of this Lease. 
 40.18. To the extent permitted by
Applicable Laws, the parties waive trial by jury in any action, proceeding or counterclaim brought by the other party hereto related to matters arising out of or in any way connected with this Lease; the relationship between Landlord and Tenant;
Tenant’s use or occupancy of the Premises; or any claim of injury or damage related to this Lease or the Premises. 

  
 - 69 - 

 41. Option to Extend Term. Tenant shall have one (1) option (the “Option”) to extend
the Term by five (5) years as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to the Option shall be on all the same terms and conditions as this Lease,
except as follows: 
 41.1. Base Rent at the commencement of the Option term shall equal the then-current fair market value for comparable
office and laboratory space in the University City submarket of Philadelphia of comparable age, quality, level of finish and proximity to amenities and public transit (“FMV”), and shall be further increased on each annual
anniversary of the Option term commencement date by two and one-half percent (2.5%). Landlord shall, within fifteen (15) days after receipt of Tenant’s extension election, give Tenant a written proposal of such FMV. If Tenant does not
accept the FMV, Tenant shall notify Landlord in writing within fifteen (15) days following receipt of Landlord’s determination (Tenant’s failure to deliver written notice shall be deemed Tenant’s approval and acceptance of the
FMV determined by Landlord), then the parties shall endeavor to agree upon the FMV, taking into account all relevant factors, including (a) the size of the Premises, (b) the length of the Option term, (c) rent in comparable buildings
in the relevant submarket, including concessions offered to new tenants, such as free rent, tenant improvement allowances and moving allowances, (d) Tenant’s creditworthiness and (e) the quality and location of the Building and the
Project. In the event that the parties are unable to agree upon the FMV within thirty (30) days after Landlord notified Tenant of Landlord’s determination of FMV, then either party may request that the same be determined as follows: a
senior officer of a nationally recognized leasing brokerage firm with local knowledge of laboratory/research and development leasing in the University City submarket of Philadelphia (the “Baseball Arbitrator”) shall be selected and
paid for jointly by Landlord and Tenant. If Landlord and Tenant are unable to agree upon the Baseball Arbitrator, then the same shall be designated by the local chapter of the AAA. The Baseball Arbitrator selected by the parties or designated by the
AAA shall (y) have at least ten (10) years’ experience in the leasing of laboratory/research and development space in the Philadelphia submarket and (z) not have been employed or retained by either Landlord or Tenant or any
affiliate of either for a period of at least ten (10) years prior to appointment pursuant hereto. Each of Landlord and Tenant shall submit to the Baseball Arbitrator and to the other party its determination of the FMV. The Baseball Arbitrator
shall grant to Landlord and Tenant a hearing and the right to submit evidence. The Baseball Arbitrator shall determine which of the two (2) FMV determinations more closely represents the actual FMV. The arbitrator may not select any other FMV
for the Premises other than one submitted by Landlord or Tenant. The FMV selected by the Baseball Arbitrator shall be binding upon Landlord and Tenant and shall serve as the basis for determination of Base Rent payable for the Option term. If, as of
the commencement date of the Option term, the amount of Base Rent payable during the Option term shall not have been determined, then, pending such determination, Tenant shall pay Base Rent equal to the Base Rent payable with respect to the last
year of the then-current Term. After the final determination of Base Rent payable for the Option term, the parties shall promptly execute a written amendment to this Lease specifying the amount of Base Rent to be paid during the Option term. Any
failure of the parties to execute such amendment shall not affect the validity of the FMV determined pursuant to this Section. 

  
 - 70 - 

 41.2. The Option is not assignable separate and apart from this Lease. 

41.3. The Option is conditional upon Tenant giving Landlord written notice of its election to exercise the Option at least eighteen
(18) months prior to the end of the expiration of the then-current Term. Time shall be of the essence as to Tenant’s exercise of the Option. Tenant assumes full responsibility for maintaining a record of the deadlines to exercise the
Option. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of the Option after the date provided for in this Section. 

41.4. Notwithstanding anything contained in this Article to the contrary, Tenant shall not have the right to exercise the Option if an uncured
Default exists at the time Tenant exercises the Option or at the commencement of the extended Term. 
 41.5. The period of time within which
Tenant may exercise the Option shall not be extended or enlarged by reason of Tenant’s inability to exercise such Option because of the provisions of Section 41.4. 

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

42. Reserved. 
 43. Reserved. 

 

	44.	Landlord’s Lien Waiver, Security Interests, Rights of Distraint. 

 Landlord hereby
waives any statutory or common law landlord’s lien now existing or hereafter arising in Tenant’s Property, including any rights of levy or distraint for rent. 
  

	45.	Rooftop Installation Area. 

 45.1. Tenant may use a portion of the roof reasonably
acceptable to Landlord and Tenant (the “Rooftop Installation Area”) for installation of equipment as described in the Approved Plans (“Tenant’s Rooftop Equipment”). Tenant’s Rooftop Equipment shall be only
for Tenant’s use of the Premises for the Permitted Use. 
 45.2. Tenant shall install Tenant’s Rooftop Equipment at its sole cost
and expense, at such times and in such manner as Landlord may reasonably designate, and in accordance with this Article and the applicable provisions of this Lease regarding Alterations. Tenant’s Rooftop Equipment and the installation thereof
shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld. Among other reasons, Landlord may withhold approval if the installation or operation of Tenant’s Rooftop Equipment could reasonably
be 

  
 - 71 - 

 
expected to damage the structural integrity of the Building or to transmit vibrations or noise or cause other adverse effects beyond the Premises to an extent not customary in first class
laboratory buildings, unless Tenant implements measures that are acceptable to Landlord in its reasonable discretion to avoid any such damage or transmission. 

45.3. Tenant shall comply with any roof or roof-related warranties. Tenant shall obtain a letter from Landlord’s roofing contractor
within thirty (30) days after completion of any Tenant work on the rooftop stating that such work did not affect any such warranties. Tenant, at its sole cost and expense, shall inspect the Rooftop Installation Area at least annually, and
correct any loose bolts, fittings or other appurtenances and repair any damage to the roof caused by the installation or operation of Tenant’s Rooftop Equipment. Tenant shall not permit the installation, maintenance or operation of
Tenant’s Rooftop Equipment to violate any Applicable Laws or constitute a nuisance. Tenant shall pay Landlord within thirty (30) days after demand (a) all applicable taxes, charges, fees or impositions imposed on Landlord by
Governmental Authorities as the result of Tenant’s use of the Rooftop Installation Areas in excess of those for which Landlord would otherwise be responsible for the use or installation of Tenant’s Rooftop Equipment and (b) the amount
of any increase in Landlord’s insurance premiums as a result of the installation of Tenant’s Rooftop Equipment. Upon Tenant’s written request to Landlord, Landlord shall use commercially reasonable efforts to cause other tenants to
remedy any interference in the operation of Tenant’s Rooftop Equipment caused by any such tenants’ equipment installed after the applicable piece of Tenant’s Rooftop Equipment; provided, however, that Landlord shall not be required to
request that such tenants waive their rights under their respective leases. 
 45.4. If Tenant’s Equipment (a) causes physical
damage to the structural integrity of the Building, (b) interferes with any telecommunications, mechanical or other systems located at or near or servicing the Building or the Project that were installed prior to the installation of
Tenant’s Rooftop Equipment, (c) interferes with any other service provided to other tenants in the Building or the Project by rooftop or penthouse installations that were installed prior to the installation of Tenant’s Rooftop
Equipment or (d) interferes with any other tenants’ business, in each case in excess of that permissible under Federal Communications Commission regulations, then Tenant shall cooperate with Landlord to determine the source of the damage
or interference and promptly repair such damage and eliminate such interference, in each case at Tenant’s sole cost and expense, within ten (10) days after receipt of notice of such damage or interference (which notice may be oral;
provided that Landlord also delivers to Tenant written notice of such damage or interference within twenty-four (24) hours after providing oral notice). 

45.5. Landlord reserves the right to cause Tenant to relocate Tenant’s Rooftop Equipment to comparably functional space on the roof or in
the penthouse of the Building by giving Tenant prior written notice thereof. Landlord agrees to pay the reasonable costs thereof. Tenant shall arrange for the relocation of Tenant’s Rooftop Equipment within sixty (60) days after receipt of
Landlord’s notification of such relocation. In the event Tenant fails to arrange for relocation within such sixty (60)-day period, Landlord shall have the right to arrange for the relocation of Tenant’s Rooftop Equipment in a manner that
does not unnecessarily interrupt or interfere with Tenant’s use of the Premises for the Permitted Use. 

  
 - 72 - 

 45.6. The Rooftop Installation Area shall constitute part of the Premises for all purposes under
this Lease, excepting only the following: 
 (a) Base Rent payable on account of any portion of the Rooftop Installation Area located
indoors (in the mechanical penthouse or otherwise) shall be $10.00 per square foot of Rentable Area subject to annual increase of two and one-half percent (2.5%) over the Base Rent for the immediately preceding twelve (12) month period.
The Base Rent for the Rooftop Installation Area during any renewal period shall be determined in accordance with Article 41 but with respect to space comparable to the Rooftop Installation Area. 

(b) The Rentable Area of the Rooftop Installation Area shall not be included in the Rentable Area of the Premises or the Building for purposes
of computing Tenant’s Pro Rata Share of Operating Expenses, Tenant’s Pro Rata Share of Taxes, or any payments, credits, allowances or other payments payable to Tenant by Landlord under this Lease which are computed based upon the Rentable
Area of the Premises. The Rentable Area of the Rooftop Installation Area shall be determined in accordance with Section 6.1 hereof. 

(c) Landlord will furnish such space with freight elevator service and, with respect to any Rooftop Installation Space located indoors and at
Tenant’s cost, electricity for lights and plugs and freeze protection heating, but shall not be required to furnish any janitorial, passenger elevator (as distinguished from freight elevator) or other types or quantities of utilities or
building service to such space, unless requested and paid for by Tenant in accordance with this Lease. 
 [REMAINDER OF THIS PAGE
INTENTIONALLY LEFT BLANK] 

  
 - 73 - 

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

					
	LANDLORD:
	
	 WEXFORD-UCSC 3737, LLC,
 a Delaware
limited liability company

		
	By:	 	 Wexford-UCSC 3737 Joint Venture, LLC, a Delaware limited liability company,

manager

			
		 	By:	 	University City Science Center, a Pennsylvania nonprofit corporation, member
			
		 	By:	 	 /s/ Curtis M. Hess

		 	Name:	 	 Curtis M. Hess

		 	Title:	 	 Vice President

			
		 	By:	 	Wexford Science Center 2, LLC a Maryland limited liability company, member
			
		 	By:	 	 /s/ Daniel C. Cramer

		 	Name:	 	 Daniel C. Cramer

		 	Title:	 	 Sr. Vice President

  

			
	TENANT:
	
	 SPARK THERAPEUTICS, LLC a Delaware,

limited liability company

		
	By:	 	 /s/ Jeffrey D. Marrazzo

	Name:	 	 Jeffrey D. Marrazzo

	Title:	 	 President and CEO

 EXHIBIT A 

PREMISES 

(Legal Description of Condominium) 

ALL THAT CERTAIN commercial condominium unit identified as “Unit 8” in the property known, named and identified as “3711 Market Research
Condominium” located in the 24th Ward of the City of Philadelphia, Commonwealth of Pennsylvania, which has heretofore been submitted to the provisions of the Uniform Condominium Act 68
PA.C.S. 3101 et. seq. by the recording in the Philadelphia County Department of Records of a Declaration of Condominium of 3711 Market Research Condominium, a Condominium dated 3/29/2007 and recorded on 4/3/2007 as Document No. 51664044, as
such Declaration was amended by First Amendment to Declaration of Condominium of 3711 Market Research Condominium dated 8/18/2008 and recorded 8/21/2008 as Document No. 51956264, together with the proportionate undivided interest in the Common
Elements (as defined in such Declaration) appurtenant to Unit 8 as set forth in such Declaration. 

  
 A-1 

 EXHIBIT B-1 

Base Building Plans and Specifications 

[Attached] 

  
 B-1-1 

			
	3737 Science Center Core Shell Drawing List	  	September 9, 2013

  

			
	 discipline & sheet number
	  	 sheet title

	 GENERAL
	  	
		
	 A0.00
	  	COVER SHEET
	 A0.01
	  	SHEET INDEX
	 A0.02
	  	GENERAL PROJECT NOTES, ABBREV. AND MATERIAL LEGEND
	 A1.01
	  	SITE PLAN/SETOUT PLAN
	 A1.02
	  	ENLARGED SITE PLANS
	 A1.03
	  	3737 FIRST LEVEL AND 3711 FIRST LEVEL PARKING PLAN
	 A1.04
	  	3737 FIRST LEVEL AND 3711 SECOND LEVEL PARKING PLAN
	 A1.05
	  	3737 SECOND LEVEL AND 3711 THIRD LEVEL PARKING PLAN
	 A1.06
	  	3737 SECOND LEVEL AND 3711 FOURTH LEVEL PARKING PLAN
	 A1.07
	  	3737 THIRD LEVEL AND 3711 FIFTH LEVEL PARKING PLAN
	 A1.08
	  	3737 THIRD LEVEL AND 3711 SIXTH LEVEL PARKING PLAN
		
	 DEMOLITION
	  	
		
	 AD1.21
	  	ARCHITECTURAL DEMOLITION PLANS
	 AD1.22
	  	ARCHITECTURAL DEMOLITION ELEVATION
		
	 CIVIL
	  	
		
	 C1.0
	  	EXISTING SITE PLAN
	 C1.1
	  	EXISTING SIRE & SITE CLEARING PLAN
	 C1.2
	  	PROPOSED SITE PLAN
	 C1.3
	  	CONSTRUCTION DETAILS
	 C1.4
	  	CONSTRUCTION DETAILS
	 C1.5
	  	SPOT ELEVATION AND GRADING PLAN
	 C1.6
	  	PROPOSED UTILITY PLAN
	 C1.7
	  	DRAINAGE DETAILS
	 C1.8
	  	DRAINAGE & MISCELLANEOUS DETAILS
	 C1.9
	  	DRAINAGE DETAILS
	 C1.10
	  	EROSION CONTROL PLAN
	 C1.11
	  	EROSION CONTROL DETAILS
	 C1.12
	  	TRUCK TURNING TEMPLATE
	 C1.13
	  	TRAFFIC CONTROL PLAN
	 CR1.0
	  	CURB RAMP DESIGNS
		
	 LIFE SAFETY
	  	
		
	 LS0.01
	  	CODE SUMMARY
	 LS1.01
	  	PHASE 1 AND II COMPOSITE LIFE SAFETY DIAGRAMS
	 LS1.02
	  	PHASE 1 AND II COMPOSITE LIFE SAFETY DIAGRAMS
	 LS2.00
	  	BASEMENT LEVEL - LIFE SAFETY

  
 B-1-2 

			
	3737 Science Center Core Shell Drawing List	  	September 9, 2013

  

			
	LS2.01	  	FIRST LEVEL-LIFE SAFETY
	LS2.01A	  	3711 PARKING LEVEL 2 - LIFE SAFETY
	LS2.02	  	SECOND LEVEL - LIFE SAFETY
	LS2.03	  	THIRD LEVEL-LIFE SAFETY
	LS2.04	  	FOURTH LEVEL - LIFE SAFETY
	LS2.05	  	FIFTH LEVEL - LIFE SAFETY
	LS2.06	  	SIXTH LEVEL - LIFE SAFETY
	LS2.07	  	SEVENTH LEVEL - LIFE SAFETY
	LS2.08	  	EIGHTH LEVEL-LIFE SAFETY
	LS2.09	  	NINTH LEVEL-LIFE SAFETY
	LS2.10	  	TENTH LEVEL - LIFE SAFETY
	LS2.11	  	ELEVENTH LEVEL - LIFE SAFETY
	LS2.12	  	TWELFTH LEVEL - LIFE SAFETY
	LS2.13	  	THIRTEENTH LEVEL - LIFE SAFETY
	LS2.14	  	PENTHOUSE LEVEL - LIFE SAFETY
		
	 ARCHITECTURAL
	  	
		
	A2.00	  	BASEMENT LEVEL – PLAN
	A2.01	  	FIRST LEVEL – PLAN
	A2.01A	  	3711 PARKING LEVEL 3 – PLAN
	A2.02	  	SECOND LEVEL-PLAN
	A2.03	  	THIRD LEVEL-PLAN
	A2.04	  	FOURTH LEVEL – PLAN
	A2.05	  	FIFTH LEVEL-PLAN
	A2.06	  	SIXTH LEVEL – PLAN
	A2.07	  	SEVENTH LEVEL-PLAN
	A2.08	  	EIGHTH LEVEL-PLAN
	A2.09	  	NINTH LEVEL-PLAN
	A2.10	  	TENTH LEVEL – PLAN
	A2.11	  	ELEVENTH LEVEL-PLAN
	A2.12	  	TWELFTH LEVEL-PLAN
	A2.13	  	THIRTEENTH LEVEL-PLAN
	A2.14	  	PENTHOUSE LEVEL-PLAN
	A2.15	  	ROOF LEVEL-PLAN
	A2.00ES	  	BASEMENT LEVEL - SLAB EDGE
	A2.01ES	  	FIRST LEVEL-SLAB EDGE
	A2.02ES	  	SECOND LEVEL-SLAB EDGE
	A2.03ES	  	THIRD LEVEL - SLAB EDGE
	A2.04ES	  	FOURTH LEVEL-SLAB EDGE
	A2.05ES	  	FIFTH LEVEL-SLAB EDGE
	A2.06ES	  	SIXTH LEVEL - SLAB EDGE
	A2.07ES	  	SEVENTH LEVEL - SLAB EDGE
	A2.08ES	  	EIGHTH LEVEL-SLAB EDGE
	A2.09ES	  	NINTH LEVEL-SLAB EDGE
	A2.10ES	  	TENTH LEVEL - SLAB EDGE

  
 B-1-3 

			
	3737 Science Center Core Shell Drawing List	  	September 9, 2013

  

			
	A2.11ES	  	ELEVENTH LEVEL - SLAB EDGE
	A2.12ES	  	TWELFTH LEVEL-SLAB EDGE
	A2.13ES	  	THIRTEENTH LEVEL - SLAB EDGE
	A2.14ES	  	PENTHOUSE LEVEL - SLAB EDGE
	A3.01	  	BUILDING ELEVATION – SOUTH
	A3.02	  	BUILDING ELEVATION – NORTH
	A3.03	  	BUILDING ELEVATION – EAST
	A3.04	  	BUILDING ELEVATION – WEST
	A3.05	  	BUILDING ELEVATION – MISCELLANEOUS
	A3.06	  	ENLARGED PENTHOUSE ELEVATIONS
	A3.07	  	ENLARGED PENTHOUSE ELEVATIONS
	A3.10	  	BUILDING SECTION
	A3.11	  	BUILDING SECTION
	A3.12	  	BUILDING SECTION
	A3.13	  	BUILDING SECTION
	A3.14	  	PARKING RAMP / GARAGE ELEV. VESTIBULE - ENLGD PLAN AND SECTION
	A3.15	  	PARKING RAMP - ENLARGED SECTIONS
	A3.17	  	LOADING DOCK
	A3.20	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.21	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.22	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.23	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.24	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.25	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.26	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.27	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.28	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.29	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.30	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.31	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.32	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.33	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.34	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.35	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS
	A3.40	  	ENLARGED PLANS, SECTIONS AND ELEVATIONS - CANOPY
	A4.01	  	WATERPROOFING SCOPE PLANS
	A4.02	  	WATERPROOFING DETAILS
	A4.03	  	WATERPROOFING DETAILS
	A4.04	  	WATERPROOFING DETAILS
	A4.10	  	EXTERIOR DETAILS
	A4.11	  	EXTERIOR DETAILS
	A4.12	  	EXTERIOR DETAILS

  
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	A4.13	  	EXTERIOR DETAILS
	A4.14	  	EXTERIOR DETAILS
	A4.15	  	EXTERIOR EXPANSION JOINT DETAILS
	A4.16	  	SIGNAGE DETAILS
	A4.17	  	EXTERIOR DETAILS
	A4.18	  	EXTERIOR DETAILS
	A4.19	  	EXTERIOR DETAILS
	A4.20	  	PENTHOUSE DETAILS
	A4.30	  	CANOPY DETAILS
	A4.40	  	TYPICAL ROOF DETAILS
	A4.50	  	EXTERIOR DETAIL ELEVATIONS
	A5.01	  	STAIR #1 - ENLARGED PLANS AND SECTION
	A5.02	  	STAIR #1 - ENLARGED PLANS AND SECTION
	A5.03	  	STAIR #2 - ENLARGED PLANS AND SECTION
	A5.04	  	STAIR #2 - ENLARGED PLANS AND SECTION
	A5.11	  	STAIR DETAILS
	A5.12	  	STAIR DETAILS
	A5.20	  	ELEVATORS - PE1 AND PE2 - ENLARGED PLANS AND SECTIONS
	A5.21	  	ELEVATORS - PE3, PE4, PES AND SE1 - ENLARGED PLANS AND SECTIONS
	A5.22	  	ELEVATORS - PE3, PE4, PE5 AND SE1 - ENLARGED PLANS AND SECTIONS
	A5.23	  	ELEVATORS - PE6 AND PE7 - ENLARGED PLANS AND SECTIONS
	A6.01	  	TOILET ROOMS - ENLARGED PLANS AND ELEVATIONS
	A7.01	  	INTERIOR ELEVATIONS
	A7.02	  	INTERIOR ELEVATIONS
	A7.03	  	INTERIOR ELEVATIONS
	A8.01	  	INTERIOR WALL PARTITION TYPES
	A8.02	  	BACKING DETAILS AND MOUNTING HEIGHT
	A8.03	  	PARTITION DETAILS
	A8.04	  	PARTITION DETAILS
	A8.05	  	INTERIOR DETAILS FLOOR AND THRESHOLD
	A8.10	  	DOOR SCHEDULE
	A8.11	  	DOOR TYPES AND DETAILS
	A8.12	  	INTERIOR DETAILS
	A8.13	  	INTERIOR DETAILS
	A8.14	  	INTERIOR DETAILS
	A8.15	  	INTERIOR DETAILS
	A8.20	  	ROOM FINISH SCHEDULE
	A8.21	  	ENLARGED PLANS BENCH AND DESKS
	A9.00	  	BASEMENT LEVEL REFLECTED CEILING PLAN
	A9.01	  	FIRST LEVEL REFLECTED CEILING PLAN

  
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	A9.01A	  	3711 PARKING LEVEL 2 REFLECTED CEILING PLAN
	A9.02	  	SECOND LEVEL REFLECTED CEILING PLAN
	A9.02A	  	SECOND LEVEL REFLECTED CEILING PLAN (ALTERNATE)
	A9.03	  	THIRD LEVEL REFLECTED CEILING PLAN
	A9.04	  	FOURTH LEVEL REFLECTED CEILING PLAN
	A9.05	  	FIFTH LEVEL REFLECTED CEILING PLAN
	A9.06	  	SIXTH LEVEL REFLECTED CEILING PLAN
	A9.07	  	SEVENTH LEVEL REFLECTED CEILING PLAN
	A9.08	  	EIGHTH LEVEL REFLECTED CEILING PLAN
	A9.09	  	NINTH LEVEL REFLECTED CEILING PLAN
	A9.10	  	TENTH LEVEL REFLECTED CEILING PLAN
	A9.11	  	ELEVENTH LEVEL REFLECTED CEILING PLAN
	A9.12	  	TWELFTH LEVEL REFLECTED CEILING PLAN
	A9.13	  	THIRTEENTH LEVEL REFLECTED CEILING PLAN
	A9.14	  	PENTHOUSE LEVEL REFLECTED CEILING PLAN
	A10.00	  	BASEMENT LEVEL FINISH PLAN
	A10.01	  	FIRST LEVEL FINISH PLAN
	A10.01A	  	3711 PARKING LEVEL 2 FINISH PLAN
	A10.02	  	SECOND LEVEL FINISH PLAN
	A10.03	  	THIRD LEVEL FINISH PLAN
	A10.04	  	FOURTH LEVEL FINISH PLAN
	A10.05	  	FIFTH LEVEL FINISH PLAN
	A10.06	  	SIXTH LEVEL FINISH PLAN
	A10.07	  	SEVENTH LEVEL FINISH PLAN
	A10.08	  	EIGHTH LEVEL FINISH PLAN
	A10.09	  	NINTH LEVEL FINISH PLAN
	A10.10	  	TENTH LEVEL FINISH PLAN
	A10.11	  	ELEVENTH LEVEL FINISH PLAN
	A10.12	  	TWELFTH LEVEL FINISH PLAN
	A10.13	  	THIRTEENTH LEVEL FINISH PLAN
	A10.14	  	PENTHOUSE LEVEL FINISH PLAN
		
	 STRUCTURAL
	  	
		
	S0.01	  	STRUCTURAL COVER SHEET
	S0.02	  	SPECIAL INSPECTIONS SCHEDULE
	S2.00	  	FOUNDATION & BASEMENT PLAN
	S2.01	  	FIRST FLOOR FRAMING PLAN
	S2.01A	  	FIRST FLOOR ELEVATED SLAB REINFORCING PLAN
	S2.02	  	RAMP & CANOPY FRAMING PLAN
	S2.03	  	SECOND FLOOR FRAMING PLAN
	S2.04	  	THIRD FLOOR FRAMING PLAN
	S2.05	  	FOURTH FLOOR FRAMING PLAN
	S2.06	  	FIFTH FLOOR FRAMING PLAN
	S2.07	  	TYPICAL CLINICAL FLOOR (6TH THROUGH 8TH) FRAMING PLAN

  
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	S2.08	  	NINTH FLOOR FRAMING PLAN
	S2.09	  	TYPICAL LAB FLOORS (10TH THROUGH 11TH) FRAMING PLAN
	S2.09A	  	12TH & 13TH FLOORS FRAMING PLAN
	S2.10	  	PENTHOUSE/LOW ROOF FRAMING PLAN
	S2.11	  	UPPER ROOF FRAMING PLAN
	S3.00	  	TYPICAL FOUNDATION SCHEDULES, SECTIONS & DETAILS
	S3.01	  	TYPICAL FOUNDATION SCHEDULES, SECTIONS & DETAILS
	S3.02	  	TYPICAL FOUNDATION SECTIONS & DETAILS
	S3.03	  	FOUNDATION DETAILS @ 3711
	S3.04	  	FIRST LEVEL FRAMING SECTIONS
	S3.0S	  	RAMP SECTION AND DETAILS
	S4.01	  	SUPERSTRUCTURE TYPICAL SECTIONS & DETAILS
	S4.02	  	SUPERSTRUCTURE TYPICAL SECTIONS & DETAILS
	S4.03	  	SUPERSTRUCTURE SECTIONS & DETAILS
	S4.04	  	SUPERSTRUCTURE SECTIONS & DETAILS
	S4.05	  	SUPERSTRUCTURE SECTIONS & DETAILS
	S5.01	  	COLUMN SCHEDULE
	S5.02	  	FRAME ELEVATIONS
	S5.03	  	FRAME ELEVATIONS
	S5.04	  	TYPICAL FRAME DETAILS
	S6.00	  	GSPP TENANT IMPROVEMENT
	S7.00	  	PCSC TENANT IMPROVEMENT
	S8.00	  	TENANT IMPROVEMENT DETAILS AND SECTIONS
		
	 MECHANICAL
	  	
		
	M0.01	  	SYMBOLS, NOTES AND ABBREVIATIONS
	M2.00	  	BASEMENT MECHANICAL PLAN
	M2.01	  	FIRST FLOOR MECHANICAL PLAN
	M2.02	  	SECOND FLOOR MECHANICAL PLAN
	M2.03	  	THIRD FLOOR MECHANICAL PLAN
	M2.04	  	FOURTH FLOOR MECHANICAL PLAN
	M2.05	  	FIFTH FLOOR MECHANICAL PLAN
	M2.06	  	SIXTH FLOOR MECHANICAL PLAN
	M2.07	  	SEVENTH FLOOR MECHANICAL PLAN
	M2.08	  	EIGHTH FLOOR MECHANICAL PLAN
	M2.09	  	NINTH FLOOR MECHANICAL PLAN
	M2.10	  	TENTH FLOOR MECHANICAL PLAN
	M2.11	  	ELEVENTH FLOOR MECHANICAL PLAN
	M2.12	  	TWELFTH FLOOR MECHANICAL PLAN
	M2.13	  	THIRTEENTH FLOOR MECHANICAL PLAN
	M2.0P	  	PENTHOUSE MECHANICAL PLAN

  
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	M2.14N	  	PENTHOUSE MECHANICAL PLAN - NORTH
	M2.14S	  	PENTHOUSE MECHANICAL PLAN - SOUTH
	M3.01	  	AIRFLOW RISER DIAGRAM
	M3.02	  	CHILLED WATER FLOW DIAGRAM
	M3.03	  	CONDENSER WATER RISER DIAGRAM
	M3.04	  	STEAM/HOT WATER FLOW DIAGRAM
	M3.05	  	FUEL OIL RISER DIAGRAM
	M4.01	  	MECHANICAL SECTIONS
	M4.02	  	MECHANICAL SECTIONS
	M4.03	  	MECHANICAL SECTIONS
	MS.01	  	DETAILS
	M5.02	  	DETAILS
	MS.03	  	DETAILS
	M5.04	  	DETAILS
	M6.01	  	MECHANICAL SCHEDULES
	M6.02	  	MECHANICAL SCHEDULES
		
	 ELECTRICAL
	  	
		
	E0.01	  	SYMBOL, ABBREVIATIONS & NOTES
	E2.00	  	BASEMENT ELECTRICAL POWER PLAN
	E2.00A	  	UNDERGROUND CONDUIT ROUTING
	E2.01	  	FIRST FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.01.1	  	PARTIAL PARKING LEVEL LIGHTING, POWER AND SYSTEMS PLAN
	E2.02	  	SECOND FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.03	  	THIRD FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.04	  	FOURTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.05	  	FIFTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.06	  	SIXTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.07	  	SEVENTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.08	  	EIGHTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.09	  	NINTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.10	  	TENTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.11	  	ELEVENTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.12	  	TWELFTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN
	E2.13	  	THIRTEENTH FLOOR ELECTRICAL POWER AND SYSTEMS PLAN

  
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	E2.14	  	PENTHOUSE ELECTRICAL POWER AND SYSTEMS PLAN
	E3.01	  	NORMAL POWER ELECTRICAL SINGLE LINE DIAGRAM
	E3.01_ALT	  	ALTERNATE NORMAL POWER ELECT. SINGLE LINE DIAGRAM
	E3.02	  	EMERGENCY POWER ELECTRICAL SINGLE LINE DIAGRAM
	E5.01	  	GROUNDING AND LIGHTNING PROTECTION PLAN
	ES.01A	  	GROUNDING AND LIGHTNING PROTECTION DETAILS
	E5.02	  	GROUNDING PLAN
	E5.03	  	FIRE ALARM RISER AND DETAILS
	E5.04	  	EQUIPMENT DETAIL
	E5.05	  	GROUNDING AND LIGHTING PROTECTION DETAILS
	ES.06	  	LIGHTING CONTROL WIRING DIAGRAMS
	E5.07	  	DOOR DETAILS
	E5.08	  	TELE/DATA RISER DIAGRAM
	E6.01	  	LIGHTING FIXTURE SCHEDULE
	E6.02	  	PANEL SCHEDULES
	E6.03	  	PANEL SCHEDULES
	E6.04	  	PANEL SCHEDULES
	E6.0S	  	PANEL SCHEDULES
		
	 LIGHTING
	  	
		
	EL2.00	  	BASEMENT LIGHTING PLAN
	EL2.01	  	FIRST FLOOR LIGHTING PLAN
	EL2.02	  	SECOND FLOOR LIGHTING PLAN
	EL2.03	  	THIRD FLOOR LIGHTING PLAN
	EL2.04	  	FOURTH FLOOR LIGHTING PLAN
	EL2.05	  	FIFTH FLOOR LIGHTING PLAN
	EL2.06	  	SIXTH FLOOR LIGHTING PLAN
	EL2.07	  	SEVENTH FLOOR LIGHTING PLAN
	EL2.08	  	EIGHTH FLOOR LIGHTING PLAN
	EL2.09	  	NINTH FLOOR LIGHTING PLAN
	EL2.10	  	TENTH FLOOR LIGHTING PLAN
	EL2.11	  	ELEVENTH FLOOR LIGHTING PLAN
	EL2.12	  	TWELFTH FLOOR LIGHTING PLAN
	EL2.13	  	THIRTEENTH FLOOR LIGHTING PLAN
	EL2.14	  	PENTHOUSE LIGHTING PLAN
	TELE/DATA	  	
	ES3.01	  	TELE-DATA RISER
		
	 PLUMBING
	  	
		
	P0.01	  	SYMBOLS, NOTES AND ABBREVIATIONS
	P2.00	  	PLUMBING BASEMENT FLOOR PLAN
	P2.00-1	  	BASEMENT FLOOR PLAN - DEWATERING SYSTEM
	P2.00-LL	  	PLUMBING BASEMENT LOWER LEVEL DEWATERING SYSTEM

  
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	P2.00-U	  	PLUMBING BASEMENT LEVEL PLAN - UNDERGROUND
	P2.01	  	FIRST FLOOR PLAN
	P2.01-U	  	PLUMBING FIRST LEVEL PLAN - UNDERGROUND
	P2.02	  	SECOND FLOOR PLAN
	P2.02.1	  	PLUMBING CANOPY PLAN
	P2.03	  	THIRD FLOOR PLAN
	P2.04	  	FOURTH FLOOR PLAN
	P2.05	  	FIFTH FLOOR PLAN
	P2.06	  	SIXTH FLOOR PLAN
	P2.07	  	SEVENTH FLOOR PLAN
	P2.08	  	EIGHTH FLOOR PLAN
	P2.09	  	NINTH FLOOR PLAN
	P2.10	  	TENTH FLOOR PLAN
	P2.11	  	ELEVENTH FLOOR PLAN
	P2.12	  	TWELFTH FLOOR PLAN
	P2.13	  	THIRTEENTH FLOOR PLAN
	P2.14	  	PENTHOUSE FLOOR PLAN
	P2.15	  	ROOF PLAN
	P3.01	  	DOMESTIC WATER RISER DIAGRAM
	P3.01-U	  	PLUMBING STORM RISER DIAGRAM - UNDERGROUND
	P3.02	  	SANITARY RISER DIAGRAM BASEMENT LEVEL
	P3.02-U	  	PLUMBING DRAINAGE RISER DIAGRAM - UNDERGROUND
	P3.03	  	SANITARY RISER DIAGRAM CORE & SHELL
	P3.04	  	STORM RISER DIAGRAM
	P3.0S	  	LAB WASTE RISER DIAGRAM
	P4.01	  	ENLARGED PLANS
	P4.02	  	PLUMBING ENLARGED PLANS
	PS.01	  	DETAILS
	P5.01-U	  	PLUMBING DETAILS - UNDERGROUND
	PS.02	  	DETAILS
	P5.02-U	  	PLUMBING DETAILS
	P5.03	  	DETAILS
	P6.01	  	SCHEDULES
	P6.01-U	  	PLUMBING SCHEDULE - UNDERGROUND
	P6.02	  	SCHEDULES
		
	 FIRE PROTECTION
	  	
		
	FP0.00	  	FIRE PROTECTION COVER SHEET
	FP2.00	  	BASEMENT FLOOR PLAN
	FP2.01	  	FIRST FLOOR PLAN
	FP2.02	  	SECOND AND THIRD FLOOR PLAN
	FP2.03	  	FOURTH FLOOR PLAN
	FP2.04	  	FIFTH THROUGH SEVENTH FLOOR PLAN

  
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	FP2.05	  	EIGHTH FLOOR PLAN
	FP2.06	  	NINTH THROUGH ELEVENTH FLOOR PLAN
	FP2.07	  	TWELFTH FLOOR PLAN
	FP2.08	  	THIRTEENTH FLOOR PLAN
	FP2.0P	  	PENTHOUSE FLOOR PLAN
	FP2.0R	  	ROOF PLAN
	FP3.01	  	FIRE RISER DIAGRAM
	FP5.01	  	FIRE PROTECTION DETAILS
		
	 BUILDING AUTOMATION SYSTEMS
	  	
		
	BA0.01	  	MISCELLANEOUS CONTROL DIAGRAMS
	BA1.01	  	TYP VAV CLINICAL AIR HANDLING UNIT CONTROL DIAGRAM
	BA1.01A	  	TYP VAV CLINICAL AHU SEQUENCE OF OPERATION
	BA1.02	  	TYP VAV RESEARCH & DEVPMNT AHU CONTROL DIAGRAM
	BA1.02A	  	TYP VAV RESEARCH & DEVPMNT AHU SEQUENCE OF OPERATION
	BA1.03	  	VAV LABORATORY EXHAUST FANS CONTROL DIAGRAM
	BA1.04	  	CHILLED WATER/CHILLED BEAMS SYSTEM CONTROL DIAGRAM
	BA1.04A	  	CHILLED WATER/CONDENSER WATER SYSTEM SEQUENCE OF OPERATION
	BA1.05	  	CONDENSER WATER SYSTEM CONTROL DIAGRAM
	BA1.06	  	HEATING HOT WATER SYSTEM CONTROL DIAGRAM
	BA1.07	  	TYPICAL TERMINAL UNITS CONTROL DIAGRAMS
	BA1.08	  	MISCELLANEOUS CONTROL DIAGRAMS
	BA1.09	  	MISCELLANEOUS CONTROL DIAGRAMS
	BA1.10	  	FUEL OIL STATION CONTROL DRAWING
		
	 VERTICAL TRANSPORTATION
	  	
		
	VT2.01	  	HIGH RISE PASSENGER ELEVATORS PE1 AND PE2
	VT2.02	  	CLINICAL PASSENGER ELEVATORS PE3 TO PE5
	VT2.03	  	SERVICE ELEVATOR SE1
	VT2.04	  	GARAGE PASSENGER ELEVATORS PE6 AND PE7

  
 B-1-11 

 EXHIBIT B-2 

WORK LETTER 
 This
Work Letter (this “Work Letter”) is made and entered into as of the      day of March, 2014, by and between WEXFORD-UCSC 3737, LLC, a Delaware limited liability company (“Landlord”), and SPARK
THERAPEUTICS, LLC, a Delaware limited liability company (“Tenant”), and is attached to and made a part of that certain Lease of even date herewith (as the same may be amended, amended and restated, supplemented or otherwise modified
from time to time, the “Lease”), by and between Landlord and Tenant for the Premises located at 3737 Market Street, Philadelphia, PA. All capitalized terms used but not otherwise defined herein shall have the meanings given them in
the Lease. 
  

	1.	General Requirements. 

 1.1. Authorized Representatives. 

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

1.2. Schedule. The schedule for design and development of the Tenant Improvements, including the time periods for preparation and
review of construction documents, approvals and performance, shall be in accordance with a schedule to be prepared by Tenant (the “Schedule”). Tenant shall prepare the Schedule so that it is a reasonable schedule for the completion
of the Tenant Improvements. As soon as the Schedule is completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed, as long as such schedule will not
interfere with Landlord’s Work. Such Schedule shall be approved or disapproved by Landlord within ten (10) business days after delivery to Landlord. If Landlord disapproves the Schedule, then Landlord shall notify Tenant in writing of its
objections to such Schedule, and the parties shall confer and negotiate in good faith to reach agreement on the Schedule. The Schedule shall be subject to adjustment as mutually agreed upon in writing by the parties, or as provided in this Work
Letter. 
 1.3. Tenant’s Architects, Contractors and Consultants. The architect, engineering consultants, design team, general
contractor and subcontractors responsible for the construction of the Tenant Improvements shall be selected by Tenant and approved by Landlord, which approval 

  
 B-2-1 

 
Landlord shall not unreasonably withhold, condition or delay. Landlord may refuse to use any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably
believes could cause labor disharmony. All Tenant contracts related to the Tenant Improvements shall provide that Tenant may assign such contracts and any warranties with respect to the Tenant Improvements to Landlord at any time. Landlord hereby
approves Genesis Engineering as Tenant’s construction manager. 
 2. Tenant Improvements. All Tenant Improvements shall be performed by
Tenant’s contractor, at Tenant’s sole cost and expense (subject to Landlord’s obligations with respect to any portion of the Base TI Allowance and, if properly requested by Tenant pursuant to the terms of the Lease, the Additional TI
Allowance) and in accordance with the Approved Plans (as defined below), the Lease and this Work Letter. To the extent that the total projected cost of the Tenant Improvements (as projected by Landlord) exceeds the TI Allowance (such excess, the
“Excess TI Costs”), Tenant shall pay the costs of the Tenant Improvements prior to Landlord’s expenditure of all or any portion of the TI Allowance. If the cost of the Tenant Improvements (as projected by Landlord) increases
over Landlord’s initial projection, then Landlord may notify Tenant and cease funding any TI Allowance until Tenant has paid such additional Excess TI Costs towards the costs of the Tenant Improvements. If Tenant fails to pay any sum due to
Landlord under this Work Letter, then Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including the right to interest and the right to assess a late charge), and for purposes of any litigation
instituted with regard to such amounts the same shall be considered Rent. All material and equipment furnished by Tenant or its contractors as the Tenant Improvements shall be new or “like new;” the Tenant Improvements shall be performed
in a first-class, workmanlike manner; and the quality of the Tenant Improvements shall be of a nature and character not less than the Building Standard. Tenant shall take, and shall require its contractors to take, commercially reasonable steps to
protect the Premises during the performance of any Tenant Improvements, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage. All Tenant Improvements shall be performed in accordance with
Article 17 of the Lease; provided that, notwithstanding anything in the Lease or this Work Letter to the contrary, in the event of a conflict between this Work Letter and Article 17 of the Lease, the terms of this Work Letter
shall govern. 
 2.1. Work Plans. Tenant shall prepare and submit to Landlord for approval schematics covering the Tenant
Improvements prepared in conformity with the applicable provisions of this Work Letter (the “Draft Schematic Plans”). The Draft Schematic Plans shall contain sufficient information and detail to accurately describe the proposed
design to Landlord and such other information as Landlord may reasonably request. Landlord shall notify Tenant in writing within ten (10) business days after receipt of the Draft Schematic Plans whether Landlord approves or objects to the Draft
Schematic Plans and of the manner, if any, in which the Draft Schematic Plans are unacceptable. If Landlord reasonably objects to the Draft Schematic Plans, then Tenant shall revise the Draft Schematic Plans and cause Landlord’s objections to
be remedied in the revised Draft Schematic Plans. Tenant shall then resubmit the revised Draft Schematic Plans to Landlord for approval, such approval to be provided within five (5) business days after receipt of the revised Draft Schematic
Plans, not to be unreasonably withheld, conditioned or delayed. If Landlord fails to approve or object to the Draft Schematic Plans within the timeframes set forth herein, and such failure continues for five (5) days after Landlord’s
receipt of a second notice from Tenant (which notice shall state at the top in BOLD CAPITAL FONT that Landlord’s failure to approve or 

  
 B-2-2 

 
object to such plans within five (5) days shall constitute Landlord’s deemed approval of such plans), then Landlord shall be deemed to have approved such Draft Schematic Plans.
Landlord’s approval of or objection to revised Draft Schematic Plans and Tenant’s correction of the same shall be in accordance with this Section until Landlord has approved the Draft Schematic Plans in writing or been deemed to have
approved them. The iteration of the Draft Schematic Plans that is approved or deemed approved by Landlord without objection shall be referred to herein as the “Approved Schematic Plans.” 

2.2. Construction Plans. Tenant shall prepare final plans and specifications for the Tenant Improvements that (a) are consistent
with and are logical evolutions of the Approved Schematic Plans and (b) incorporate any other Tenant-requested (and Landlord-approved) Changes (as defined below). As soon as such final plans and specifications (“Construction
Plans”) are completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Such Construction Plans shall be approved or disapproved by Landlord
within ten (10) business days after delivery to Landlord. If the Construction Plans are disapproved by Landlord, then Landlord shall notify Tenant in writing of its objections to such Construction Plans, and the parties shall confer and
negotiate in good faith to reach agreement on the Construction Plans. If Landlord fails to approve or object to the Construction Plans within the timeframes set forth herein, and such failure continues for five (5) days after Landlord’s
receipt of a second notice from Tenant (which notice shall state at the top in BOLD CAPITAL FONT that Landlord’s failure to approve or object to such plans within five (5) days shall constitute Landlord’s deemed approval of
such plans), then Landlord shall be deemed to have approved such Construction Plans. Promptly after the Construction Plans are approved by Landlord and Tenant, two (2) copies of such Construction Plans shall be initialed and dated by Landlord
and Tenant, and Tenant shall promptly submit such Construction Plans to all appropriate Governmental Authorities for approval. The Construction Plans so approved, and all change orders specifically permitted by this Work Letter, are referred to
herein as the “Approved Plans.” 
 2.3. Changes to the Tenant Improvements. Any changes to the Approved Plans (each,
a “Change”) shall be requested and instituted in accordance with the provisions of this Article 2 and shall be subject to the written approval of the non-requesting party in accordance with this Work Letter. 

(a) Change Request. Either Landlord or Tenant may request Changes after Landlord approves the Approved Plans by notifying the other
party thereof in writing in substantially the same form as the AIA standard change order form (a “Change Request”), which Change Request shall detail the nature and extent of any requested Changes, including (a) the Change,
(b) the party required to perform the Change and (c) any modification of the Approved Plans and the Schedule, as applicable, necessitated by the Change. If the nature of a Change requires revisions to the Approved Plans, then the
requesting party shall be solely responsible for the cost and expense of such revisions and any increases in the cost of the Tenant Improvements as a result of such Change. Change Requests shall be signed by the requesting party’s Authorized
Representative. 
 (b) Approval of Changes. All Change Requests shall be subject to the other party’s prior written approval,
which approval shall not be unreasonably withheld, conditioned or delayed. The non-requesting party shall have five (5) business days after receipt of a Change 

  
 B-2-3 

 
Request to notify the requesting party in writing of the non-requesting party’s decision either to approve or object to the Change Request. The non-requesting party’s failure to respond
within such five (5) business day period shall be deemed approval by the non-requesting party. 
 2.4. Preparation of Estimates.
Tenant shall, before proceeding with any Change, using its best efforts, prepare as soon as is reasonably practicable (but in no event more than five (5) business days after delivering a Change Request to Landlord or receipt of a Change
Request) an estimate of the increased costs or savings that would result from such Change, as well as an estimate on such Change’s effects on the Schedule (“Tenant’s Estimate”). Landlord shall have five (5) business
days after receipt of Tenant’s Estimate to (a) in the case of a Tenant-initiated Change Request, approve or reject such Change Request in writing, or (b) in the case of a Landlord-initiated Change Request, notify Tenant in writing of
Landlord’s decision either to proceed with or abandon the Landlord-initiated Change Request. If Tenant’s Estimate states that (x) the Landlord-initiated Change will cause delay in the Schedule (including Tenant’s estimate of such
delay) and (y) as a result of such delay, Tenant will be unable to commence operating its business in the Premises by the Estimated Term Commencement Date, and thereafter, Landlord elects to proceed with such Landlord-initiated Change under
clause (b) above, then the Rent Commencement Date shall be delayed by one (1) day for each day after the Estimated Term Commencement Date that Tenant is unable to commence operating its business in the Premises solely as a result of such
Change (provided that such day-for-day abatement of the Rent Commencement Date shall not exceed the number of days of delay set forth in Tenant’s Estimate). 

2.5. Quality Control Program; Coordination. Tenant shall provide Landlord with information regarding the following (together, the
“QCP”): (a) Tenant’s general contractor’s quality control program and (b) evidence of subsequent monitoring and action plans. The QCP shall be subject to Landlord’s reasonable review and approval and shall
specifically address the Tenant Improvements. Tenant shall ensure that the QCP is regularly implemented on a scheduled basis and shall provide Landlord with reasonable prior notice and access to attend all inspections and meetings between Tenant and
its general contractor. At the conclusion of the Tenant Improvements, Tenant shall deliver the quality control log to Landlord, which shall include all records of quality control meetings and testing and of inspections held in the field, including
inspections relating to concrete, steel roofing, piping pressure testing and system commissioning. 
 3. Completion of Tenant Improvements. Tenant,
at its sole cost and expense (except for the Base TI Allowance and, if properly requested by Tenant pursuant to the terms of the Lease, the Additional TI Allowance), shall perform and complete the Tenant Improvements in all respects (a) in
substantial conformance with the Approved Plans, (b) otherwise in compliance with provisions of the Lease and this Work Letter (including, without limitation, the Construction Rules attached to the Lease as Exhibit F-2) and
(c) in accordance with Applicable Laws, the requirements of Tenant’s insurance carriers, the requirements of Landlord’s insurance carriers (to the extent Landlord provides its insurance carriers’ requirements to Tenant) and the
board of fire underwriters having jurisdiction over the Premises. The Tenant Improvements shall be deemed completed at such time as Tenant shall furnish to Landlord (u) evidence satisfactory to Landlord that (i) all Tenant Improvements
have been completed and paid for in full (which shall be evidenced by the architect’s certificate of completion and the general contractor’s and each subcontractor’s and material supplier’s final unconditional waivers and
releases of liens in the forms attached to the Lease as Exhibit B-5 (provided that Tenant shall not be required to deliver a 

  
 B-2-4 

 
lien waiver for any subcontract(s) costing less than $10,000 individually and less than $50,000 in the aggregate), and a Certificate of Substantial Completion in the form of the American
Institute of Architects document G704, executed by the project architect and the general contractor, together with a statutory notice of substantial completion from the general contractor), (ii) any and all liens related to the Tenant
Improvements have either been discharged of record (by payment, bond, order of a court of competent jurisdiction or otherwise) or waived by the party filing such lien and (iii) no security interests relating to the Tenant Improvements are
outstanding, (v) all certifications and approvals with respect to the Tenant Improvements that may be required from any Governmental Authority and any board of fire underwriters or similar body for the use and occupancy of the Premises
(including a temporary certificate of occupancy for the Premises for the Permitted Use (provided that Tenant shall subsequently obtain and deliver to Landlord a final certificate of occupancy)), (w) certificates of insurance required by the
Lease to be purchased and maintained by Tenant, (x) an affidavit from Tenant’s architect certifying that all work performed in, on or about the Premises is in accordance with the Approved Plans, (y) complete “as built”
drawing print sets, project specifications and shop drawings and electronic CADD files on disc (showing the Tenant Improvements as an overlay on the Building “as built” plans (provided that Landlord provides the Building
“as-built” plans provided to Tenant) of all contract documents for work performed by their architect and engineers in relation to the Tenant Improvements and (z) such other “close out” materials as Landlord reasonably
requests consistent with Landlord’s own requirements for its contractors, such as copies of manufacturers’ warranties, operation and maintenance manuals and the like. 

 

	4.	Insurance. 

 4.1. Property Insurance. At all times during the period beginning
with commencement of construction of the Tenant Improvements and ending with final completion of the Tenant Improvements, Tenant shall maintain, or cause to be maintained (in addition to the insurance required of Tenant pursuant to the Lease),
property insurance insuring Landlord and the Landlord Parties, as their interests may appear. Such policy shall, on a completed values basis for the full insurable value at all times, insure against loss or damage by fire, vandalism and malicious
mischief and other such risks as are customarily covered by the so-called “broad form extended coverage endorsement” upon all Tenant Improvements and the general contractor’s and any subcontractors’ machinery, tools and
equipment, all while each forms a part of, or is contained in, the Tenant Improvements or any temporary structures on the Premises, or is adjacent thereto; provided that, for the avoidance of doubt, insurance coverage with respect to the
general contractor’s and any subcontractors’ machinery, tools and equipment shall be earned on a primary basis by such general contractor or the applicable subcontractor(s). Tenant agrees to pay any deductible, and Landlord is not
responsible for any deductible, for a claim under such insurance. Such property insurance shall contain an express waiver of any right of subrogation by the insurer against Landlord and the Landlord Parties, and shall name Landlord and its
affiliates as loss payees as their interests may appear. 
 4.2. Workers’ Compensation Insurance. At all times during the period
of construction of the Tenant Improvements, Tenant shall, or shall cause its contractors or subcontractors to, maintain statutory workers’ compensation insurance as required by Applicable Laws. 

  
 B-2-5 

 5. Liability. Tenant assumes sole responsibility and liability for any and all injuries or the death of
any persons, including Tenant’s contractors and subcontractors and their respective employees, agents and invitees, and for any and all damages to property caused by, resulting from or arising out of any act or omission on the part of Tenant,
Tenant’s contractors or subcontractors, or their respective employees, agents and invitees in the prosecution of the Tenant Improvements. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable
to Landlord) and hold the Landlord Indemnitees harmless from and against all Claims due to, because of or arising out of any and all such injuries, death or damage, whether real or alleged, and Tenant and Tenant’s contractors and subcontractors
shall assume and defend at their sole cost and expense all such Claims; provided, however, that nothing contained in this Work Letter shall be deemed to indemnify or otherwise hold Landlord harmless from or against liability caused by
Landlord’s negligence or willful misconduct. Any deficiency in design or construction of the Tenant Improvements shall be solely the responsibility of Tenant, notwithstanding the fact that Landlord may have approved of the same in writing. 

 

	6.	TI Allowance. 

 6.1. Application of TI Allowance. Landlord shall contribute, in
the following order, the Base TI Allowance and, if properly requested by Tenant pursuant to the terms of the Lease, the Additional TI Allowance, after any Excess TI Costs advanced by Tenant have been applied toward the costs and expenses incurred in
connection with the performance of the Tenant Improvements, in accordance with Article 4 of the Lease. If the entire Base TI Allowance is not applied toward or reserved for the costs of the Tenant Improvements, then Tenant shall not be
entitled to a credit of such unused portion of the Base TI Allowance. Tenant may apply the Base TI Allowance and, if properly requested by Tenant pursuant to the terms of the Lease, the Additional TI Allowance for the payment of construction and
other costs in accordance with the terms and provisions of the Lease. 
 6.2. Approval of Budget for the Tenant Improvements.
Notwithstanding anything to the contrary set forth elsewhere in this Work Letter or the Lease, Landlord shall not have any obligation to expend any portion of the TI Allowance until Landlord and Tenant shall have approved in writing the budget for
the Tenant Improvements (the “Approved Budget”). Prior to Landlord’s approval of the Approved Budget, Tenant shall pay all of the costs and expenses incurred in connection with the Tenant Improvements as they become due.
Landlord shall not be obligated to reimburse Tenant for costs or expenses relating to the Tenant Improvements that exceed the amount of the TI Allowance. Landlord shall not unreasonably withhold, condition or delay its approval of any budget for
Tenant Improvements that is proposed by Tenant. 
 6.3. Fund Requests. Upon submission by Tenant to Landlord of (a) a statement
(a “Fund Request”) setting forth the total amount of the TI Allowance requested, (b) a summary of the Tenant Improvements performed using AIA standard form Application for Payment (G 702) executed by the general contractor and
by the architect, (c) invoices from the general contractor, the architect, and any subcontractors, material suppliers and other parties requesting payment with respect to the amount of the TI Allowance then being requested,
(d) unconditional lien releases from the general contractor and each subcontractor and material supplier with respect to previous payments made by either Landlord or Tenant for the Tenant Improvements in the form attached to the Lease as Exhibit B-5, then Landlord shall, within thirty (30) days following receipt by 

  
 B-2-6 

 
Landlord of a Fund Request and the accompanying materials required by this Section, pay to (as elected by Landlord) the applicable contractors, subcontractors and material suppliers or Tenant
(for reimbursement for payments made by Tenant to such contractors, subcontractors or material suppliers either prior to Landlord’s approval of the Approved TI Budget or as a result of Tenant’s decision to pay for the Tenant Improvements
itself and later seek reimbursement from Landlord in the form of one lump sum payment in accordance with the Lease and this Work Letter), the amount of Tenant Improvement costs set forth in such Fund Request or Landlord’s pari passu share
thereof if Excess TI Costs exist based on the Approved Budget; provided, however, that Landlord shall not be obligated to make any payments under this Section until the budget for the Tenant Improvements is approved in accordance with
Section 6.2, and any Fund Request under this Section shall be subject to the payment limits set forth in Section 6.2 above and Article 4 of the Lease. 

 

	7.	Miscellaneous. 

 7.1. Incorporation of Lease Provisions. Sections 40.6
through 40.18 of the Lease are incorporated into this Work Letter by reference, and shall apply to this Work Letter in the same way that they apply to the Lease. 

7.2. General. Except as otherwise set forth in the Lease or this Work Letter shall not apply to improvements performed in any
additional premises added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise; or to any portion of the Premises or any additions to the Premises in the event of a renewal or extension of the
original Term, whether by any options under the Lease or otherwise, unless the Lease or any amendment or supplement to the Lease expressly provides that such additional premises are to be delivered to Tenant in the same condition as the initial
Premises. 
 7.3. Cooperative Workforce. 

(a) As part of or in connection with any work, improvements or construction performed by, for, on behalf of or at the request of Tenant with
respect to the Premises, Landlord and Tenant shall take no action or make any omission or permit any action or omission to occur that would result in any work stoppage, picketing, labor disruption, dispute or unrest, or any interference with the
work or business of Landlord, or any tenant, occupant or other user of the Building (or any part thereof), or with the rights and privileges of any customer, guest, invitee or other person(s) lawfully in and upon the Building (or any part hereof)
(all of the aforesaid, “Labor Disputes”). In connection with the foregoing, Landlord and Tenant agree to engage the services of (and Tenant and Landlord shall require its separate contractors and subcontractors to employ) only such
contractors, subcontractors and labor as will work in harmony and without causing any Labor Dispute with each other, with Landlord’s and/or Tenant’s contractors and subcontractors or with the contractors or subcontractors of all others
working in or upon the Real Property or any part thereof. Furthermore, only contractors or subcontractors who have been duly licensed by the authority having jurisdiction over the appropriate profession or trade and which have been approved in
writing by Landlord may perform any portion of any improvements in or upon the Premises. 

  
 B-2-7 

 (b) In the event of any Labor Disputes, Landlord or Tenant shall immediately commence and pursue
diligently to completion all necessary action to resolve and remedy the Labor Disputes. Tenant agrees to defend Landlord, Landlord’s general contractor for the Landlord’s Work (“Landlord’s Contractor”), and
Landlord’s other contractors, utilizing counsel reasonably acceptable to Landlord, and to indemnify and hold harmless Landlord, Landlord’s Contractor and Landlord’s other contractors, from and against any and all injury, loss, damage,
claims, liabilities, judgments, awards, penalties, expenses and costs, of whatever nature, including, without limitation, legal fees and related costs, to any person or property caused by or resulting from any Labor Disputes created by any failure
of Tenant to utilize union contractors, subcontractors and labor. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 B-2-8 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter as of the date first
written above. 
  

					
	LANDLORD:
	
	 WEXFORD-UCSC 3737, LLC,
 a Delaware
limited liability company

		
	By:	 	 Wexford-UCSC 3737 Joint Venture, LLC, a Delaware limited liability company,

manager

			
		 	By:	 	University City Science Center, a Pennsylvania nonprofit corporation, member
			
		 	By:	 	 /s/ Curtis M. Hess

		 	Name:	 	 Curtis M. Hess

		 	Title:	 	 Vice President

			
		 	By:	 	Wexford Science Center 2, LLC a Maryland limited liability company, member
			
		 	By:	 	 /s/ Daniel C. Cramer

		 	Name:	 	 Daniel C. Cramer

		 	Title:	 	 Sr. Vice President

  

			
	TENANT:
	
	 SPARK THERAPEUTICS, LLC a Delaware,

limited liability company

		
	By:	 	 /s/ Jeffrey D. Marrazzo

	Name:	 	 Jeffrey D. Marrazzo

	Title:	 	 President and CEO

  
 B-2-9 

 EXHIBIT B-3 

TENANT WORK 

INSURANCE SCHEDULE 
 Tenant shall
be responsible for requiring all of Tenant Contractors doing construction or renovation work to purchase and maintain such insurance as shall protect it from the claims set forth below which may arise out of or result from any Tenant Work whether
such Tenant Work is completed by Tenant or by any Tenant Contractors or by any person directly or indirectly employed by Tenant or any Tenant Contractors, or by any person for whose acts Tenant or any Tenant Contractors may be liable: 

1. Claims under workers’ compensation, disability benefit and other similar employee benefit acts which are applicable to the Tenant Work to be
performed. 
 2. Claims for damages because of bodily injury, occupational sickness or disease, or death of employees under any applicable employer’s
liability law. 
 3. Claims for damages because of bodily injury, or death of any person other than Tenant’s or any Tenant Contractors’ employees.

 4. Claims for damages insured by usual personal injury liability coverage which are sustained (a) by any person as a result of an offense directly
or indirectly related to the employment of such person by Tenant or any Tenant Contractors or (b) by any other person. 
 5. Claims for damages, other
than to the Tenant Work itself, because of injury to or destruction of tangible property, including loss of use therefrom. 
 6. Claims for damages because
of bodily injury or death of any person or property damage arising out of the ownership, maintenance or use of any motor vehicle. 
 Tenant
Contractors’ Commercial General Liability Insurance shall include premises/operations (including explosion, collapse and underground coverage if such Tenant Work involves any underground work), elevators, independent contractors, products and
completed operations, and blanket contractual liability on all written contracts, all including broad form property damage coverage. 

Tenant Contractors’ Commercial General, Automobile, Employers and Umbrella Liability Insurance shall be written for not less than limits
of liability as follows: 
  

					
	a.	 	 Commercial General Liability:
 Bodily Injury and
Property Damage
	  	Commercially reasonable amounts, but in any event no less than $1,000,000 per occurrence and $2,000,000 general aggregate, with $2,000,000 products and completed operations aggregate.

  
 B-3-1 

					
	b.	 	 Commercial Automobile Liability:
 Bodily
Injury and Property Damage
	  	$1,000,000 per accident
			
	c.	 	 Employer’s Liability:
 Each Accident

Disease - Policy Limit
 Disease - Each Employee
	  	 $500,000
 $500,000

$500,000

			
	d.	 	 Umbrella Liability:
 Bodily Injury and
Property Damage
	  	Commercially reasonable amounts (excess of coverages a, b and c above), but in any event no less than $5,000,000 per occurrence / aggregate.

 All subcontractors for Tenant Contractors shall carry the same coverages and limits as specified above, unless
different limits are reasonably approved by Landlord. The foregoing policies shall contain a provision that coverages afforded under the policies shall not be canceled or not renewed until at least thirty (30) days’ prior written notice
has been given to the Landlord, or if the carriers are be unwilling or unable to provide such notice, Tenant shall (and shall cause its contractors and subcontractors to) provide written notice to Landlord in accordance with this Section.
Certificates of insurance including required endorsements showing such coverages to be in force shall be filed with Landlord prior to the commencement of any Tenant Work and prior to each renewal. Coverage for completed operations must be maintained
for three (3) years following completion of the Tenant Work and certificates evidencing this coverage must be provided to Landlord. The minimum A.M. Best’s rating of each insurer shall be A- VII. Landlord and its mortgagees shall be named
as an additional insureds under Tenant Contractors’ Commercial General Liability, Commercial Automobile Liability and Umbrella Liability Insurance policies as respects liability arising from work or operations performed, or ownership,
maintenance or use of autos, by or on behalf of Contractors. Contractors and each of their insurers shall provide waivers of subrogation as respects any claims covered, or which should have been covered, by valid and collectible insurance, including
any deductibles or self-insurance maintained thereunder. 

  
 B-3-2 

 Exhibit B-4 

Section 1: The following portions of Landlord’s Work are Substantially Complete as of the Execution Date. 

 

			
	Floor:	  	In place.
		
	Curtain Wall:	  	Panelized curtain wall systems will be fully installed excepting at hoist and tower crane.
		
	Core areas:	  	Layout of core areas shall be completed.
		
		  	Top track installation for all core areas shall be completed
		
	Spray on Fireproofing:	  	Completed Stairs: Installed and usable with temporary rails

 Section 2: Landlord shall use commercially reasonable efforts to cause the following portions of Landlord’s
Work to be Substantially Complete by May 1, 2014. 
  

			
	Core areas:	  	Dry wall partitions at core perimeter, service elevator lobby and stair and elevator shaftwalls shall be completed and taped
		
		  	Electrical, sprinkler and HVAC rough-in shall be completed
		
		  	Service elevator lobby finishes shall be completed (temporary protection in place)
		
		  	Common area toilets partitions, vanity supports and rough ins shall be completed
		
	Curtain Wall:	  	Slab edge insulation and firesafing shall be completed excepting at hoist and tower crane.
		
		  	Exterior wall insulation, vapor barrier, wall framing and window stools shall be completed excepting at hoist and tower crane.

  
 B-4-1 

 EXHIBIT B-5 

Form of Lien Waivers 

CONDITIONAL WAIVER AND RELEASE UPON PROGRESS PAYMENT 

(Contractor) 
  

			
	To (Owner):	 	  

		
	Contractor:	 	  

		
	Agreement Date:	 	  

		
	Project Name:	 	  

		
	Project Address:	 	  

 Supporting Documents Attached Hereto: 
  

			
	1.	  	Contractor’s Conditional Waiver and Release upon Progress Payment
		
	2.	  	Separate waivers and releases from the following subcontractors and material and equipment suppliers:
		
	a.	  	  

		
	 b.
	  	  

		
	 c.
	  	  

		
	 d.
	  	  

		
	 e.
	  	  

  
 B-5-1 

 CONDITIONAL WAIVER AND RELEASE UPON PROGRESS PAYMENT 

 

			
	        Upon receipt by the undersigned of a check from
                                         
                           
	                                    
                                         
                           (Maker of Check)

			
	
	in the sum of
$                                        
payable to
                                         
                           
	                            (Amount of Check)
                                (Payee or Payees of Check)

 and when the check has been properly endorsed and has been paid by the bank upon which it is drawn, this document shall become
effective to release any mechanic’s lien, stop notice, or bond right the undersigned has on the job of
                                         
                    located at 

                    (Owner) 

	
	
	
                         
                    to the following extent. This release covers

	         (Job Location)

	

 a progress payment for labor, services, equipment, or material furnished to 

 

			
	
                         
                                through
                                         
                        only and does not

	             (Your Customer)
                                         
               (Date)

 cover any retentions retained before or after the release date; extras furnished before the release date for which payment has
not been received; extras or items furnished after the release date. Rights based upon work performed or items furnished under a written change order which has been fully executed by the parties prior to the release date are covered by this release
unless specifically reserved by the claimant in this release. This release of any mechanic’s lien, stop notice, or bond right shall not otherwise affect the contract rights, including rights between parties to the contract based upon a
rescission, abandonment, or breach of the contract, or the right of the undersigned to recover compensation for furnished labor, services, equipment, or material covered by this release if that furnished labor, services, equipment, or material was
not compensated by the progress payment. Before any recipient of this document relies on it, said party should verify evidence of payment to the undersigned. 

Subject to payment of the amount stated above, the undersigned warrants and represents that (a) all materials delivered to the project by
or for the undersigned are for use therein only, (b) title to all work, material and equipment, whether or not incorporated into the project, has passed to the project owner, free and clear of all liens, claims, security interests or
encumbrances (hereinafter all referred to as “liens”), (c) all taxes applicable to the materials furnished and the work performed by the undersigned have been fully paid and (d) all laborers, mechanics, subcontractors (direct or
indirect) and material suppliers for all work done and for all materials, machinery, equipment, fixtures, tools, scaffolding and appliances furnished for the project by the undersigned and for any other indebtedness connected therewith for which the
owner of the project might be responsible have been paid in full. 
 Subject to payment of the amount stated above, the undersigned, for
itself and its successors, and on behalf of all persons able to claim through or under the undersigned, (i) waives, relinquishes and releases all liens and right or claim to a lien for labor or materials furnished in the construction,
improvement, alteration or repair involved in performance by the undersigned through the release date, (ii) agrees to indemnify, defend, save and hold harmless the owner from 

  
 B-5-2 

 
all liability, costs and expenses, including reasonable attorneys’ fees, incurred by owner in (A) discharging (by payment, bond or otherwise) or defending suit to enforce any
mechanics’ or materialmen’s lien, or any claim to or right of action for such lien, that may be filed and (B) satisfying any claims or demands arising out of, due or that may be made, directly or indirectly attributable to the
undersigned or otherwise connected with the project, any work performed or supplies furnished by the undersigned thereunder, or in furtherance of the construction or completion of the undersigned’s work or otherwise connected with the project
through the release date and (iii) hereby releases the owner and any future owner of the project and the project itself from all claims, rights of action, liabilities and liens that may be filed or asserted in connection with the
undersigned’s contract or otherwise in connection with the project on account of labor or materials furnished by the undersigned through the release date. 
  

					
	Dated:
                                         
       	  		  	  

		  		  	(Company Name)
			
		  	By:	  	  

		  		  	(Title)]

  
 B-5-3 

 SUBCONTRACTORS’ LIEN WAIVERS 

[Please attach] 

  
 B-5-4 

 CONDITIONAL WAIVER AND RELEASE UPON FINAL PAYMENT 

(Contractor) 
  

			
	To (Owner):	 	  

		
	Contractor:	 	  

		
	Agreement Date:	 	  

		
	Project Name:	 	  

		
	Project Address:	 	  

 Supporting Documents Attached Hereto: 
  

			
	1.	  	Contractor’s Conditional Waiver and Release upon Progress Payment
		
	2.	  	Separate waivers and releases from the following subcontractors and material and equipment suppliers:
		
	a.	  	  

		
	b.	  	  

		
	 c.
	  	  

		
	 d.
	  	  

		
	 e.
	  	  

  
 B-5-5 

 CONDITIONAL WAIVER AND RELEASE UPON FINAL PAYMENT 

 

			
	        Upon receipt by the undersigned of a check from
                                         
                           
	                                    
                                         
                           (Maker of Check)

			
	
	in the sum of
$                                        
payable to
                                         
                           
	                            (Amount of Check)
                                (Payee or Payees of Check)

 and when the check has been properly endorsed and has been paid by the bank upon which it is drawn, this document shall become
effective to release any mechanic’s lien, stop notice, or bond right the undersigned has on the job of
                                         
                    located at 

                    (Owner) 

	
	
	
                         
                    to the following extent. This release covers

	         (Job Location)

	

 the final payment to the undersigned for all labor, services, equipment, or material furnished on the job, except for disputed
claims for additional work in the amount of
$                                        .
Before any recipient of this document relies on it, the party should verify evidence of payment to the undersigned. 
 Subject to payment of
the amount stated above, the undersigned warrants and represents that (a) all materials delivered to the project by or for the undersigned are for use therein only, (b) title to all work, material and equipment, whether or not incorporated
into the project, has passed to the project owner, free and clear of all liens, claims, security interests or encumbrances (hereinafter all referred to as “liens”), (c) all taxes applicable to the materials furnished and the work
performed by the undersigned have been fully paid and (d) all laborers, mechanics, subcontractors (direct or indirect) and material suppliers for all work done and for all materials, machinery, equipment, fixtures, tools, scaffolding and
appliances furnished for the project by the undersigned and for any other indebtedness connected therewith for which the owner of the project might be responsible have been paid in full. 

Subject to payment of the amount stated above, the undersigned, for itself and its successors, and on behalf of all persons able to claim
through or under the undersigned, (i) waives, relinquishes and releases all liens and right or claim to a lien for labor or materials furnished in the construction, improvement, alteration or repair involved in performance by the undersigned
through the release date, (ii) agrees to indemnify, defend, save and hold harmless the owner from all liability, costs and expenses, including reasonable attorneys’ fees, incurred by owner in (A) discharging (by payment, bond or
otherwise) or defending suit to enforce any mechanics’ or materialmen’s lien, or any claim to or right of action for such lien, that may be filed and (B) satisfying any claims or demands arising out of, due or that may be made,
directly or indirectly attributable to the undersigned or otherwise connected with the project, any work performed or supplies furnished by the undersigned thereunder, or in furtherance of the construction or completion of the undersigned’s
work or otherwise connected with the project through the release date and (iii) hereby releases the owner and any future owner of the project 

  
 B-5-6 

 and the project itself from all claims, rights of action, liabilities and liens that may be filed or asserted in
connection with the undersigned’s contract or otherwise in connection with the project on account of labor or materials furnished by the undersigned through the release date. 

 

					
	Dated:
                                         
       	  		  	  

		  		  	(Company Name)
			
		  	By:	  	  

		  		  	(Title)

  
 B-5-7 

 SUBCONTRACTORS’ LIEN WAIVERS 

[Please attach] 

  
 B-5-8 

 CONDITIONAL WAIVER AND RELEASE UPON PROGRESS PAYMENT 

 

			
	To (Owner):	 	  

		
	Contractor:	 	  

		
	 Subcontractor
	 	  

		
	Agreement Date:	 	  

		
	Project Name:	 	  

		
	Project Address:	 	  

 Supporting Documents Attached Hereto: 
  

			
	1.	  	Subcontractor’s Conditional Waiver and Release upon Progress Payment
		
	2.	  	Separate waivers and releases from the following subcontractors and material and equipment suppliers:

  

			
		
	a.	  	  

		
	 b.
	  	  

		
	 c.
	  	  

		
	 d.
	  	  

		
	 e.
	  	  

  
 B-5-9 

 CONDITIONAL WAIVER AND RELEASE UPON PROGRESS PAYMENT 

 

			
	        Upon receipt by the undersigned of a check from
                                         
                           
	                                    
                                         
                           (Maker of Check)

			
	in the sum of
$                                        
payable to
                                         
                           
	                            (Amount of Check)
                                (Payee or Payees of Check)

 and when the check has been properly endorsed and has been paid by the bank upon which it is drawn, this document shall become
effective to release any mechanic’s lien, stop notice, or bond right the undersigned has on the job of
                                         
                    located at 

                    (Owner) 

	
	
                         
                    to the following extent. This release covers

	         (Job Location)

 a progress payment for labor, services, equipment, or material furnished to 

                          
                                   through
                                        
only and does not 
 cover any retentions retained before or after the release date; extras furnished before the release date for which payment has not been
received; extras or items furnished after the release date. Rights based upon work performed or items furnished under a written change order which has been fully executed by the parties prior to the release date are covered by this release unless
specifically reserved by the claimant in this release. This release of any mechanic’s lien, stop notice, or bond right shall not otherwise affect the contract rights, including rights between parties to the contract based upon a rescission,
abandonment, or breach of the contract, or the right of the undersigned to recover compensation for furnished labor, services, equipment, or material covered by this release if that furnished labor, services, equipment, or material was not
compensated by the progress payment. Before any recipient of this document relies on it, said party should verify evidence of payment to the undersigned. 

Subject to payment of the amount stated above, the undersigned warrants and represents that (a) all materials delivered to the project by
or for the undersigned are for use therein only, (b) title to all work, material and equipment, whether or not incorporated into the project, has passed to the project owner, free and clear of all liens, claims, security interests or
encumbrances (hereinafter all referred to as “liens”), (c) all taxes applicable to the materials furnished and the work performed by the undersigned have been fully paid and (d) all laborers, mechanics, subcontractors (direct or
indirect) and material suppliers for all work done and for all materials, machinery, equipment, fixtures, tools, scaffolding and appliances furnished for the project by the undersigned and for any other indebtedness connected therewith for which the
owner of the project might be responsible have been paid in full. 
 Subject to payment of the amount stated above, the undersigned, for
itself and its successors, and on behalf of all persons able to claim through or under the undersigned, (i) waives, relinquishes and releases all liens and right or claim to a lien for labor or materials furnished in the construction,
improvement, alteration or repair involved in performance by the undersigned through the release date, (ii) agrees to indemnify, defend, save and hold harmless the owner from all liability, costs and expenses, including reasonable
attorneys’ fees, incurred by owner in (A)

  
 B-5-10 

 
discharging (by payment, bond or otherwise) or defending suit to enforce any mechanics’ or materialmen’s lien, or any claim to or right of action for such lien, that may be filed and
(B) satisfying any claims or demands arising out of, due or that may be made, directly or indirectly attributable to the undersigned or otherwise connected with the project, any work performed or supplies furnished by the undersigned
thereunder, or in furtherance of the construction or completion of the undersigned’s work or otherwise connected with the project through the release date and (iii) hereby releases the owner and any future owner of the project and the
project itself from all claims, rights of action, liabilities and liens that may be filed or asserted in connection with the undersigned’s contract or otherwise in connection with the project on account of labor or materials furnished by the
undersigned through the release date. 
  

							
	Dated:
                                        
	 		 	  

		 		 	(Company Name)
				
		 		 	By:	 	  

		 		 	(Title)

  
 B-5-11 

 SUB-SUBCONTRACTORS’ LIEN WAIVERS 

[Please attach] 

  
 B-5-12 

 CONDITIONAL WAIVER AND RELEASE UPON FINAL PAYMENT 

(Subcontractor) 
  

			
	To (Owner):	 	  

		
	Contractor:	 	  

		
	Subcontractor	 	  

		
	Agreement Date:	 	  

		
	Project Name:	 	  

		
	Project Address:	 	  

 Supporting Documents Attached Hereto: 
  

					
	1.	 	Subcontractor’s Conditional Waiver and Release upon Progress Payment
		
	2.	 	Separate waivers and releases from the following subcontractors and material and equipment suppliers:
			
		 	a.	  	  

			
		 	b.	  	  

			
		 	c.	  	  

			
		 	d.	  	  

			
		 	e.	  	  

  
 B-5-13 

 CONDITIONAL WAIVER AND RELEASE UPON FINAL PAYMENT 

 

			
	        Upon receipt by the undersigned of a check from
                                         
                           
	                                    
                                         
                           (Maker of Check)

			
	
	in the sum of
$                                        
payable to
                                         
                           
	                            (Amount of Check)
                                (Payee or Payees of Check)

 and when the check has been properly endorsed and has been paid by the bank upon which it is drawn, this document shall become
effective to release any mechanic’s lien, stop notice, or bond right the undersigned has on the job of
                                         
                    located at 

                    (Owner) 

	
	
	
                         
                    to the following extent. This release covers

	         (Job Location)

 the final payment to the undersigned for all labor, services, equipment, or material furnished on the job, except for disputed
claims for additional work in the amount of
$                                        .
Before any recipient of this document relies on it, the party should verify evidence of payment to the undersigned. 
 Subject to payment of
the amount stated above, the undersigned warrants and represents that (a) all materials delivered to the project by or for the undersigned are for use therein only, (b) title to all work, material and equipment, whether or not incorporated
into the project, has passed to the project owner, free and clear of all liens, claims, security interests or encumbrances (hereinafter all referred to as “liens”), (c) all taxes applicable to the materials furnished and the work
performed by the undersigned have been fully paid and (d) all laborers, mechanics, subcontractors (direct or indirect) and material suppliers for all work done and for all materials, machinery, equipment, fixtures, tools, scaffolding and
appliances furnished for the project by the undersigned and for any other indebtedness connected therewith for which the owner of the project might be responsible have been paid in full. 

Subject to payment of the amount stated above, the undersigned, for itself and its successors, and on behalf of all persons able to claim
through or under the undersigned, (i) waives, relinquishes and releases all liens and right or claim to a lien for labor or materials furnished in the construction, improvement, alteration or repair involved in performance by the undersigned
through the release date, (ii) agrees to indemnify, defend, save and hold harmless the owner from all liability, costs and expenses, including reasonable attorneys’ fees, incurred by owner in (A) discharging (by payment, bond or
otherwise) or defending suit to enforce any mechanics’ or materialmen’s lien, or any claim to or right of action for such lien, that may be filed and (B) satisfying any claims or demands arising out of, due or that may be made,
directly or indirectly attributable to the undersigned or otherwise connected with the project, any work performed or supplies furnished by the undersigned thereunder, or in furtherance of the construction or completion of the undersigned’s
work or otherwise connected with the project through the release date and (iii) hereby releases the owner and any future owner of the project and the project itself from all claims, rights of action, liabilities and liens that may be filed or
asserted in connection with the undersigned’s contract or otherwise in connection with the project on account of labor or materials furnished by the undersigned through the release date. 

  
 B-5-14 

							
	Dated:                                     
     	 		 	  

		 		 	(Company Name)
				
		 		 	By:	 	  

		 		 	(Title)

  
 B-5-15 

 SUB-SUBCONTRACTORS’ LIEN WAIVERS 

[Please attach] 

  
 B-5-16 

 EXHIBIT B-6 

Responsibility Matrix 

  
 B-6-1 

 EXHIBIT C 

[ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE 

AND TERM EXPIRATION DATE 

THIS ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE AND TERM EXPIRATION DATE is entered into as of
[            ], 20[    ], with reference to that certain Lease (the “Lease”) dated as of
[            ], 20[    ], by SPARK THERAPEUTICS, LLC, a             limited liability company
(“Tenant”), in favor of WEXFORD-UCSC 3737, LLC, a Delaware limited liability company (“Landlord”). All capitalized terms used herein without definition shall have the meanings ascribed to them in the Lease. 

Tenant hereby confirms the following: 

1. [Tenant accepted possession of the Premises for use in accordance with the Permitted Use on
[            ], 20 [    ]. Tenant first occupied the Premises for the Permitted Use on [            ],
20[    ].][OR][Tenant accepted possession of the Premises for construction of improvements or the installation of personal or other property on [            ], 20
[    ], and for use in accordance with the Permitted Use on [            ], 20 [    ]. Tenant first occupied the Premises for the Permitted Use on
[            ], 20[    ].] 
 2. The Premises are in good
order, condition and repair. 
 3. The Tenant Improvements are Substantially Complete. 

4. All conditions of the Lease to be performed by Landlord as a condition to the full effectiveness of the Lease have been satisfied, and
Landlord has fulfilled all of its duties in the nature of inducements offered to Tenant to lease the Premises. 
 5. In accordance with the
provisions of Article 4 of the Lease, the Term Commencement Date is [            ], 20 [    ], and, unless the Lease is terminated prior to the Term Expiration
Date pursuant to its terms, the Term Expiration Date shall be [            ], 20 [    ]. 

6. The Lease is in full force and effect, and the same represents the entire agreement between Landlord and Tenant concerning the Premises [,
except [            ]]. 
 7. Tenant has no existing defenses against the
enforcement of the Lease by Landlord, and there exist no offsets or credits against Rent owed or to be owed by Tenant. 
 8. The obligation
to pay Rent is presently in effect and all Rent obligations on the part of Tenant under the Lease commenced to accrue on [            ], 20[    ], with Base Rent payable
on the dates and amounts set forth in the chart below: 

  
 C-1 

									
	 Dates
	  	 Appropriate

Square Feet of

Rentable Area
	  	 Base Rent per Square

Foot of Rentable Area
	  	 Monthly
Base Rent
	  	 Annual
Base Rent

	 [    ]/[    ]/[    ]-
[    ]/[    ]/[    ]
	  	[    ]	  	 $[            ]

[monthly] [OR] [annually]
	  	[    ]	  	[    ]

 9. The undersigned Tenant has not made any prior assignment, transfer, hypothecation or pledge of the Lease or
of the rents thereunder or sublease of the Premises or any portion thereof. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 C-2 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Acknowledgement as of the date first
written above. 
 LANDLORD: 
 WEXFORD-UCSC 3737,
LLC 
  

			
	By:	 	  

	Name:	 	  

	Title:	 	  

 TENANT: 
 SPARK
THERAPEUTICS, LLC 
  

			
	By:	 	  

	Name:	 	  

	Title:	 	  

  
 C-3 

 EXHIBIT D 

FORM OF ADDITIONAL TI ALLOWANCE ACCEPTANCE LETTER 

[TENANT LETTERHEAD] 
 Wexford-UCSC 3737, LLC 

17190 Bernardo Center Drive 
 San Diego, California 92128 

Attn: Vice President, Real Estate Legal 
 [Date]

  

	 	Re:	Additional TI Allowance 

 To Whom It May Concern: 

This letter concerns that certain Lease dated as of [            ],
20[    ] (the “Lease”), between Wexford-UCSC 3737, LLC (“Landlord”) and Spark Therapeutics, Inc. (“Tenant”). Capitalized terms not otherwise defined herein shall have the
meanings given them in the Lease. 
 Tenant hereby notifies Landlord that it wishes to exercise its right to utilize the Additional TI
Allowance pursuant to Article 4 of the Lease. 
 If you have any questions, please do not hesitate to call
[            ] at ([    ]) [    ]-[    ]. 
  

					
		 		 	Sincerely,
			
		 		 	[Name]
		 		 	[Title of Authorized Signatory]

  

	cc:	Greg Lubushkin 

 Karen Sztraicher 

John Bonanno 
 Kevin Simonsen 

  
 D-1 

 EXHIBIT E-1 

FORM OF SNDA (Mortgagee) 
 Prepared
by and upon recordation return to: 
 Parcel ID# 88-3-0736-80 
  

	Address:	3711 Market Research Condominium, Unit 8 

  

	 	Philadelphia, Pennsylvania 

 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

 THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT dated as of March     , 2014 (as amended,
supplemented or otherwise modified from time to time in accordance with the terms hereof, this “Agreement”), between SPARK THERAPEUTICS, LLC, a Delaware limited liability company (together with its successors and assigns,
“Subtenant”), and 3737 FEE OWNER, LLC, a Delaware limited liability company (together with its successors and assigns, “Ground Landlord”), each having an office at the addresses set forth below. 

RECITALS: 

WHEREAS, Ground Landlord is the lessor under that certain lease dated as of August 8, 2012 (as amended, supplemented or otherwise
modified from time to time in accordance with the terms thereof, the “Ground Lease”) between Ground Landlord (as successor to University City Science Center) and Wexford-UCSC 3737, LLC, a Delaware limited liability company (together
with its successors and assigns, “Tenant”), pursuant to which Ground Landlord has leased to Tenant that certain commercial condominium unit known as “Unit 8” in the 3711 Market Research Condominium (the
“Unit”) located in the City of Philadelphia, Pennsylvania, which Unit is more particularly described on Exhibit A attached hereto. 

WHEREAS, Tenant and Subtenant have entered into that certain Agreement of Lease dated as of the date hereof (as amended, supplemented or
otherwise modified from time to time in accordance with the terms thereof, the “Lease”) relating to certain space (the “Premises”) leased to Subtenant under the Lease located in the Unit, as more particularly
described in the Lease; and 
 WHEREAS, Subtenant desires to be assured of continued occupancy of the Premises under the terms of the Lease
and subject and subordinate to the terms of the Ground Lease. 

 NOW, THEREFORE, in consideration of the premises and of the sum of One Dollar ($1.00) by each
party in hand paid to the other, the receipt of which is hereby acknowledged, it is hereby agreed as follows: 
 46. Definitions. For
the purposes of this Agreement, all capitalized terms used and not otherwise defined herein shall have the meanings provided in the Lease. 

47. Subordination. Subject to the terms and conditions hereof, the Lease is and shall at all times remain subject and subordinate to
the Ground Lease and to any and all renewals, modifications, consolidations, replacement and extensions thereof. 
 48. Nondisturbance
and Attornment. In the event of any termination of the Ground Lease (a) Subtenant shall attorn to and accept Ground Landlord as landlord under the Lease and be bound to perform each and every covenant, obligation and restriction imposed by
the Lease upon Subtenant as the tenant thereunder, and (b) so long as Subtenant is not in default under the Lease beyond any applicable grace, notice or cure period (x) the Lease shall continue in full force and effect as a direct lease
between Ground Landlord and Subtenant, and (y) Ground Landlord will not disturb the possession, use and occupancy of the Premises by Subtenant and will be bound by all of the obligations and covenants of the landlord under the Lease; provided,
that, Ground Landlord shall not be: 
 48.1. obligated under the Lease or otherwise, to construct any improvements for Subtenant, or to pay
to Subtenant any allowance or contribution on account of such improvements (or for any other purpose), notwithstanding any provision to the contrary contained in the Lease; provided, however, that if Subtenant does not receive the
entire TI Allowance to which Subtenant is entitled in accordance with the terms of the Lease within ten (10) business days following written notice to Ground Landlord, then Subtenant may, as its sole and exclusive remedy, either
(x) terminate the Lease by prior written notice to Ground Landlord, or (y) complete the Tenant Improvements at its sole cost and expense and offset the unfunded portion of the TI Allowance against subsequent installments of Base Rent until
reimbursed to Subtenant in full; 
 48.2. liable for any act or omission of any prior landlord under the Lease (including, without
limitation, Tenant), provided, however. Ground Landlord shall cure any continuing default of the prior landlord of which Ground Landlord has received prior written notice; 

48.3. subject to any offsets or defenses which the Subtenant may have against any prior landlord under the Lease (including, without
limitation, Tenant); provided, however, the foregoing shall not limit (a) Subtenant’s right to exercise against Ground Landlord any offset right expressly available to Subtenant under the Lease or clause (i) above for events occurring
after the date on which Ground Landlord becomes the landlord under the Lease, and (b) Ground Landlord’s obligation to correct any condition for which Ground Landlord is responsible pursuant to clause (ii) above. 

48.4. bound by any payment of Rent for more than one (1) month in advance (except with respect to any advance payment expressly required
by the Lease) which the Subtenant might have made under the Lease, except as the same may actually have been paid directly to or actually received by Ground Landlord; 

  
 3 

 48.5. bound by any waiver or forbearance on the part of any such prior landlord under the Lease
(including, without limitation, Tenant) given without the written consent of Ground Landlord; 
 48.6. bound to return any security deposit
unless Ground Landlord has actually received that security deposit; or 
 48.7. bound by any representations or warranties on the part of
any prior landlord (including Tenant) other than the express representations and warranties given by Ground Landlord under the Ground Lease. 

49. Lease Modification. Ground Landlord hereby consents to and approves the Lease and all of the terms and conditions thereof for all
purposes under the Ground Lease and this Agreement, as the Lease may be amended, supplemented, replaced or otherwise modified from time to time; provided, however, Ground Landlord shall not be bound by any material amendment,
supplement, replacement or other modification to or of the Lease made without Ground Landlord’s written consent, which consent shall not be unreasonably withheld, conditioned or delayed (it being agreed that any amendment, supplement,
replacement or other modification that alters the amount rent payable by Subtenant, extends or reduces the term of the Lease (including the addition of any renewal options but not the waiver or removal of renewal options) or requires of the
sublessor any payment or the construction of any improvements or alterations shall be deemed to be material); and in no event shall Ground Landlord be bound by any extension of the term of the Lease to a date following the expiration of the term of
the Ground Lease unless Ground Landlord agrees in writing to such extension in its sole discretion (except for any extensions or renewals of the Lease by its terms). The terms of the Ground Lease shall not affect any terms and conditions of the
Lease, including without limitation, the specific provisions of the Lease governing assignments, subletting, alterations, repairs, and contesting requirements of law. 

50. Notices. Except as otherwise expressly provided in this Agreement, all notices, demands, approvals, requests or other
communications required or permitted to be given under this Agreement shall be given in writing and shall be effective for all purposes if (a) hand delivered, (b) sent by certified or registered United States mail, postage prepaid, return
receipt requested, or (c) sent by overnight prepaid delivery service, either commercial or United States Postal Service, with proof of attempted delivery, addressed as follows (or at such other address and Person as shall be designated from
time to time by any party hereto, as the case may be, in a written notice to the other parties hereto in the manner provided for in this Section 5): 
  

			
	If to Ground Landlord:	  	c/o Wexford Science & Technology, LLC
		  	801 W. Baltimore Street, Suite 505
		  	Baltimore, Maryland 21201
		  	Attn: S. Nelson Weeks, Senior Vice President and
		  	General Counsel, and Mark Korczakowski, Vice
		  	President
		
	If to Subtenant prior to the	  	Spark Therapeutics, LLC
	Term Commencement Date	  	3501 Civic Center Blvd.
	under the Lease:	  	CTRB 5030

  
 4 

			
		  	Philadelphia, PA 19104
		  	Attention: Joseph W. La Barge
		
	If to Subtenant after the	  	3737 Market Street, 13th Floor
	Term Commencement Date	  	Philadelphia, PA 19104
	under the Lease:	  	Attention: Joseph W. La Barge
		
	with a copy to:	  	
		
		  	Pepper Hamilton LLP
		  	3000 Two Logan Square
		  	Eighteenth and Arch Streets
		  	Philadelphia, PA 19103
		  	Attention: Matthew J. Swett, Esq

 All notices, elections, requests and demands under this Agreement shall be effective and deemed received upon actual receipt
of the notice. Rejection or other refusal to accept or the inability to deliver because of changed address of which no notice was given as herein required shall be deemed to be receipt of the notice, election, request, or demand sent. 

51. Limitation of Liability. The liability of Ground Landlord for the performance of any obligation of Landlord under the Lease shall
be limited to Ground Landlord’s interest in the Unit and the rents, profits and proceeds thereof, and Subtenant hereby agrees that any judgment it may obtain against Ground Landlord as a result of Ground Landlord’s failure to perform any
of Landlord’s obligations under the Lease or to otherwise comply with the terms of this Agreement shall be enforceable solely against Ground Landlord’s interest in the Unit. 

52. WAIVERS. BOTH GROUND LANDLORD AND SUBTENANT HEREBY IRREVOCABLY WAIVE ALL RIGHT TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR
COUNTERCLAIM ARISING OUT OF OR RELATING TO THIS AGREEMENT. 
 53. Miscellaneous. 

(a) This Agreement shall be binding upon and shall inure to the benefit of the parties hereto, and their respective successors and assigns.

 (b) This Agreement may be executed in any number of counterparts, each of which shall, when executed, be deemed to be an original and all
of which shall be deemed to be one and the same instrument. The parties may execute separate signature pages, and such signature pages (and/or signature pages which have been detached from one or more duplicate original copies of this Agreement) may
be combined and attached to one or more copies of this Agreement so that such copies shall contain the signatures of all of the parties hereto. 

(c) This Agreement may be amended or modified only by an instrument in writing duly executed and delivered by all parties hereto and
acknowledged and accepted by Tenant. 

  
 5 

 (d) This Agreement shall be governed by and construed in accordance with the laws of the
Commonwealth of Pennsylvania. 
 [Remainder of page left intentionally blank; signature page follows] 

  
 6 

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the day and year first
above written. 
  

			
	GROUND LANDLORD:
	
	3737 FEE OWNER, LLC, a Delaware limited liability company
		
	By:	 	  

	Name:	 	
	Title:	 	
	
	SUBTENANT:
	
	SPARK THERAPEUTICS, LLC, a Delware limited liability company
		
	By:	 	  

	Name:	 	
	Title:	 	

  
 7 

					
	STATE OF             	  	)	    	
		  	)	    	ss.:
	COUNTY OF             	  	)	    	

 On the      day of March in the year 2014, before me, the undersigned, a Notary Public in and for said
state, personally appeared
                                        , who
acknowledged himself/herself to be the
                                        of 3737
FEE OWNER, LLC, a Delaware limited liability company and that (s)he as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained by signing the name of the Limited Liability Company by
himself/herself as such officer. 
  

	
	  

	Notary Public
	
	My commission expires:

  

					
	STATE OF             	  	)	    	
		  	)	    	ss.:
	COUNTY OF             	  	)	    	

 On the      day of March in the year 2014, before me, the undersigned, a Notary Public in and for said
state, personally appeared
                                        , who
acknowledged himself/herself to be the
                                        of SPARK
THERAPEUTICS, LLC, a Delaware limited liability company, and that (s)he as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained by signing the name of the Limited Liability Company by
himself/herself as such officer. 
  

	
	  

	Notary Public

  
 8 

							
	3737 FEE OWNER, LLC, a Delaware limited liability company
		
	By:	 	Wexford-UCSC 3737, LLC, its Manager
			
		 	By:	 	 Wexford-UCSC 3737 Joint Venture, LLC, its Manager

				
		 		 	By:	 	Wexford Science Center 2, LLC, Member
				
		 		 	By:	 	  

		 		 	Name:	 	
		 		 	Title:	 	

  
 E-1-1 

									
	STATE OF             	 	  )	  		  		  	
		 	  )	  		  	ss.:	  	
	COUNTY OF             	 	  )	  		  		  	

 On the      day of March in the year 2014, before me, the undersigned, a Notary Public in and for said
state, personally appeared
                                        , who
acknowledged himself/herself to be the                      of Wexford Science Center 2, LLC, a Member of Wexford-UCSC 3737 Joint Venture, LLC, the
Manager of Wexford-UCSC 3737, LLC, the Manager of 3737 FEE OWNER, LLC, a Delaware limited liability company and that (s)he as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained by signing
the name of the Limited Liability Company by himself/herself as such officer. 
  

 

  
 E-1-2 

 EXHIBIT E-2 

FORM OF NDA (Ground Lease) 

  
 E-2-1 

 EXHIBIT F-1 

RULES AND REGULATIONS 

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

2. Except as specifically provided in the Lease, no sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the
outside of the Premises or the Building(s) without Landlord’s prior written consent. Landlord shall have the right to remove, at Tenant’s sole cost and expense and without notice, any sign installed or displayed in violation of this rule.

 3. If Landlord objects in writing to any curtains, blinds, shades, screens, hanging plants or other similar objects attached to or used in connection
with any window or door of the Premises or placed on any windowsill, and (a) such window, door or windowsill is visible from the exterior of the Premises and (b) such curtain, blind, shade, screen, hanging plant or other object is not
included in plans approved by Landlord, then Tenant shall promptly remove such curtains, blinds, shades, screens, hanging plants or other similar objects at its sole cost and expense. 

4. Oversize deliveries shall be made no later than 8 a.m. and no earlier than 6 p.m. No deliveries shall be made that impede or interfere with other tenants
in or the operation of the Project. Movement of furniture, office equipment or any other large or bulky material(s) through the Common Area shall be restricted to such hours as Landlord may designate and shall be subject to reasonable restrictions
that Landlord may impose. 
 5. Tenant shall not place a load upon any floor of the Premises that exceeds the load per square foot that (a) such floor
was designed to carry or (b) is allowed by Applicable Laws. Fixtures and equipment that cause noises or vibrations that may be transmitted to the structure of the Building(s) to such a degree as to be objectionable to other tenants shall be
placed and maintained by Tenant, at Tenant’s sole cost and expense, on vibration eliminators or other devices sufficient to eliminate such noises and vibrations to levels reasonably acceptable to Landlord and the affected tenants of the
Project. 
 6. Tenant shall not use any method of heating or air conditioning other than that shown in the Tenant Improvement plans or approved in writing
by Landlord. 
 7. Tenant shall not install any radio, television or other antennae; cell or other communications equipment; or other devices on the roof or
exterior walls of the Premises except in accordance with the Lease. Tenant shall not interfere with radio, television or other digital or electronic communications at the Project or elsewhere. 

  
 F-1- 1 

 8. Canvassing, peddling, soliciting and distributing handbills or any other written material within, on or around
the Project (other than within the Premises) are prohibited. Tenant shall cooperate with Landlord to prevent such activities by any Tenant Party. 
 9.
Tenant shall store all of its trash, garbage and Hazardous Materials in receptacles within its Premises or in receptacles designated by Landlord outside of the Premises. Tenant shall not place in any such receptacle any material that cannot be
disposed of in the ordinary and customary manner of trash, garbage and Hazardous Materials disposal. Any Hazardous Materials transported through Common Areas shall be held in secondary containment devices. Tenant shall be responsible, at its sole
cost and expense, for Tenant’s removal of its trash, garbage and Hazardous Materials; provided, however, that Tenant is encouraged to participate in the waste removal and recycling program in place at the Project. 

10. The Premises shall not be used for lodging or for any improper, immoral or objectionable purpose. No cooking shall be done or permitted in the Premises;
provided, however, that Tenant may use (a) equipment approved in accordance with the requirements of insurance policies that Landlord or Tenant is required to purchase and maintain pursuant to the Lease for brewing coffee, tea, hot
chocolate and similar beverages, (b) microwave ovens for employees’ use and (c) equipment shown on Tenant Improvement plans approved by Landlord; provided, further, that any such equipment and microwave ovens are used in
accordance with Applicable Laws. 
 11. Tenant shall not, without Landlord’s prior written consent, use the name of the Project, if any, in connection
with or in promoting or advertising Tenant’s business except as Tenant’s address. 
 12. Tenant shall comply with all safety, fire protection and
evacuation procedures and regulations established by Landlord or any Governmental Authority. 
 13. Tenant assumes any and all responsibility for protecting
the Premises from theft, robbery and pilferage, which responsibility includes keeping doors locked and other means of entry to the Premises closed. 
 14.
Tenant shall not modify any locks to the Premises without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or delay. Tenant shall furnish Landlord with copies of keys, pass cards or similar
devices for locks to the Premises. 
 15. Tenant shall cooperate and participate in all reasonable security programs affecting the Premises. 

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

17. Bicycles shall not be taken into the Building(s) except into areas designated by Landlord. 

18. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no
sweepings, rubbish, rags or other substances shall be deposited therein. 

  
 F-1- 2 

 19. Discharge of industrial sewage shall only be permitted if Tenant, at its sole expense, first obtains all
necessary permits and licenses therefor from all applicable Governmental Authorities. 
 20. Smoking is prohibited at the Project. 

21. The Project’s hours of operation are currently 8:00 AM to 6:00 PM, Monday through Friday, and 8:00 AM through 1:00 PM on Saturdays. Tenant and its
employees shall have access to the Premises 24/7/365. 
 22. Tenant shall comply with all orders, requirements and conditions now or hereafter imposed by
Applicable Laws or Landlord (“Waste Regulations”) regarding the collection, sorting, separation and recycling of waste products, garbage, refuse and trash generated by Tenant (collectively, “Waste Products”),
including (without limitation) the separation of Waste Products into receptacles reasonably approved by Landlord and the removal of such receptacles in accordance with any collection schedules prescribed by Waste Regulations. 

23. Tenant, at Tenant’s sole cost and expense, shall cause the Premises to be exterminated on a monthly basis to Landlord’s reasonable satisfaction
and shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably satisfactory to Landlord, and to be treated against infestation by insects,
rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Project for the purpose of providing such extermination services, unless such persons have been
approved by Landlord. If requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the Premises by the consumption of food or beverages in a cold box or similar facility. 

24. If Tenant desires to use any portion of the Common Area for a Tenant-related event, Tenant must notify Landlord in writing at least thirty (30) days
prior to such event on the form attached as Attachment 1 to this Exhibit, which use shall be subject to Landlord’s prior written consent, not to be unreasonably withheld, conditioned or delayed. Notwithstanding anything in this Lease or
the completed and executed Attachment to the contrary, Tenant shall be solely responsible for setting up and taking down any equipment or other materials required for the event, and shall promptly pick up any litter and report any property damage to
Landlord related to the event. Any use of the Common Area pursuant to this Section shall be subject to the provisions of Article 28 of the Lease. 

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

  
 F-1- 3 

 ATTACHMENT 1 TO EXHIBIT F-1 

REQUEST FOR USE OF COMMON AREA 

[TENANT LETTERHEAD] 

VIA[                    ] 

[Date] 
 Wexford-UCSC 3737, LLC 

17190 Bernardo Center Drive 
 San Diego, California 92128 

Attn: Senior Director, East Coast Operations 
  

	 	Re:	Notice of Request to Use Common Area 

 To Whom It May Concern: 

[NOTE: INSERT NAME OF TENANT] requests that it have use of the common area as described below: 

 

					
	 Event Description:
                                         
                                         
                                         
                                         
    

	
	 Date:
                                         
                                         
                                         
                                         
                          

	
	 Location at Property:
                                         
                                         
                                         
                                         

	
	 Number of Attendees:
                                         
                                         
                                         
                                       

			
	 Open to the Public?
	  	[    ] YES	  	[    ] NO
			
	 Food and/or Beverages?
	  	[    ] YES	  	[    ] NO
			
	 If YES:
	  		  	
	
	 •     will alcohol be served (Note: Proof of an insurance endorsement for serving alcohol
must be provided) [    ] YES [    ] NO

	
	 •     please describe:
                                         
                                         
                                         
                           

	
	 Other Amenities (tent, band, etc.):
                                         
                                         
                                         
                       

	
	 Other Event Details:
                                         
                                         
                                         
                                         
    

	
	 Please let us know at your earliest convenience whether such use is approved.

  
 F-1- 4 

 Sincerely, 

[Name] 

[Title] 
 To Be Completed by
Landlord: 
 [    ] APPROVED     DENIED [    ] 

The following conditions apply to approval (if approved): 
  

			
	1.	    	  

		
	2.	    	  

		
	3.	    	  

		
	4.	    	  

		
	5.	    	  

 [NOTE: INSERT NAME OF LANDLORD] 
  

			
	By:	 	  

	Name:	 	  

	Its:	 	  

	Date:	 	  

  
 F-1- 5 

 EXHIBIT F-2 

BUILDING CONSTRUCTION RULES 

Rules and Regulations for Contractors 

The following rules and regulations are to be considered standard operating procedures for any contractor working at the 3711 Market Research
Condominium. The word “Contractor” is applicable to any entity or individual that is or will provide a service to any tenant or management inclusive of any other entity or individuals that may be working under their direct supervision
(Subcontractors). 
 1. No construction personnel are allowed in passenger elevators at any time. All construction materials and workers are
restricted to the service elevator. 
 2. No construction personnel will congregate in the common areas at any time. All personnel shall
enter and exit through the service area. 
 3. No eating and drinking is allowed in the building except in the work areas, contractor’s
office, or areas specifically designated by Intech Construction. 
 4. No radios are allowed during the hours of 7:00 a.m. and 7:00 p.m.
After hours, no loud music is allowed. Doors to spaces under construction shall be maintained closed at all times. 
 5. When working in
common area, the contractor shall maintain area in clean safe manner. The contractor and its workers shall not interfere, disturb, fraternize or interrupt the tenant’s environment or habitat. 

6. Proper conduct / dress code is expected and mandated of any contractor and its personnel. Anyone violating these requirements will be asked
to leave the premises and no future access will be granted to such individual. (NO EXCEPTIONS). 
 7. No construction personnel are allowed
in common area bathrooms. One restroom will be designated by the engineering or management staff for construction personnel use. This restroom must be kept clean and orderly by the contractor on a daily basis. 

8. Areas under construction, as well as storage areas and all unoccupied areas, are to be kept clean and in an orderly fashion on a daily
basis. 
 9. All material deliveries to occupied floors is to be done before 7:00 am or after 7:00 p.m. Adequate covering must be placed on
all doors, floors and walls for protection. Hard surface flooring must be covered with plywood or Masonite. 
 10. Occupied floors with
areas under construction are to have all construction debris (vacuumed if necessary) removed from building (corridors, restrooms, lobbies, stairwells, electrical and mechanical rooms) on a daily basis and work area “Broom Clean”. 

  
 F-2- 1 

 11. The building is a designated non-smoking building and smoking is not permitted anywhere in
the building including stairwells and restrooms. 
 12. No alcoholic beverages, illegal drugs, or firearms are permitted in the building or
its grounds. 
 13. Tenant’s General Contractor(s) or Contractor(s) or Subcontractor(s) shall: 

A. Provide daily project supervision to assure compliance with the construction schedule and the proper management of its progress. The
contractor’s superintendent/project manager shall be solely responsible for all coordination with management and for contractor’s conduct. 

B. Comply with the rules and regulations for contractor in its entirety. 

C. Coordinate meetings with tenant, tenant’s architect and landlord to discuss the progress of the work and to address any problems. 

D. Submit a complete list of its subcontractors, suppliers and an organizational chart listing the personnel responsible for the project. 

E. Submit a complete test and balance report from an independent contractor (3 signed and sealed copies). The calibration of the thermostats
and adjustment of the min./max. 
 F. Submit copies of the building permit before the start of any work and the CO or CC when the project is
finished. Also provide “As Built” drawings, copies of all warranties, guarantees and service manuals. 
 G. Submit insurance
certification in accordance with the Lease. 
 H. Submit copies of all required licenses needed to work in the state, county and city. 

14. No building materials and/or equipment are to be stored in the plaza area, service corridors, loading dock, or lobby area at any time.

 15. Contractors are permitted to park on the surface lot located on the south side of Market Street between 38th and 39th Streets,
provided that such parking is provided on a first-come, first-served basis and Landlord makes no guaranty that any such parking will be available to Contractors. 

16. Service elevator will be provided for the use of construction personnel and for deliveries of materials and equipment. Large deliveries of
materials must be scheduled 48 hours in advance. Operator and security charges will be applicable for off-hours deliveries. After hours use of freight elevator requires written permission by building management. 

17. Contractors, subcontractors, and suppliers shall not use the loading dock plaza area for parking. Contractors, subcontractors and
suppliers must coordinate with building manager for loading and unloading of tools, equipment, and materials. 

  
 F-2- 2 

 18. Contractors may not operate air conditioning equipment and units. Prior arrangement for air
conditioning must be made with the Property Manager or Chief Engineer. 
 19. Contractors will maintain clean and safe-working conditions at
all times. Trash removal will be done daily at contractor’s cost, including all labor and dumpster locations are to be approved by building personnel. 

20. Contractor will be responsible for precautions and protections to adjacent areas against damage from fire, smoke, welding, or soldering
(must be fully supervised) and delivery of materials and equipment. Any damage caused as a result of the construction must be immediately corrected by the contractor at its own expense. 

21. Contractor shall notify and receive prior written approval from building management for any request to work after hours by its personnel,
subcontractors or any of its agents. A work schedule and names of all those who will be working must be submitted with the request for access after hours. 

22. Work that will cause to disturb and inconvenience other tenants of the building will not be allowed during working hours of 8:00 a.m.
through 6:00 p.m. on normal working days unless separated from an occupied floor by at least two (2) unoccupied floors. These shall include, but not be limited to drilling, loud hammering, odor causing material, etc. 

23. Contractor may work in the building from 6:30 a.m. to 6:00 p.m. without the need to make any special arrangements, but with full
compliance of all items mentioned above. Off-hours are considered from 6:00 p.m. to 6:30 a.m. the following day or weekends. Contractor may work off-hours (with prior written approval from Building Management). Again, with full understanding and
compliance of all items mentioned above. 
 24. Should security and air conditioning be required it will be provided at the
contractor’s own expense and Landlord will require prior arrangement of these services. Please make note of this when pricing. 
 25.
No utilities or services to any areas in the building are to be interrupted without the written approval of the Property Manager. Such approval shall be requested no less than 5 days in advance on a normal working day. 

26. Contractors are responsible for providing its employees, subcontractors and suppliers a copy of these rules and regulations. Full
compliance will be enforced and expected. 
 27. Contractor is responsible for any false fire alarms if fire department is notified. The
cost will be paid by contractor. 
 28. All Fire alarm certification will be done after 7 p.m. 

29. Contractor is required to install and replace (weekly) a pre-filter to the base building air condition unit on the construction floor, if
applicable, and must coordinate with Building Engineer. 

  
 F-2- 3 

 30. Penetration location through the concrete slab should be confirmed with Structural Engineer,
and x-rayed to confirm proximity to tendons. Penetration and x-ray should be scheduled after 11:00 p.m.; Sunday through Saturday. Protection devices must be used. No core drills or penetrations are permitted until they are approved and coordinated
with owner and Building Management. 
  

			
		 	Contacts at Intech Construction:
		
		 	  

		
		 	Contacts at Property Management:
		
		 	  

		
		 	Chief Engineer:
		
		 	  

 

					
		 	ACKNOWLEDGED
		
		 	Print Name of General Contractor
			
		 	By:	 	  

		 	Title:	 	
		 	Date:	 	

  
 F-2- 4 

 EXHIBIT G 

JANITORIAL SCHEDULE 
 DAILY 

Offices: 
 Empty all trash receptacles and replace all
trash liners. 
 Vacuum all carpeted high traffic areas and spot clean/vacuum carpeted offices as necessary. 

Dusting all surfaces up to 70” without removing items from surfaces. 

Dust mop all floor tile areas. Damp mop as needed. 

Elevators: 
 Clean all interior surfaces of elevator cars.
Wet mop floors, clean all SS surfaces with special cleaner. 
 Restrooms: 

Sweep and wet mop floors. Wash and sanitize toilet fixtures, seats and urinals. Clean wash basins. 

Damp wipe and polish dry: mirrors, shelves, dispensers, plated fixtures, and piping. 

Dust grilles and stall partitions. 
 Spot clean wall surfaces,
partitions, doors and waste receptacles. 
 Empty sanitary napkin receptacles. 

Provide paper goods, soaps and plastic liners. 
 Stairways:

 Sweep. 
 Outside Entrances: 

Sweep landings, steps and adjacent sidewalks. Empty trash receptacles and replace liners. 

Lobbies: 
 Sweep and damp mop floors, vacuum carpets,
clean drinking fountains. 
 ON A SCHEDULE DETERMINED BY LANDLORD AND TENANT 

Sweep and mop lab floors. 
 WEEKLY 

Sweep loading dock. 
 Detail vacuum all carpeted surfaces. 

Buff elevator floors. 
 MONTHLY 

Lobbies and Corridors: 
 Spray buff all floors. 

Spot clean carpets. 

  
 G- 1 

 QUARTERLY 

Offices: 
 Dust all surfaces to 70”. Tenant will be
advised of exact dates per area so all belongings are removed prior to dusting. 
 Clean all glass surfaces. 

Restrooms: 
 Power scrub all floors and walls. 

Lobbies: 
 Spot wash walls. 

YEARLY 
 Lobbies and Corridors: 

Strip and wax all floor surfaces. 
 OTHER SERVICES

 Shall be at Tenant’s sole cost and expense. 

  
 G- 2 

 EXHIBIT H 

TENANT’S PROPERTY 

Prefabricated clean room(s) 

  
 H- 1 

 EXHIBIT I 

FORM OF ESTOPPEL CERTIFICATE 
  

	To:	Wexford-UCSC 3737, LLC 

 17190 Bernardo Center Drive 

San Diego, California 92128 

Attention: Vice President, Real Estate Legal 

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

Wexford Science & Technology, LLC 

801 W. Baltimore Street, Suite 505 

Baltimore, MD 21201 
 University
City Science Center 
 3711 Market Street, 8th Floor 

Philadelphia, PA 19104 
  

	Re:	[Portion of] the                      Floor (the “Premises”) at 3737 Market Street,
Philadelphia, PA (the “Property”) 

 The undersigned tenant (“Tenant”) hereby certifies to you as follows:

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

3. All base rent, rent escalations and additional rent under the Lease have been paid through
[            ], 20 [    ]. There is no prepaid rent[, except $[            ]][, and the amount of security
deposit is $[            ] [in cash][OR][in the form of a letter of credit]]. Tenant currently has no right to any future rent abatement under the Lease. 

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

5. Tenant is currently paying estimated payments of additional rent of
$[            ] per month on account of real estate taxes, insurance, management fees and common area maintenance expenses. 

  
 I- 1 

 6. All work to be performed for Tenant under the Lease has been performed as required under the
Lease and has been accepted by Tenant[, except [                    ]], and all allowances to be paid to Tenant, including allowances for tenant
improvements, moving expenses or other items, have been paid. 
 7. The Lease is in full force and effect, free from default and free from
any event that could become a default under the Lease, and Tenant has no claims against the landlord or offsets or defenses against rent, and there are no disputes with the landlord. Tenant has received no notice of prior sale, transfer, assignment,
hypothecation or pledge of the Lease or of the rents payable thereunder[, except
[                                        ]]. 

8. [Tenant has the following expansion rights or options for the Property:
[                    ].][OR][Tenant has no rights or options to purchase the Property.] 

9. To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of Tenant in, on or
around the Premises or the Project in violation of any environmental laws. 
 10. The undersigned has executed this Estoppel Certificate
with the knowledge and understanding that [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], or its assignee is acquiring the Property in reliance on this certificate and that the undersigned shall be bound by this certificate. The statements
contained herein may be relied upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], Wexford-UCSC 3737, LLC, University City Science Center, Wexford Science & Technology, LLC, BioMed Realty, L.P., BioMed Realty Trust, Inc., and any
[other] mortgagee of the Property and their respective successors and assigns. 
 Any capitalized terms not defined herein shall have the
respective meanings given in the Lease. 
 Dated this [    ] day of
[            ], 20[    ]. 

[                          
              ], 

a[                          
            ] 
  

			
	By:	 	  

	Name:	 	  

	Title:	 	  

  
 I- 2 

 EXHIBIT J 

RESERVED 

  
 J- 1 

 EXHIBIT K 

HazMat Rules 

GENERAL LAB GUIDELINES 
 The followings
are preliminary general guidelines set by Landlord for the operation of laboratory space at the Building. Landlord reserves the right to change, amend, add, or delete any part or the whole of these guidelines at any time. Specific guidelines
regarding chemical, biological, lab and radiation safety are the responsibility of the Tenant. Each laboratory is required to have a complete Health and Safety Plan and a designated Officer. Tenant must obtain and keep current all necessary permits
and licenses from the appropriate governmental authorities. 
 (a) Acid Disposal: All acid solutions must be disposed only through the
designated acid disposal sink in the lab. Absolutely do not pour acid solution in other sinks located in your laboratory or any other sinks in the common labs. An acid/base neutralizer kit (such as baking soda) should be used to clean up small acid
or base spills. 
 (b) Deliveries: A representative of the Tenant must be present to accept and sign for incoming packages. Delivered
packages should not be left in common areas. All deliveries of Hazardous Materials and Regulated Waste must be coordinated with building management. 

(c) Dry Ice: Dry ice should not be poured in the sinks as this will cause the sinks to crack. Dry ice also should not be kept in the cold room
or any other room with limited air circulation. 
 (d) Flammables: Flammable substances must be stored in a “flammables cabinet”
at all times when not in use. Spills involving flammable or noxious materials should be isolated as quickly as possible. Areas adjacent to affected areas should be notified and evacuated if necessary. Building Management should be notified
immediately. 
 (e) Glass and Sharp Disposals: Broken glass, Pasteur pipettes and sharps must be disposed of in clearly marked containers
and not in the regular trash in order to avoid accidents to waste handlers. It is tenant’s responsibility to contract for Glass and Sharp Disposal. 

(f) Health and Safety Officer: Each Tenant occupying a lab and performing experiments must develop a health and safety manual and designate a
Health and Safety Officer. The Health and Safety Officer will be responsible for training their employees and be accountable for maintaining the safety of all personnel, employees and non-employees of the Tenant, which could be affected by the work
of the Tenant. The name of the Health and Safety Officer should be reported to Building Management when newly designated or when replaced. Material safety data sheet (MSDS) of chemicals and compounds should be kept in a binder in alphabetical order.
The binder should be kept in the same designated space at all times. A second copy of the MSDS binder must be delivered to Building Management and kept current at all times. 

(g) Radiation Safety: The Tenant is responsible for obtaining a license from the NRC to carry out work with radioisotopes. The use of
radioisotopes and compliance with all the rules and guidelines set by the NRC and the State of Pennsylvania are the sole responsibility of the 

  
 K- 1 

 
Tenant. Upon vacating the Premises, Tenant must remove all radioisotopes as well as radioactive waste from the laboratory and provide Landlord with a “laboratory space decommission
statement” from the NRC. 
 (h) Safety Showers: Safety showers are designed to be activated in the case of an emergency, and will
dispense a large volume of water very quickly after being activated. Water from the safety shower will continue to flow automatically until the shower handle is pushed back to deactivate the water flow. In the event of shower activation, an
absorbent material should be used to remove excess water. Building Management must be notified immediately after any Safety Shower activation. 

(i) Waste Disposal: Disposal of biohazard waste, chemicals, glassware and sharps are the sole responsibility and liability of the Tenant.
Landlord will make every effort to obtain a group discount for these services from independent parties. However, the Landlord assumes no liability in ensuring their proper disposal. 

(j) Water Spills: In the event of water spills or overflows, an absorbent material should be used to rapidly remove excess water in order to
prevent leakage to other floors. Building Management must be notified immediately after any water spill or overflow. 

  
 K- 2 

 Exhibit L 

FORM OF REPORT 
 Tenant
Information 
  

			
	Name of Tenant	 	
	Square Footage of Leased Premises	 	
	Brief Description of Tenant’s Line of Business	 	
	Tenant’s Rental Rate (per SF, per year)	 	
	Market Rental Rate (per SF, per year)	 	

 Is the tenant business: 
  ̈ Owned by a resident of the community the project is located in  ̈ Minority-owned  ̈ Woman-owned 

 ̈ A non-profit entity  ̈ Owned by a Low Income
person* 
 (check all that apply) 
 Total Job
Creation and Retention 
  ̈ Number of FTE* jobs retained by moving into the project 

 ̈ Number of FTE jobs created after moving into the project 

 ̈ Expected number of additional FTE jobs to be created in the next two years 

Estimated Low-Income Community Resident**/Low Income Person Job Creation and Retention 

(Figures should be a subset of Total Job Creation and Retention) 

 ̈ Number of FTE jobs retained by moving into the project 

 ̈ Number of FTE jobs created after moving into the project 

 ̈ Expected number of additional FTE jobs to be created in the next two years 

 

	*	Full -time equivalent (One FTE is an employee who works 35 hours or more per week. Part-time employees’ hours should be aggregated and translated into FTEs) 

  
 L- 1 

 If applicable, please describe how the tenant has used the savings from its below market rental rate to expand
its business: 
  

	
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	*	For purposes of this survey, please use the following definition of low-income person: an individual having an income of not more than 80% of area median family income. 

	**	For purposes of this survey, please use the following definition of low-income community: the census tract that the project is located in or any other census tract with a poverty rate of at least 20%.

 Describe the types of jobs available to residents of the low-income community and/or low-income persons, the average wage per job type and
the employment benefits available for these types of jobs (e.g. health insurance, retirement benefits, etc.): 
  

	
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 Describe any outreach performed to encourage low-income community residents and/or low-income persons to apply for jobs
(including partnerships with workforce development organizations, local job banks, or other community agencies to utilize a job screening, referral and/or placement system) and how many jobs resulted from such outreach: 

 

	
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 L- 2 

 Describe any opportunities for training and advancement for low-income community residents and/or low-income
persons, and the number of people who have completed such training: 
  

	
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 Describe any opportunities for low-income community residents and/or low-income persons to build wealth (e.g., retirement
plan, employee stock ownership plan, etc.): 
  

	
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 L- 3

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