Document:

EX-10.3

 EXHIBIT 10.3 

SUTRO BIOPHARMA, INC. 

2017 CALL OPTION PLAN 

 SUTRO BIOPHARMA, INC. 

2017 CALL OPTION PLAN 
 1.
Definitions. As used herein, the following definitions shall apply: 
 (a) “Administrator” means the Board or his,
her or its successor, as appointed by the Board. 
 (b) “Board” means the Board of Directors of Sutro Biopharma. 

(c) “Call Option” means a right to Subject Shares, subject to vesting and granted pursuant to the Plan as described in
Section 5 hereof. 
 (d) “Cause” means Termination because of (a) Participant’s unauthorized misuse of Sutro
Biopharma’s trade secrets or proprietary information, (b) Participant’s conviction of or plea of nolo contendere to a felony or a crime involving moral turpitude, (c) Participant’s committing an act of fraud against Sutro
Biopharma or (d) Participant’s gross negligence or willful misconduct in the performance of his or her duties that has had or will have a material adverse effect on the Sutro Biopharma’s reputation or business. 

(e) “Code” means the Internal Revenue Code of 1986, as amended, or any successor statute or statutes thereto, including any
regulations and other guidance promulgated under any such statute. 
 (f) “Consultant” means a member of the Board or any
consultant or advisor if the consultant or adviser renders bona fide services to Sutro Biopharma. 
 (g) “Disability” means
that the Participant is unable to engage in any substantial gainful activity by reason of any medically determinable physical or mental impairment that can be expected to result in death or can be expected to last for a continuous period of not less
than 12 months. 
 (h) “Employee” means any person who is an employee (as defined under applicable law) of Sutro Biopharma.

 (i) “Exercise Price” means the exercise price per share of a Call Option as determined by the Administrator, which in no
case shall be less than 50% of the Fair Market Value of the SV Stock as determined by the Administrator, and documented in the corresponding Notice. 

(j) “Fair Market Value” means the fair market value per share of SV Stock, as determined by the Administrator. 

(k) “Notice” means the Notice of Call Option Grant which, together with this Plan, shall constitute a written agreement among
Participant and Sutro Biopharma, evidencing the terms and conditions of the grant of a Call Option. 
 (l) “Participant”
means an Employee or Consultant of Sutro Biopharma who is granted and continues to hold a Call Option. 

  
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 (m) “Plan” means this Sutro Biopharma 2017 Call Option Plan. 

(n) “SB Change in Control” means a change in ownership, change in effective control, or a change in the ownership of a
substantial portion of the assets of Sutro Biopharma as described in Treasury Regulation Section 1.409A-3(i)(5)(v), 1.409A-3(i)(5)(vi) and 1.409A-3(i)(5)(vii). 
 (o) “Subject Shares” means the shares of SV Stock issuable under
this Plan or otherwise underlying Call Options. 
 (p) “Sutro Biopharma” means Sutro Biopharma, Inc., a Delaware
Corporation and minority owner of SutroVax. 
 (q) “SutroVax” means SutroVax, Inc., a Delaware corporation partly-owned by
Sutro Biopharma. 
 (r) “SV Change in Control” means a change in ownership, change in effective control, or a change in the
ownership of a substantial portion of the assets of SutroVax as described in Treasury Regulation Section 1.409A-3(i)(5)(v), 1.409A-3(i)(5)(vi) and 1.409A-3(i)(5)(vii), but in all cases without regard as to whether SutroVax is a “relevant corporation” under 1.409A-3(i)(5)(ii). 

(s) “SV Stock” means the common stock of SutroVax, $0.001 par value per share. 

(t) “Termination” means, for purposes of this Plan with respect to a Participant, that the Participant has for any reason
ceased to provide services as an Employee or Consultant to Sutro Biopharma (ceased “Continuous Service Status”). A Participant will not be deemed to have ceased Continuous Service Status while the Participant is on a bona fide leave of
absence, if such leave was approved by the Sutro Biopharma in writing. In the case of an approved leave of absence, the Administrator may make such provisions respecting crediting of service, including suspension of vesting of the Call Option
(including pursuant to a formal policy adopted from time to time by Sutro Biopharma) it may deem appropriate, except (i) as required by applicable law and (ii) in no event may a Call Option be exercised after the expiration of the term set
forth in Section 5(c)(i) hereof. The Administrator will have sole discretion to determine whether a Participant has ceased Continuous Service Status and the effective date on which the Participant ceased Continuous Service Status (the
“Termination Date”). 
 2. Stock Subject to the Plan. Sutro Biopharma has reserved 450,000 Subject Shares, subject
to the terms and conditions of this Plan and the prior consent of the Board. The Subject Shares shall underlie the Call Options awarded to Participants pursuant to the Plan and shall be held for distribution to Participants pursuant to the exercise
of the Call Options in accordance with the terms of this Plan. Any unissued Subject Shares shall be retained by Sutro Biopharma. Subject to Section 6 hereof, Subject Shares that are cancelled, forfeited, settled in cash, used to pay withholding
obligations or pay the exercise price of a Call Option or that expire by their terms at any time will again be available for grant and issuance in connection with other Call Options. In the event that Subject Shares previously issued under the Plan
are reacquired by Sutro Biopharma pursuant to a forfeiture provision, right of first refusal, or repurchase by Sutro Biopharma, such Subject Shares shall be added to the number of Subject Shares then available for issuance under the Plan. 

  
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 3. Administration of the Plan. 

(a) Administrator. The Board shall have the right to appoint or replace the Administrator of the Plan. All decisions,
determinations and interpretations of the Administrator shall be final and binding on all Participants. 
 (b) Powers of the
Administrator. Subject to the provisions of the Plan, the Administrator shall have the broadest authority permitted under applicable laws in his, her or its sole discretion, to administer the Plan including but not limited to the following: 

(i) to determine the Fair Market Value for purposes of determining the applicable amount of tax on the Call Options (if any) or Subject
Shares distributed pursuant to the exercise of the Call Options; 
 (ii) to select the Employees and/or Consultants to whom Call
Options may be granted hereunder; 
 (iii) to determine the number of Subject Shares to be covered by each Call Option granted
hereunder and the vesting schedules thereof; 
 (iv) to approve forms of Notice for use under the Plan; 

(v) to determine the terms and conditions of any Call Option granted hereunder, including its Exercise Price; 

(vi) to prescribe, amend and rescind rules and regulations relating to the Plan; 

(vii) to make arrangements with Participants to satisfy withholding tax obligations under such conditions as the Administrator may
deem necessary or advisable; 
 (viii) to amend the Plan or Call Options granted under the Plan as provided in part by
Section 7 hereof; 
 (ix) to provide for such special terms as it may consider necessary or appropriate to accommodate
differences in local law, tax policy, or custom including approving supplements or amendments to the Plan; and 
 (x) to construe
and interpret the terms of the Plan and awards granted pursuant to the Plan and to exercise such powers and perform such acts as the Administrator deems necessary or desirable. 

4. Limitations. Call Options shall not confer upon a Participant any right with respect to continuing the Participant’s
employment, directorship or consulting relationship with Sutro Biopharma, nor shall they interfere in any way with the Participant’s right or the right of Sutro Biopharma to terminate such employment, directorship or consulting relationship at
any time, with or without cause. 

  
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 5. Call Options. 

(a) Grant of Call Options. 

(i) Call Options may be granted to Employees and/or Consultants. 

(ii) The Administrator may select in his, her or its discretion, the Employees and/or Consultants to whom Call Options may be granted
hereunder. Employees and/or Consultants receiving grants of Call Options shall be provided a Notice evidencing his or her Call Option. 

(iii) A Participant receiving a Call Option under a Notice shall be entitled to receive the number of Subject Shares underlying the
Call Option set forth in the Notice, subject to the terms and conditions of the Notice and the Plan. 
 (b) Vesting of Call
Options. The Administrator shall determine the vesting schedule of each Call Option, which shall be specified in the corresponding Notice. 

(c) Exercise and Distribution of Call Options. 

(i) Exercise of Call Options. Notwithstanding anything to the contrary in this Plan, each Call Option shall be exercisable as
to its then-vested portion until the earliest of (a) the end of the calendar year in which such vested portion vests, (b) such earlier time as required by Section 5(c)(iii) hereof or (c) the end of a period of such calendar year
designated for exercise of Call Options as determined by the Administrator and specified in the Notice (the “Exercise Window”). In all cases, the vested portion of a Call Option shall cease to be exercisable at 5:00 pm
(Pacific Standard Time) on December 31 of the calendar year in which such portion vests, or if December 31 is not a business day, on the last business day immediately prior to December 31. If any vested portion of a Call Option is not
timely exercised by the Participant, that unexercised portion of the Call Option shall expire and be forfeited without consideration. A Participant exercising a Call Option shall do so pursuant to the form of Call Option Exercise Notice and
Agreement attached hereto as Exhibit A. 
 (1) In the case of expiration and forfeiture of a portion of a Call Option,
subsequent vesting and exercisability of the remaining portions of such Call Option shall not be affected, provided that the Participant is in Continuous Service Status on the subsequent vesting dates in accordance the Call Option vesting schedule
as specified in the Notice. 
 (ii) Payment for Exercises. Payment for Subject Shares acquired pursuant to this Plan may be
made in cash (by check), wire transfer or where expressly approved for the Participant by the Administrator and where permitted by law: 

(1) by cancellation of indebtedness of Sutro Biopharma owed to the Participant; 

(2) by tender of a full recourse promissory note having such terms as may be approved by the Administrator and bearing interest at a
rate sufficient to avoid imputation of income under Sections 483 and 1274 of the Code; provided, however, that Participants who are not Employees or Consultants will not be entitled to purchase Subject Shares with a
promissory note unless the note is adequately secured by collateral other than the Subject Shares; 

  
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 (3) by waiver of compensation due or accrued to the Participant from Sutro Biopharma for
services rendered; 
 (4) by participating in a net exercise program implemented by the Administrator in connection with the Plan;

 (5) by any combination of the foregoing or any other method of payment approved by the Administrator. 

(iii) Termination. Subject to earlier termination pursuant to Sections 5(c)(i) and 7 hereof, exercise of a Call Option
will always be subject to the following terms and conditions. 
 (1) Other than Death or Disability or for Cause. If the
Participant ceases Continuous Service Status for any reason other than death, Disability or for Cause, then the Participant may exercise such Participant’s Call Options only to the extent that such Call Options have vested upon the Termination
Date or as otherwise determined by the Administrator. Such Call Options must be exercised by the Participant, if at all, as to all or some of the their vested portions calculated as of the Termination Date or such other date determined by the
Administrator, within three (3) months after the Termination Date (or within such shorter time period, not less than thirty (30) days, or within such longer time period after the Termination Date as may be determined by the Administrator),
but in any event no later than the expiration date of the Call Options as per Sections 5(c)(i)(a) and 5(c)(i)(c) hereof. 
 (2)
Death or Disability. If the Participant ceases Continuous Service Status because of Participant’s death or Disability (or the Participant dies within three (3) months after a Termination other than for Cause), then
Participant’s Call Options may be exercised only to the extent that such Call Options have vested by Participant on the Termination Date or as otherwise determined by the Administrator. Such Call Options must be exercised by Participant (or
Participant’s legal representative or authorized assignee), if at all, as to all or some of their vested portions calculated as of the Termination Date or such other date determined by the Administrator, within six (6) months after the
Termination Date, but in any event no later than the expiration date of the Call Options as per Sections 5(c)(i)(a) and 5(c)(i)(c) hereof. 

(3) For Cause. If the Participant ceases Continuous Service Status due to termination for Cause, the Participant may exercise
such Participant’s Call Options, but not to an extent greater than such Call Options have vested upon the Termination Date and Participant’s Call Options shall expire on such Participant’s Termination Date, or at such later time and
on such conditions as are determined by the Administrator, but in any event no later than the expiration date of the Call Options as per Sections 5(c)(i)(a) and 5(c)(i)(c) hereof. 

(iv) No Fractional Rights. No fractional Subject Shares or rights for fractional shares shall be issued under the Plan. 

(d) Acceleration of vesting of Call Options. Notwithstanding Section 5(b) above, upon either a SB Change in Control or an
SV Change in Control, 100% of each Call Option shall accelerate, and shall become exercisable as to the entirety of the Call Option, only on such terms and conditions as the Administrator and Sutro Biopharma may require each in its sole discretion.
The exercisability of Call Options accelerated pursuant to this Section shall expire upon the closing of the SB Change in Control or SV Change in Control, as applicable, or such earlier time as may be determined by the Administrator upon written
notice to the Participant. 

  
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 6. Adjustments upon Changes in Capitalization. In the event that any dividend or
other distribution (whether in the form of cash, SV Stock, other securities, or other property), recapitalization, reclassification, stock split, reverse stock split, reorganization, merger, consolidation, split-up,
spin-off, combination, repurchase, liquidation, dissolution, or sale, transfer, exchange or other disposition of all or substantially all of the assets of SutroVax, or exchange or other disposition of SV Stock
or other securities of SutroVax, issuance of warrants or other rights to purchase SV Stock or other securities of SutroVax, or other similar corporate transaction without consideration, the Administrator shall make adjustments to any Call Option to
the extent required by applicable law or may make adjustments as the Administrator otherwise determines, including without limitation, adjustment to any or all of (i) the number and kind of Subject Shares (or other securities or property) with
respect to which Call Options may be granted or awarded and (ii) the number and kind of Subject Shares (or other securities or property) subject to outstanding Call Options. 

7. Amendment and Termination of the Plan. The Administrator may at any time wholly or partially amend, alter, suspend or
terminate the Plan. Termination of the Plan shall not affect the Administrator’s ability to exercise the powers granted to it hereunder with respect to Call Options granted or awarded under the Plan prior to the date of such termination. Unless
earlier terminated as provided herein, this Plan will automatically terminate ten (10) years after the later of (i) the effective date of the Plan. 

8. Participant Agreements and Representations. 

(a) As a condition to the grant of a Call Option or delivery of Subject Shares pursuant to the exercise of a Call Option, Participant
agrees that (i) Participant accepts the grant of the Call Option subject to all of the terms set forth in the Notice and the Plan which will supersede in their entirety all prior undertakings, understandings and agreements of Sutro Biopharma
and Participant with respect to the subject matter hereof, (ii) the grant of the Call Option is made in lieu of and replaces in its entirety any promise, whether express or implied, or any agreement by Sutro Biopharma to grant Participant an
interest in SutroVax, (iii) that SutroVax is an intended third party beneficiary of Section 11 hereof, (iv) notwithstanding anything to the contrary in this Plan or the Notice, the Administrator and Sutro Biopharma are not required to
design, establish or administer the Plan in a manner which will result in a beneficial tax treatment to the Participant, (v) the Administrator and Sutro Biopharma shall not distribute the Subject Shares underlying a Call Option unless and until
the Participant makes arrangements acceptable to the Administrator and Sutro Biopharma for the payment of applicable taxes related to the transactions under this Plan, and (vi) Participant has been advised to consult his or her own tax advisor
regarding the tax consequences to him or her of the grant of the Call Option and is not relying on any statements or representations made by the Administrator or Sutro Biopharma or its employees or agents regarding the tax consequences to him or her
of the grant of the Call Option or distribution of Subject Shares pursuant to the exercise of the Call Option. 
 (b) The
Administrator or Sutro Biopharma may require a Participant, as a condition to the grant of a Call Option or distribution of Subject Shares pursuant to the exercise of a Call Option, to give such written representations as the Administrator or Sutro
Biopharma may require. 

  
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 9. Code Section 409A. The Call Options are intended to be exempt
from Section 409A of the Code as short-term deferral payments under U.S. Treasury Regulation Section 1.409A-1(b)(4). To the extent that any provision of this Plan is ambiguous as to its exemption or
compliance with Section 409A, the provision will be read in such a manner so that all payments hereunder are exempt from Section 409A to the maximum permissible extent, and for any payments where such construction is not tenable, that
those payments comply with Section 409A to the maximum permissible extent. Payments pursuant to this letter agreement (or referenced in this letter agreement) are intended to constitute separate payments for purposes of Section 1.409A-2(b)(2) of the regulations under Section 409A. 
 10. Tax Withholding and
Reporting. By accepting a Call Option, a Participant agrees to the reporting of taxable income as taxable compensation and the withholding of income and employment taxes by Sutro Biopharma, and to make arrangements, as necessary for the payment of
such taxes, as required by applicable local, state and federal tax laws, and the foreign tax laws applicable to the Participant. 

11. Transfer Restrictions. Except as permitted by the Administrator, Call Options granted under this Plan, and any interest
therein, will not be transferable or assignable by Participant, other than by will or by the laws of descent and distribution or by instrument to an inter vivos or testamentary trust in which the Call Options are to be passed to beneficiaries upon
the death of the trustor (settlor), or by gift to a “family member” as that term is defined in Rule 701 et seq. promulgated by the Securities and Exchange Commission under the Securities Act of 1933, as amended, and may not be made
subject to execution, attachment or similar process. For the avoidance of doubt, the prohibition against assignment and transfer applies to a Call Option and, prior to exercise, the shares to be issued on exercise of a Call Option, and pursuant to
the foregoing sentence shall be understood to include, without limitation, a prohibition against any pledge, hypothecation, or other transfer, including any short position, any “put equivalent position” or any “call equivalent
position” (in each case, as defined in Rule 16a-1 promulgated under the Securities Exchange Act of 1934, as amended). Unless a Call Option is transferred pursuant to the terms of this Section, during the
lifetime of the Participant, a Call Option will be exercisable only by the Participant or the Participant’s legal representative, and any elections with respect to a Call Option may be made only by the Participant or the Participant’s
legal representative. The terms of a Call Option shall be binding upon the executor, administrator, successors and assigns of the Participant who is a party thereto. 

12. Applicable Laws. The validity and enforceability of this Plan shall be governed by and construed in accordance with the laws
of the State of California without regard to otherwise governing principles of conflicts of law. Reference to any section of a foreign, federal or state regulation, statute or law herein shall include any successor section. 

13. Severability. If any provision of this Plan shall be held to be illegal, invalid or unenforceable under any applicable law,
then such contravention or invalidity shall not invalidate the entire Plan and the remainder of the provisions shall remain in full force and effect and in no way shall be affected, impaired or invalidated. Such defective provision shall be deemed
to be modified to the extent necessary to render it legal, valid and enforceable, and if no such modification shall render it legal, valid and enforceable, then this Plan shall be construed as if not containing the provision held to be invalid. 

  
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 EXHIBIT A 

FORM OF CALL OPTION EXERCISE NOTICE AND AGREEMENT 

  
 1 

 CALL OPTION EXERCISE NOTICE AND AGREEMENT 

SUTRO BIOPHARMA, INC. 

2017 CALL OPTION PLAN 

*NOTE: You must sign this Notice on Page 3 before submitting it to Sutro Biopharma, Inc. (the “Company”) AND you
must also sign (a) the then-current signature pages to the SutroVax Co-Sale Agreement and SutroVax Voting Agreement (as those terms are defined in the Notice of Call Option Grant governing the Call
Option) and (b) if applicable, (i) an executed Consent of Spouse in the form of Exhibit D to the SutroVax Co-Sale Agreement and (ii) an executed Consent of Spouse in the form of Exhibit C to the
SutroVax Voting Agreement, before submitting this Notice to the Company. 
 OPTIONEE INFORMATION: Please
provide the following information about yourself (“Optionee”): 
  

					
	 Name:
	 	 «Optionee»
	  	
Social Security Number:             
                                    

			
	 Address: 
	 	 	  	 Employee Number:
                                         
               

			
		 	 	  	
Email Address:                
                                         
       

 CALL OPTION INFORMATION: Please provide this information on the call
option being exercised (the “Call Option”): 
 Grant No. «No» 

Date of Grant: «Grant_Date» 
 Call Option Price per
Share: $____ 
 Total number of shares of Common Stock of SutroVax, Inc. 

subject to the Call Option: «Total_Number_of_Options» 

EXERCISE INFORMATION: 

Number of shares of Common Stock of SutroVax, Inc. for which the Call Option is now being exercised [________________]. (These shares are referred to below as
the “Purchased Shares.”) 
 Total Exercise Price Being Paid for the Purchased Shares: $____________ 

Form of payment enclosed [check all that apply]: 
  

	☐	Check for $____________, payable to “SUTRO BIOPHARMA, INC.” 

  

	☐	Wire transfer for $____________ 

  

	☐	Certificate(s) for ________________ shares of Common Stock of SutroVax, Inc. These shares will be valued as of the date this notice is received by the Company. [Requires Company consent.]

 AGREEMENTS, REPRESENTATIONS AND ACKNOWLEDGMENTS OF
OPTIONEE: By signing this Call Option Exercise Notice and Agreement, Optionee hereby agrees with, and represents to, the Company as follows: 
  

	14.	Terms Governing. I acknowledge and agree with the Company that I am acquiring the Purchased Shares by exercise of this Call Option subject to all other terms and conditions of the Notice of Call Option Grant and
the Company’s 2017 Call Option Plan, as it may be amended (the “Plan”). 

	15.	Investment Intent; Securities Law Restrictions. I represent and warrant to the Company that I am acquiring and will hold the Purchased Shares for investment for my account only, and not with a view to, or for
resale in connection with, any “distribution” of the Purchased Shares within the meaning of the Securities Act of 1933, as amended (the “Securities Act”). I understand that the Purchased Shares have not been
registered under the Securities Act by reason of a specific exemption from such registration requirement and that the Purchased Shares must be held by me indefinitely, unless they are subsequently registered under the Securities Act or I obtain an
opinion of counsel (in form and substance satisfactory to the Company and its counsel) that registration is not required. I acknowledge that the Company is under no obligation to register the Purchased Shares under the Securities Act or under any
other securities law. 

  

	16.	Accredited Investor. I hereby represent and warrant to the Company that I am an “accredited investor” under state and federal securities laws and the regulations under those laws, and I have completed
the Accredited Investor Questionnaire attached hereto as Exhibit A. 

  

	17.	Restrictions on Transfer. 

 (a) Rule 144. I will not sell, transfer or
otherwise dispose of the Purchased Shares in violation of the Securities Act, the Securities Exchange Act of 1934, or the rules promulgated thereunder (including Rule 144 under the Securities Act described below “Rule
144”)) or of any other applicable securities laws. I am aware of Rule 144, which permits limited public resales of securities acquired in a non-public offering, subject to satisfaction of
certain conditions, which include (without limitation) that: (a) certain current public information about the Company is available for a specified period of time; (b) the resale occurs only after the holding period required by
Rule 144 has been met; (c) the sale occurs through an unsolicited “broker’s transaction”; and (d) the amount of securities being sold during any three-month period does not exceed specified limitations. I understand
that the conditions for resale set forth in Rule 144 have not been satisfied and that the Company has no plans to satisfy these conditions in the foreseeable future. 

(b) Agreement to Enter into Co-Sale and Voting Agreements. I agree to enter into
and execute (i) the SutroVax Co-Sale Agreement and the SutroVax Voting Agreement and (ii) a Consent of Spouse in the form of Exhibit D to the SutroVax Co-Sale
Agreement and a Consent of Spouse in the form of Exhibit C to the SutroVax Voting Agreement, in each case concurrently with my exercise of the Call Option. I acknowledge that by entering into the SutroVax
Co-Sale Agreement, I will be subjecting the Purchased Shares to the rights of first refusal, co-sale rights and all the other provisions of the SutroVax Co-Sale Agreement, and that by entering into the Voting Agreement, I will be subjected to voting and other obligations and covenants regarding all SutroVax, Inc. shares I own and all other provisions of the SutroVax
Voting Agreement. 
  

	18.	Access to Information; Understanding of Risk in Investment. I acknowledge that I have received and had access to such information as I consider necessary or appropriate for deciding whether to invest in the
Purchased Shares and that I had an opportunity to ask questions and receive answers from the Company regarding the terms and conditions of the issuance of the Purchased Shares. I am aware that my investment in the Company is a speculative investment
that has limited liquidity and is subject to the risk of complete loss. I am able, without impairing my financial condition, to hold the Purchased Shares for an indefinite period and to suffer a complete loss of my investment in the Purchased
Shares. 

  

	19.	Other Restrictions. I acknowledge and consent to all restrictions, including transfer restrictions, in Section 11 of the Plan. 

 

	20.	Form of Ownership. I acknowledge that the Company has encouraged me to consult my own adviser to determine the form of ownership of the Purchased Shares that is appropriate for me. In the event that I choose to
transfer my Purchased Shares to a trust, I agree to sign a Stock Transfer Agreement. 

  
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	21.	Investigation of Tax Consequences. I acknowledge that the Company has encouraged me to consult my own adviser to determine the tax consequences of acquiring the Purchased Shares at this time. 

 

	22.	Other Tax Matters. I agree that the Company does not have a duty to design or administer the Plan or its other compensation programs in a manner that minimizes my tax liabilities. I will not make any claim
against the Company or its Board, officers or employees related to tax liabilities arising from my options or my other compensation. 

  

	23.	Spouse Consent. I agree to seek the consent of my spouse to the extent required by the Company to enforce the foregoing. 

  

	24.	Tax Withholding. As a condition of exercising this Call Option, I agree to make adequate provision for foreign, federal, state or other tax withholding obligations, if any, which arise upon the grant,
vesting or exercise of this Call Option, or disposition of the Purchased Shares, whether by withholding, direct payment to the Company, or otherwise. 

The undersigned hereby executes and delivers this Call Option Exercise Notice and Agreement and agrees to be bound by its terms. 

 

							
	SIGNATURE:	 		 	DATE:
	«OPTIONEE»	 		 	
				
	 	 		 		 	 

 ACCEPTED BY: 

Sutro Biopharma, Inc. 
  

	
	
	 
	By
	
	 
	Title
	
	DATE:
	TIME:

 [Signature Page to Sutro Biopharma, Inc. Call Option Exercise Notice and Agreement] 

  
 4 

 EXHIBIT A 

ACCREDITED INVESTOR QUESTIONNAIRE 

The purpose of this Questionnaire is to determine whether you are an “accredited investor” under state and federal securities laws
and the regulations under those laws with respect to the issuance of equity shares of SutroVax, Inc. by Sutro Biopharma, Inc. (the latter, the “Company”). Your answers will be kept confidential at all times. However, by
signing this Questionnaire, you agree that the Company may present this Questionnaire to such parties as it deems appropriate to establish the availability of exemptions from registration or qualification requirements under federal and state
securities laws. 
  

	 	1.	CONTACT INFORMATION 

 Full Legal Name of Investor:
                                        

 Address (including zip code):
                                        

 Phone Number: (_____) ______-__________                Fax Number: (_____)
______-___________ 
 E-mail Address: ______________________________________     

 

	 	2.	DEFINITION OF “ACCREDITED INVESTOR” 

 The definition of “accredited
investor” within the meaning of the Securities and Exchange Commission Rule 501 of Regulations D, as presently in effect, includes, for example, (i) any person whose individual net worth, or joint net worth with that person’s spouse,
at the time of purchase of securities exceeds $1,000,000, excluding the value of that person’s primary residence and (ii) any person who had an individual income in excess of $200,000 in each of the two most recent years or joint income
with that person’s spouse in excess of $300,000 in each of those years and has a reasonable expectation of reaching the same income level in the current year. If any of the below apply to you please initial here_________. Please indicate the
number(s) of the basis for your status as an “accredited investor” as stated below. 
  

	 	1	Your individual net worth, or your joint net worth with your spouse, exceeds $1,000,000, excluding the value of your primary residence. 

 

	 	2	You personally have had an individual income in excess of $200,000 in each of the two (2) most recent years and you reasonably expect an income in excess of $200,000 in the current year. 

 

	 	3	Your joint income with your spouse is in excess of $300,000 in each of the two (2) most recent years and you reasonably expect a joint income in excess of $300,000 in the current year. 

The information provided in this Questionnaire is true and complete as of the date provided below in all material respects and the undersigned
recognizes that the Company is relying on the truth and accuracy of such information. 
  

							
				
	 	 		 	 Date:
	 	 
	(Signature)	 		 		 	
	
Name:                  
                                         
                           
	 		 		 	
	 (Please Print or Type)
	 		 		 	

 SUTRO BIOPHARMA, INC. 

2017 CALL OPTION PLAN 

NOTICE OF CALL OPTION GRANT 
 The
individual listed below (“Participant”) has been granted the Call Option set forth below on the terms and conditions set forth in this Notice of Call Option Grant (this “Notice”) and the Sutro
Biopharma, Inc. 2017 Call Option Plan (the “Plan”) by Sutro Biopharma Inc., a Delaware corporation. The terms defined in the Plan shall have the same defined meanings in this Notice. 

 

			
	Grant Number:	  	
		
	Date of Grant:	  	
		
	Participant Name:	  	
		
	Number of Shares of Common Stock of SutroVax Subject to Call Option (the “Subject Shares”):	  	
		
	Exercise Price:	  	
		
	Vesting Start Date:	  	January 1, 2017
		
	Vesting Schedule:	  	Except as otherwise determined by the Administrator, and provided that a Participant is in Continuous Service Status on each of the following dates, 25% of the Call Option shall vest on each of the following dates: January 1,
2017; January 1, 2018; January 1, 2019; and January 1, 2020.
		
	Call Option Expiration Date:	  	As provided in Section 5(c)(i) of the Plan.
		
	Call Option Exercise Window:	  	The period commencing on October 1 and ending on December 31 of each calendar year.
		
	Restrictions on Transfer of Subject Shares:	  	As a material inducement and consideration for Sutro Biopharma to enter into this Notice, Participant hereby delivers a duly authorized and executed copy of the Joinder Agreement attached hereto as Exhibit A, pursuant
to which Participant (a) agrees to enter into and become a party to (i) the Amended and Restated Right of First Refusal and Co-Sale Agreement, dated as of March 3, 2017, by and among SutroVax
and certain stockholders and other investors in SutroVax, as such may be amended and/or restated from time to time, or any other agreement that is a successor to or replacement of such agreement (collectively, the “SutroVax Co-Sale Agreement”) (and to subject the Subject Shares to the rights of first refusal held by SutroVax and other SutroVax investors thereunder and the co-sale
rights of other investors thereunder), and (ii) the Amended and Restated Voting Agreement, dated as of March 3, 2017, by and

			
		  	among SutroVax and certain stockholders and other investors in SutroVax, as such may be amended and/or restated from time to time, or any other agreement that is a successor to or replacement of such agreement (collectively, the
“SutroVax Voting Agreement’) (pursuant to which Participant would agree to vote all Subject Shares held by Participant for the election of directors and in favor of certain material transactions (such as mergers or sales of
SutroVax)) and deliver to SutroVax signature pages thereto, and (b) if applicable, agrees to deliver to SutroVax (i) an executed Consent of Spouse in the form of Exhibit D to the SutroVax Co-Sale
Agreement and (ii) an executed Consent of Spouse in the form of Exhibit C to the SutroVax Voting Agreement, in each case at the time of exercising this Call Option and as a condition to such exercise.

 This Notice shall not be effective unless and until this Notice is signed by Participant and representatives of Sutro
Biopharma and returned to Sutro Biopharma. A copy of this Notice and the Plan shall be provided to Participant. 
 Participant hereby acknowledges receipt
of a copy of this Notice and a copy of the Plan and agrees that Participant accepts the grant of the Call Option subject to all of the terms set forth in this Notice and the Plan (which is incorporated herein by this reference), which together
constitute the entire agreement of the parties and supersede in their entirety all prior undertakings, understandings and agreements of Sutro Biopharma and Participant with respect to the subject matter hereof. 

[Signature page follows] 

 This Notice has been executed and agreed to by the parties as of the date or dates set forth below. 

 

									
	PARTICIPANT	 		 	      SUTRO BIOPHARMA, INC.

									
					
	 	 	 	 		 	By:	 	 
	Signature	 		 		 	
	 	 	 	 		 	Title:	 	 
	Print Name	 		 		 	
		 		 		 		 	

									
	Date:	 	 	 		 	Date:	 	 

 [Signature page to Sutro Biopharma, Inc. Notice of Call Option Grant] 

 EXHIBIT A 

FORM OF JOINDER AGREEMENT 

 JOINDER AGREEMENT 

This Joinder Agreement (this “Agreement”) is made and entered into as of
[            ], 2017 (the “Effective Date”) by and among [            ]
(“Participant”), Sutro Biopharma, Inc., a Delaware corporation (“Sutro Biopharma”), and SutroVax, Inc., a Delaware corporation (“SutroVax”). 

WHEREAS, Sutro Biopharma previously purchased Three Million (3,000,000) shares of Common Stock of SutroVax (the “Purchased
Shares”) pursuant to that certain Common Stock Purchase Agreement (the “Purchase Agreement”) dated as of December 12, 2013 by and between Sutro Biopharma and SutroVax. 

WHEREAS, Sutro Biopharma has granted to Participant the option (the “Call Option”) to purchase
[            ] of the Purchased Shares (the “Call Option Shares”) pursuant to the terms of (i) the Sutro Biopharma, Inc. 2017 Call Option
Plan and (ii) that certain Notice of Call Option Grant dated on or about the date hereof by and between Participant and Sutro Biopharma. 

WHEREAS, in connection with the grant of the Call Option to Participant, (i) SutroVax desires to consent to and waive any rights of first
refusal with respect to the grant of the Call Option to Participant and, upon the exercise of the Call Option by Participant, the purchase of the Call Option Shares by Participant, and (ii) Participant has agreed to, upon exercise of the Call
Option by Participant, (a) be bound by and subject to all of the provisions of the Purchase Agreement and (b) become party to that certain Amended and Restated Right of First Refusal and Co-Sale
Agreement, dated as of March 3, 2017, by and among SutroVax and certain stockholders and other investors in SutroVax, as such may be amended and/or restated from time to time, or any other agreement that is a successor to or replacement of such
agreement (collectively, the “SutroVax Co-Sale Agreement”) and that certain Amended and Restated Voting Agreement, dated as of March 3, 2017, by and among SutroVax and certain
stockholders and other investors in SutroVax, as such may be amended and/or restated from time to time, or any other agreement that is a successor to or replacement of such agreement (collectively, the “SutroVax Voting
Agreement,” and together with the SutroVax Co-Sale Agreement, the “Stockholder Agreements”). 

NOW THEREFORE, in consideration of the mutual promises contained herein, the parties agree as follows: 

1. Consent to Grant of Call Option. SutroVax consents to and waives any rights of first refusal, whether under the
Purchase Agreement, the Stockholder Agreements or otherwise, with respect to the grant of the Call Option to Participant and, upon the exercise of the Call Option by Participant, to the purchase of the Call Option Shares by Participant. 

2. Joinder. 

2.1 Participant agrees to, upon exercise of the Call Option by Participant, be bound by and subject to all of the provisions of the Purchase
Agreement, including, without limitation, the right of first refusal and lock-up agreement set forth therein, and hereby makes the investment representations listed on Exhibit A to the Purchase Agreement to
the Company as of the date of this Agreement. 
 2.2 Participant agrees to, upon exercise of the Call Option by Participant, be subject to
all the rights and obligations of a “Key Common Holder” under the SutroVax Co-Sale Agreement and to be bound by and subject to all of the provisions thereof. 

 2.3 Participant agrees to, upon exercise of the Call Option by Participant, be subject to all the
rights and obligations of a “Key Common Holder” under the SutroVax Voting Agreement and to be bound by and subject to all of the provisions thereof. 

2.4 Participant hereby agrees to deliver to SutroVax, upon exercise of the Call Option by Participant (i) a duly executed counterpart
signature page to each Stockholder Agreement (attached as Exhibit A) and (ii) if Participant is married at such time, (a) an executed Consent of Spouse in the form of Exhibit D to the SutroVax Co-Sale Agreement and (b) an executed Consent of Spouse in the form of Exhibit C to the SutroVax Voting Agreement. 

2.5 Participant hereby acknowledges receipt of true and complete copies of the Purchase Agreement and each of the Stockholder Agreements. 

3. General Provisions. 

3.1 Governing Law. This Agreement and all acts and transactions pursuant hereto and the rights and obligations of the parties hereto
shall be governed, construed and interpreted in accordance with the laws of the State of California, without giving effect to principles of conflicts of law. 

3.2 Assignment; Binding Upon Successors and Assigns. No party may assign any of its respective rights or obligations under this
Agreement without the written consent of the other parties to such assignment. This Agreement, and the rights and obligations of the parties hereunder, will be binding upon and inure to the benefit of the parties hereto and their respective
permitted successors, assigns, heirs, executors, administrators and legal representatives. 
 3.3 Severability. If one or more
provisions of this Agreement are held to be unenforceable under applicable law, such provision shall be excluded from this Agreement and the balance of the Agreement shall be interpreted as though such provision were so excluded and shall be
enforceable in accordance with its terms. 
 3.4 Expenses. Each party will bear its respective legal, auditors’, investment
bankers’ and financial advisors’ fees and other expenses incurred with respect to this Agreement and the transactions contemplated hereby. 

3.5 Notices. Any notice required or permitted by this Agreement shall be in writing and shall be deemed sufficient upon delivery, when
delivered personally or by overnight courier or sent by fax (upon customary confirmation of receipt), or 48 hours after being deposited in the U.S. mail, as certified or registered mail, with postage prepaid, addressed to the party to be notified at
such party’s address as set forth on the signature page hereto, or as subsequently modified by written notice, and if to Sutro Biopharma, with a copy to Fenwick & West LLP, Attention: Effie Toshav, 1191 Second Avenue, 10th Floor, Seattle, WA 98101. 
 3.6 Amendment and Waivers. This Agreement may be
amended only by a written agreement executed by each of the parties hereto. Any amendment effected in accordance with this section will be binding upon all parties hereto and each of their respective successors and assigns. 

3.7 Attorneys’ Fees. If any action at law or in equity (including arbitration) is necessary to enforce or interpret the terms of
this Agreement, the prevailing party shall be entitled to reasonable attorney’s fees, costs and necessary disbursements in addition to any other relief to which such party may be entitled. 

  
 4 

 3.8 Counterparts: Facsimile Signatures. This Agreement may be executed in any number of
counterparts, each of which when so executed and delivered will be deemed an original, and all of which together shall constitute one and the same agreement. This Agreement may be executed and delivered by facsimile and upon such delivery the
facsimile signature will be deemed to have the same effect as if the original signature had been delivered to the other party. 
 3.9
Further Assurances. The parties agree to execute such further documents and instruments and to take such further actions as may be reasonably necessary to carry out the purposes and intent of this Agreement. 

3.10 Entire Agreement. This Agreement, the Purchase Agreement, the Stockholder Agreements and all other documents referred to herein
constitute the entire agreement and understanding of the parties with respect to the subject matter of this Agreement, and supersede all prior understandings and agreements, whether oral or written, between or among the parties hereto with respect
to the specific subject matter hereof. 
 [Signature page follows] 

  
 5 

 IN WITNESS WHEREOF, each of the parties has executed this Agreement as of the Effective
Date. 
  

							
	SUTRO BIOPHARMA, INC.	 		 	PARTICIPANT

							
				
	By:	 	 	 		 	 
	Name:	 	 	 		 	
	Title:	 	 	 		 	
	Address:	 		 		 	Address:
	 	 	 	 		 	 
	 	 	 	 		 	 

							
			
	SUTROVAX, INC.	 		 	

							
				
	By:	 	 	 		 	
	Name:	 	 	 		 	
	Title:	 	 	 		 	
	Address:	 		 		 	
	 	 	 	 		 	
	 	 	 	 		 	

 LIST OF EXHIBITS 

Exhibit A:    Signature Pages to Stockholder Agreements 

  
 [SIGNATURE PAGE TO
JOINDER AGREEMENT] 

 EXHIBIT A 

Signature Pages to Stockholder Agreements 

 
			
	KEY COMMON HOLDER
		
	Name:	 	 
	
	 
		 	 (Signature)

  
 (Signature page to the
Amended and Restated Right of First Refusal and Co-Sale Agreement) 

 
			
	KEY COMMON HOLDER
		
	Name:	 	 
	
	 
		 	 (Signature)

  
 (Signature page to the
Amended and Restated Right of First Refusal and Co-Sale Agreement)EX-10.9

 EXHIBIT 10.9 

EDGEWATER BUSINESS PARK 

LEASE 
 This Lease
(the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and between HCP, INC., a Maryland corporation
(“Landlord”), and SUTRO BIOPHARMA, INC., a Delaware corporation (“Tenant”). 
 SUMMARY OF BASIC LEASE
INFORMATION 
  

							
	 TERMS OF LEASE
	  	DESCRIPTION
		
	 1.  Date:
	  	May 18, 2016
		
	 2.  Premises
(Article 1).
	  	
		
	 2.1  Building:
	  	 That certain building containing approximately 39,487 rentable square feet of space (“RSF”) located at:

 
 310 Utah Avenue
South San Francisco, California 94080

		
	 2.2  Premises:
	  	Approximately 24,544 RSF comprising a portion of the Building, as further set forth in Exhibit A to the Lease.
		
	 3.  Lease Term
(Article 2).
	  	
		
	 3.1  Length of Term:
	  	Five (5) years.
		
	 3.2  Lease Commencement Date:
	  	December 1, 2016.
		
	 3.3  Lease Expiration Date:
	  	November 30, 2021.
		
	 4.  Base Rent (Article 3):
	  	

  

													
	 Date
	  	Annualized
Base Rent	 	  	Monthly
Installment
of Base Rent	 	  	Monthly Base
Rent per RSF	 
	 December 1, 2016 - November 30, 2017
	  	$	1,281,196.80	 	  	$	106,766.40	 	  	$	4.35	 
	 December 1, 2017 - November 30, 2018
	  	$	1,325,376.00	 	  	$	110,448.00	 	  	$	4.50	 
	 December 1, 2018 - November 30, 2019
	  	$	1,372,500.48	 	  	$	114,375.04	 	  	$	4.66	 
	 December 1, 2019 - November 30, 2020
	  	$	1,419,624.96	 	  	$	118,302.08	 	  	$	4.82	 
	 December 1, 2020 - November 30, 2021
	  	$	1,469,694.72	 	  	$	122,474.56	 	  	$	4.99	 

  
 -1- 

							
	 5.  Tenant Improvement Allowance
(Exhibit B)
	  	$245,440.00.
		
	 6.  Tenant’s Share
(Article 4):
	  	62.16%.
		
	 7.  Permitted Use
(Article 5):
	  	The Premises shall be used only for general office, research and development (including vivarium use), engineering, laboratory, assembly, shipping, receiving, storage and/or warehouse uses, including, but not limited
to, administrative offices and other lawful uses reasonably related to or incidental to such specified uses, all (i) consistent with first class life sciences projects in South San Francisco, California (“First
Class Life Sciences Projects”), and (ii) in compliance with, and subject to, applicable laws and the terms of this Lease.
		
	 8.  Amount of Security Deposit
(Article 21):
	  	$244,949.12.
		
	 9.  Parking
(Article 28):
	  	2.8 unreserved parking spaces for every 1,000 RSF of the Premises, subject to the terms of Article 28 of the Lease.
		
	 10.  Address of Tenant
(Section 29.18):
	  	Sutro Biopharma, Inc.
310 Utah Avenue, Suite 150
South San Francisco, CA 94080
Attention: Chief Financial Officer
		
	 11.  Address of Landlord
(Section 29.18):
	  	See Section 29.18 of the Lease.
		
	 12.  Brokers
(Section 29.24):
	  	 Kidder Mathews 
 and

 
 CBRE, Inc.

  
 -2- 

 1. PREMISES, BUILDING, PROJECT, AND COMMON AREAS. 

1.1 Premises, Building, Project and Common Areas. 

1.1.1 The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in
Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto. The outline of the “Building” and the “Project,” as
those terms are defined in Section 1.1.2 below, are further depicted on the Site Plan attached hereto as Exhibit A. The parties hereto agree that the lease of the Premises is upon and subject to the terms,
covenants and conditions herein set forth, and Tenant covenants as a material part of the consideration for this Lease to keep and perform each and all of such terms, covenants and conditions by it to be kept and performed. The parties hereto hereby
acknowledge that the purpose of Exhibit A is to show the approximate location of the Premises only, and such Exhibit is not meant to constitute an agreement, representation or warranty as to the construction of the Premises, the
precise area thereof or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the elements thereof or of the accessways to the Premises or the “Project,” as
that term is defined in Section 1.1.2, below, and that the square footage of the Premises shall be as set forth in Section 2.1 of the Summary of Basic Lease Information. The parties hereto further
acknowledge that Tenant has been occupying the Premises pursuant to the terms of an existing lease for the Premises which is scheduled to terminate immediately prior to the Lease Commencement Date (the “Existing Lease”), and
therefore, except as specifically set forth in this Lease and the Tenant Work Letter attached hereto as Exhibit B (the “Tenant Work Letter”), Landlord shall not be obligated to provide or pay for any improvement work
or services related to the improvement of the Premises and Tenant shall continue to accept the Premises in its “as-is” condition and Landlord shall have no obligation to “deliver”
possession of the Premises to Tenant. Similarly, Tenant shall have no obligation to “surrender” the Premises upon the expiration of the Existing Lease or remove any of its property or restore any of its alterations under the Existing Lease
upon the expiration date thereof. Notwithstanding anything to the contrary herein, if the Existing Lease terminates for any reason other than Tenant’s default prior to the scheduled expiration date thereof, this Lease shall terminate
concurrently therewith. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any
of the foregoing for the conduct of Tenant’s business, except as specifically set forth in this Lease. For purposes of Section 1938 of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the
Building and Premises have not undergone inspection by a Certified Access Specialist (CASp). Provided Tenant continues to utilize existing entrances for required means of egress from the Building, Landlord will be responsible for making
modifications to the exterior of the Building, the existing Building entrances, and all exterior Common Areas (including required striping and handicapped spaces in the parking areas) as required to cause such areas to be in compliance with ADA and
parking requirements, to the extent required to allow the legal occupancy of the Premises or completion of any proposed Alterations by Tenant. If changes to the existing Building entrances, or any exterior Common Areas (including required striping
and handicapped spaces in the parking areas) are required by applicable laws based on Tenant making changes to the exiting configuration of the Building as of the date of this Lease, then Landlord and Tenant shall each bear fifty percent (50%) of
such costs. 
 1.1.2 The Building and The Project. The Premises constitutes the space set forth in
Section 2.1 of the Summary (the “Building”). The Building is part of an office/laboratory project currently known as “Edgewater Business Park.” The term “Project,” as used in this
Lease, shall mean (i) the Building and the Common Areas, (ii) the land (which is improved with landscaping, parking facilities and other improvements) upon which the Building and the Common Areas are located, (iii) the other
office/laboratory buildings located at Edgewater Business Park, and the land upon which such adjacent office/laboratory buildings are located, and (iv) at Landlord’s discretion, any additional real property, areas, land, buildings or other
improvements added thereto outside of the Project (provided that any such additions do not increase Tenant’s obligations under this Lease). 

1.1.3 Common Areas. Tenant shall have the non-exclusive right to use in common with
other tenants in the Project, and subject to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which are provided, from time to time, for use in common by Landlord, Tenant and any other tenants of
the Project, which shall include the shipping and receiving area in the Building (such areas, together with such other portions of the Project designated by Landlord, in its discretion, are collectively referred to herein as the “Common
Areas”). Landlord shall maintain and operate the Common Areas, including all sprinkler and other systems serving the Common Areas, in a first class manner, and the use thereof shall be subject to such rules, regulations and

  
 -3- 

 
restrictions as Landlord may reasonably make from time to time. Landlord reserves the right to close temporarily, make alterations or additions to, or change the location of elements of the
Project and the Common Areas, provided that in connection therewith Landlord will use commercially reasonable efforts to minimize any interference with Tenant’s use of and access to the Premises and parking areas. 

1.2 Rentable Square Feet of Premises. The rentable square footage of the Premises is hereby deemed to be as set forth in
Section 2.2 of the Summary, and shall not be subject to measurement or adjustment during the Lease Term. 
 2. LEASE TERM;
OPTION TERM. 
 2.1 Lease Term. The terms and provisions of this Lease shall be effective as of the date of this Lease.
The term of this Lease (the “Lease Term”) shall be as set forth in Section 3.1 of the Summary, shall commence on the date set forth in Section 3.2 of the Summary (the
“Lease Commencement Date”), and shall terminate on the date set forth in Section 3.3 of the Summary (the “Lease Expiration Date”) unless this Lease is sooner terminated as hereinafter
provided. For purposes of this Lease, the term “Lease Year” shall mean each consecutive twelve (12) month period during the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as
set forth in Exhibit C, attached hereto, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord within five (5) business days of receipt thereof. 

2.2 Option Terms. 

2.2.1 Option Right. Landlord hereby grants to the originally named Tenant herein (“Original Tenant”), and its
“Permitted Assignees”, as that term is defined in Section 14.8, below, one (1) option to extend the Lease Term for a period of five (5) years (the “Option Term”), which option shall be
irrevocably exercised only by written notice delivered by Tenant to Landlord not more than twelve (12) months nor less than nine (9) months prior to the expiration of the initial Lease Term, provided that the following conditions (the
“Option Conditions”) are satisfied: (i) as of the date of delivery of such notice, Tenant is not in default under this Lease, after the expiration of any applicable notice and cure period; (ii) Tenant has not previously
been in default under this Lease, after the expiration of any applicable notice and cure period, more than twice in the twelve (12) month period prior to the date of Tenant’s attempted exercise; and (iii) the Lease then remains in
full force and effect. Landlord may, at Landlord’s option, exercised in Landlord’s sole and absolute discretion, waive any of the Option Conditions in which case the option, if otherwise properly exercised by Tenant, shall remain in full
force and effect. Upon the proper exercise of such option to extend, and provided that Tenant satisfies all of the Option Conditions (except those, if any, which are waived by Landlord), the Lease Term, as it applies to the Premises, shall be
extended for a period of five (5) years. The rights contained in this Section 2.2 shall be personal to Original Tenant and any Permitted Assignees, and may be exercised by Original Tenant or such Permitted Assignees
(and not by any other assignee, sublessee or other “Transferee,” as that term is defined in Section 14.1 of this Lease, of Tenant’s interest in this Lease). 

2.2.2 Option Rent. The annual Rent payable by Tenant during the Option Term (the “Option Rent”) shall be equal
to the “Fair Rental Value,” as that term is defined below, for the Premises as of the commencement date of the Option Term. The “Fair Rental Value,” as used in this Lease, shall be equal to the annual rent per rentable
square foot (including additional rent and considering any “base year” or “expense stop” applicable thereto), including all escalations, at which tenants (pursuant to leases consummated within the twelve (12) month period
preceding the first day of the Option Term), are leasing non-sublease, non-encumbered, non-equity space which is not
significantly greater or smaller in size than the subject space, with a comparable level of improvements (excluding any property that Tenant would be allowed to remove from the Premises at the termination of the Lease), for a comparable lease term,
in an arm’s length transaction, which comparable space is located in the “Comparable Buildings,” as that term is defined in this Section 2.2.2, below (transactions satisfying the foregoing criteria shall be
known as the “Comparable Transactions”), taking into consideration the following concessions (the “Concessions”): (a) rental abatement concessions, if any, being granted such tenants in connection with such
comparable space; (b) tenant improvements or allowances provided or to be provided for such comparable space, and taking into account the value, if any, of the existing improvements in the subject space, such value to be based upon the age,
condition, design, quality of finishes and layout of the improvements and the extent to which the same can be utilized by a general office/lab user other than Tenant; and (c) other reasonable monetary concessions being granted such tenants in
connection with such comparable space; provided, however, that in calculating the Fair Rental Value, 

  
 -4- 

 
no consideration shall be given to the fact that Landlord is or is not required to pay a real estate brokerage commission in connection with Tenant’s exercise of its right to extend the
Lease Term, or the fact that landlords are or are not paying real estate brokerage commissions in connection with such comparable space. The Concessions shall be reflected in the effective rental rate (which effective rental rate shall take into
consideration the total dollar value of such Concessions as amortized on a straight-line basis over the applicable term of the Comparable Transaction (in which case such Concessions evidenced in the effective rental rate shall not be granted to
Tenant)) payable by Tenant. The term “Comparable Buildings” shall mean the Building and those other life sciences buildings which are comparable to the Building in terms of age (based upon the date of completion of construction or
major renovation of to the building), quality of construction, level of services and amenities, size and appearance, and are located in South San Francisco, California and the surrounding commercial area. 

2.2.3 Determination of Option Rent. In the event Tenant timely and appropriately exercises an option to extend the Lease Term,
Landlord shall notify Tenant of Landlord’s determination of the Option Rent within thirty (30) days thereafter. If Tenant, on or before the date which is ten (10) days following the date upon which Tenant receives Landlord’s
determination of the Option Rent, in good faith objects to Landlord’s determination of the Option Rent, then Landlord and Tenant shall attempt to agree upon the Option Rent using their best good-faith efforts. If Landlord and Tenant fail to
reach agreement within ten (10) days following Tenant’s objection to the Option Rent (the “Outside Agreement Date”), then Tenant shall have the right to withdraw its exercise of the option by delivering written notice
thereof to Landlord within five (5) days thereafter, in which event Tenant’s right to extend the Lease pursuant to this Section 2.2 shall be of no further force or effect. If Tenant does not withdraw its exercise
of the extension option, each party shall make a separate determination of the Option Rent, as the case may be, within ten (10) days after the Outside Agreement Date, and such determinations shall be submitted to arbitration in accordance with
Sections 2.2.3.1 through 2.2.3.7, below. If Tenant fails to object to Landlord’s determination of the Option Rent within the time period set forth herein, then Tenant shall be deemed to have accepted Landlord’s determination
of Option Rent. 
 2.2.3.1 Landlord and Tenant shall each appoint one arbitrator who shall be a real estate appraiser who shall have been
active over the five (5) year period ending on the date of such appointment in the appraisal of other class A life sciences buildings located in the South San Francisco market area. The determination of the arbitrators shall be limited solely
to the issue of whether Landlord’s or Tenant’s submitted Option Rent is the closest to the actual Option Rent, taking into account the requirements of Section 2.2.2 of this Lease, as determined by the arbitrators.
Each such arbitrator shall be appointed within fifteen (15) days after the Outside Agreement Date. Landlord and Tenant may consult with their selected arbitrators prior to appointment and may select an arbitrator who is favorable to their
respective positions. The arbitrators so selected by Landlord and Tenant shall be deemed “Advocate Arbitrators.” 

2.2.3.2 The two (2) Advocate Arbitrators so appointed shall be specifically required pursuant to an engagement letter within ten
(10) days of the date of the appointment of the last appointed Advocate Arbitrator to agree upon and appoint a third arbitrator (“Neutral Arbitrator”) who shall be qualified under the same criteria set forth hereinabove for
qualification of the two Advocate Arbitrators, except that neither the Landlord or Tenant or either parties’ Advocate Arbitrator may, directly or indirectly, consult with the Neutral Arbitrator prior or subsequent to his or her appearance. The
Neutral Arbitrator shall be retained via an engagement letter jointly prepared by Landlord’s counsel and Tenant’s counsel. 

2.2.3.3 The three arbitrators shall, within thirty (30) days of the appointment of the Neutral Arbitrator, reach a decision as to
whether the parties shall use Landlord’s or Tenant’s submitted Option Rent, and shall notify Landlord and Tenant thereof. 

2.2.3.4 The decision of the majority of the three arbitrators shall be binding upon Landlord and Tenant. 

2.2.3.5 If either Landlord or Tenant fails to appoint an Advocate Arbitrator within fifteen (15) days after the Outside Agreement Date,
then either party may petition the presiding judge of the Superior Court of San Mateo County to appoint such Advocate Arbitrator subject to the criteria in Section 2.2.3.1 of this Lease, or if he or she refuses to act,
either party may petition any judge having jurisdiction over the parties to appoint such Advocate Arbitrator. 

  
 -5- 

 2.2.3.6 If the two (2) Advocate Arbitrators fail to agree upon and appoint the Neutral
Arbitrator, then either party may petition the presiding judge of the Superior Court of San Mateo County to appoint the Neutral Arbitrator, subject to criteria in Section 2.2.3.1 of this Lease, or if he or she refuses to
act, either party may petition any judge having jurisdiction over the parties to appoint such arbitrator. 
 2.2.3.7 The cost of the
arbitration shall be paid by Landlord and Tenant equally. 
 2.2.3.8 In the event that the Option Rent shall not have been determined
pursuant to the terms hereof prior to the commencement of the Option Term, Tenant shall be required to pay the Option Rent initially provided by Landlord to Tenant, and upon the final determination of the Option Rent, the payments made by Tenant
shall be reconciled with the actual amounts of Option Rent due, and the appropriate party shall make any corresponding payment to the other party. 
 3.
BASE RENT. Tenant shall pay, without prior notice or demand, to Landlord at the address set forth in this Lease, or, at Landlord’s option, at such other place as Landlord may from time to time designate in writing, by a check for currency
which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base Rent”) as set forth in Section 4 of the Summary, payable in equal monthly
installments as set forth in Section 4 of the Summary in advance on or before the first day of each and every calendar month during the Lease Term, without any setoff or deduction whatsoever. The Base Rent for the first
full month of the Lease Term which occurs after the expiration of any free rent period shall be paid at the time of Tenant’s execution of this Lease. If any Rent payment date (including the Lease Commencement Date) falls on a day of the month
other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional month shall accrue on a daily basis for the period from the date such payment is due to the end of such
calendar month or to the end of the Lease Term at a rate per day which is equal to 1/365 of the applicable annual Rent. All other payments or adjustments required to be made under the terms of this Lease that require proration on a time basis shall
be prorated on the same basis. 
 4. ADDITIONAL RENT. 

4.1 General Terms. 

4.1.1 Direct Expenses; Additional Rent. In addition to paying the Base Rent specified in Article 3 of this Lease, Tenant
shall pay during the Lease Term “Tenant’s Share” of the annual “Direct Expenses,” as those terms are defined in Sections 4.2.6 and 4.2.2 of this Lease, respectively, allocable to the Building as
described in Section 4.3. Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease, are hereinafter collectively referred to as the
“Additional Rent”, and the Base Rent and the Additional Rent are herein collectively referred to as “Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in
the same manner as the Base Rent. Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the
expiration of the Lease Term. 
 4.1.2 Triple Net Lease. Landlord and Tenant acknowledge that, to the extent provided in this
Lease, it is their intent and agreement that this Lease be a “TRIPLE NET” lease and that as such, the provisions contained in this Lease are intended to pass on to Tenant or reimburse Landlord for the costs and expenses reasonably
associated with this Lease, the Building and the Project, and Tenant’s operation therefrom to the extent provided in this Lease. To the extent such costs and expenses payable by Tenant cannot be charged directly to, and paid by, Tenant, such
costs and expenses shall be paid by Landlord but reimbursed by Tenant as Additional Rent. 
 4.2 Definitions of Key Terms Relating to
Additional Rent. As used in this Article 4, the following terms shall have the meanings hereinafter set forth: 
 4.2.1
Intentionally Deleted. 
 4.2.2 “Direct Expenses” shall mean “Operating Expenses” and “Tax
Expenses.” 

  
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 4.2.3 “Expense Year” shall mean each calendar year in which any portion of the
Lease Term falls, through and including the calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive month period, and, in
the event of any such change, Tenant’s Share of Direct Expenses shall be equitably adjusted for any Expense Year involved in any such change. 

4.2.4 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord pays or accrues
during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement, restoration or operation of the Project, or any portion thereof. Without limiting the generality of the foregoing,
Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, repairing and maintaining the utility, telephone, mechanical, sanitary, storm drainage, and elevator
systems, and the cost of maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental enactments which are reasonably likely to increase
Operating Expenses during the Lease Term, and the costs incurred in connection with a governmentally mandated transportation system management program or similar program; (iii) the cost of all insurance carried by Landlord in connection with
the Project and Premises as reasonably determined by Landlord; (iv) the cost of landscaping, relamping, and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof;
(v) the cost of parking area operation, repair, restoration, and maintenance; (vi) management and/or incentive fees, consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management,
operation, maintenance and repair of the Project; (vii) payments under any equipment rental agreements; (viii) subject to item (f), below, wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons
engaged in the operation, maintenance and security of the Project; (ix) costs under any easement pertaining to the sharing of costs by the Project; (x) operation, repair, maintenance and replacement of all systems and equipment and
components thereof of the Project; (xi) the cost of janitorial, alarm, security and other services, replacement of wall and floor coverings, ceiling tiles and fixtures in Common Areas, maintenance and replacement of curbs and walkways, repair
to roofs and re-roofing; (xii) amortization (including commercially reasonable interest on the unamortized cost) over such period of time as Landlord shall reasonably determine, of the cost of acquiring
or the rental expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) the cost of capital improvements or other costs incurred in connection with the Project (A) which are
intended to effect economies in the operation or maintenance of the Project, or any portion thereof, or to reduce current or future Operating Expenses or to enhance the safety or security of the Project or its occupants, (B) which are required
to comply with present or anticipated conservation programs, (C) which are replacements or modifications of nonstructural items located in the Common Areas required to keep the Common Areas in good order or condition, or (D) which are
required under any governmental law or regulation; provided, however, notwithstanding anything to the contrary herein, that any capital expenditure shall be amortized (including reasonable interest on the amortized cost) over the reasonable useful
life of such capital item before being included in Operating Expenses; and (xiv) costs, fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, state or local government for fire and police
protection, trash removal, community services, or other services which do not constitute “Tax Expenses” as that term is defined in Section 4.2.5, below, and (xv) payments under any easement, license,
operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Building, including, without limitation, any covenants, conditions and restrictions affecting the property, and reciprocal easement
agreements affecting the property, any parking licenses, and any agreements with transit agencies affecting the Property (collectively, “Underlying Documents”). Notwithstanding the foregoing, for purposes of this Lease, Operating
Expenses shall not, however, include: 
 (a) costs, including legal fees, space planners’ fees, advertising and
promotional expenses (except as otherwise set forth above), and brokerage fees incurred in connection with the original construction or development, or original or future leasing of the Project, and costs, including permit, license and inspection
costs, incurred with respect to the installation of tenant improvements made for new tenants initially occupying space in the Project after the Lease Commencement Date or incurred in renovating or otherwise improving, decorating, painting or
redecorating vacant space for tenants or other occupants of the Project (excluding, however, such costs relating to any common areas of the Project or parking facilities); 

(b) except as set forth in items (xii), (xiii), and (xiv) above, depreciation, interest and principal payments on
mortgages and other debt costs, if any, penalties and interest; 

  
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 (c) costs for which the Landlord is reimbursed by any tenant or occupant of the
Project or by insurance by its carrier or any tenant’s carrier or by anyone else, electric power costs for which any tenant directly contracts with the local public service company and costs of utilities and services provided to other tenants
that are not provided to Tenant; 
 (d) any bad debt loss, rent loss, or reserves for bad debts or rent loss or other
reserves to the extent not used in the same year; 
 (e) costs associated with the operation of the business of the
partnership or entity which constitutes the Landlord, as the same are distinguished from the costs of operation of the Project (which shall specifically include, but not be limited to, accounting costs associated with the operation of the Project).
Costs associated with the operation of the business of the partnership or entity which constitutes the Landlord include costs of partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of
the Tenant may be in issue), costs of selling, syndicating, financing, mortgaging or hypothecating any of the Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between
Landlord and Project management, or between Landlord and other tenants or occupants; 
 (f) the wages and benefits of any
employee who does not devote substantially all of his or her employed time to the Project unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-a-vis time spent on matters unrelated to operating and managing the Project; provided, that in no event shall Operating Expenses for purposes of this Lease include wages and/or benefits attributable to
personnel above the level of Project manager; 
 (g) amount paid as ground rental for the Project by the Landlord; 

(h) except for a property management fee not to exceed three percent (3%) of gross revenues, overhead and profit increment paid
to the Landlord, and any amounts paid to the Landlord or to subsidiaries or affiliates of the Landlord for services in the Project to the extent the same exceeds the costs of such services rendered by qualified, first-class unaffiliated third
parties on a competitive basis; 
 (i) any compensation paid to clerks, attendants or other persons in commercial concessions
operated by the Landlord; 
 (j) rentals and other related expenses incurred in leasing air conditioning systems, elevators
or other equipment which if purchased the cost of which would be excluded from Operating Expenses as a capital cost, except equipment not affixed to the Project which is used in providing engineering, janitorial or similar services and, further
excepting from this exclusion such equipment rented or leased to remedy or ameliorate an emergency condition in the Project; 

(k) all items and services for which Tenant or any other tenant in the Project reimburses Landlord or which Landlord provides
selectively to one or more tenants (other than Tenant) without reimbursement; 
 (l) any costs expressly excluded from
Operating Expenses elsewhere in this Lease; 
 (m) rent for any office space occupied by Project management personnel; 

(n) costs arising from the gross negligence or willful misconduct of Landlord in connection with this Lease; and 

(o) costs incurred to comply with laws relating to the removal or remediation of hazardous material (as defined under
applicable law), and any costs of fines or penalties relating to the presence of hazardous material, in each case to the extent not brought into the Building or Premises by Tenant or any Tenant Parties; 

  
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 (p) costs to correct any construction defect in the Project or to remedy any
violation of a covenant, condition, restriction, underwriter’s requirement or law that exists as of the Lease Commencement Date; and 

(q) capital costs occasioned by casualties or condemnation. 

4.2.5 Taxes. 

4.2.5.1 “Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges or
other impositions of every kind and nature, whether general, special, ordinary or extraordinary (including, without limitation, real estate taxes, general and special assessments, transit taxes, leasehold taxes or taxes based upon the receipt of
rent, including gross receipts or sales taxes applicable to the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances,
furniture and other personal property used in connection with the Project, or any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any different fiscal year used by such governmental or municipal authority)
because of or in connection with the ownership, leasing and operation of the Project, or any portion thereof. 
 4.2.5.2 Tax Expenses shall
include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any portion thereof, or as against the business of leasing the Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or
charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included within the definition of real property tax; (iii) Any assessment, tax, fee, levy, or charge allocable to or
measured by the area of the Premises or the Rent payable hereunder, including, without limitation, any business or gross income tax or excise tax with respect to the receipt of such rent, or upon or with respect to the possession, leasing,
operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; and (iv) Any assessment, tax, fee, levy or charge, upon this transaction or any document to which Tenant is a party,
creating or transferring an interest or an estate in the Premises or the improvements thereon. 
 4.2.5.3 Any costs and expenses
(including, without limitation, reasonable attorneys’ and consultants’ fees) incurred in attempting to protest, reduce or minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses are incurred. Tax refunds
shall be credited against Tax Expenses and refunded to Tenant regardless of when received, based on the Expense Year to which the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such Expense Year
exceed the total amount paid by Tenant as Additional Rent under this Article 4 for such Expense Year. If Tax Expenses for any period during the Lease Term or any extension thereof are increased after payment thereof for any reason, including,
without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay Landlord upon demand Tenant’s Share of any such increased Tax Expenses. Notwithstanding anything to the contrary contained in this
Section 4.2.5, there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state income taxes,
and other taxes to the extent applicable to Landlord’s net income (as opposed to rents, receipts or income attributable to operations at the Project), (ii) any items included as Operating Expenses, (iii) any items paid by Tenant under
Section 4.5 of this Lease, (iv) assessments in excess of the amount which would be payable if such assessment expense were paid in installments over the longest permitted term; (v) taxes imposed on land and
improvements other than the Project; and (vi) tax increases resulting from the improvement of any of the Project for the sole use of other occupants. 

4.2.6 “Tenant’s Share” shall mean the percentage set forth in Section 6 of the Summary. 

4.3 Allocation of Direct Expenses. The parties acknowledge that the Building is a part of a multi-building project and that the
costs and expenses incurred in connection with the Project (i.e., the Direct Expenses) should be shared between the Building and the other buildings in the Project. Accordingly, as set forth in Section 4.2 above, Direct
Expenses (which consist of Operating Expenses and Tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall be determined by Landlord on an equitable basis, shall be allocated to the
Building (as opposed to other buildings in the Project). Such portion of Direct Expenses allocated to the Building shall include all Direct Expenses attributable solely to the Building and a pro rata portion of the Direct Expenses attributable to
the Project as a whole, and shall not include Direct Expenses attributable solely to other buildings in the Project. 

  
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 4.4 Calculation and Payment of Additional Rent. Tenant shall pay to Landlord, in
the manner set forth in Section 4.4.1, below, and as Additional Rent, Tenant’s Share of Direct Expenses for each Expense Year. 

4.4.1 Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall give to Tenant within five (5) months
following the end of each Expense Year (provided that Landlord agrees to utilize commercially reasonable efforts to deliver such Statement to Tenant as soon as practicable following the end of the each Expense Year), a statement (the
“Statement”) which shall state the Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the amount of Tenant’s Share of Direct Expenses. Upon receipt of the Statement for each Expense
Year commencing or ending during the Lease Term, Tenant shall pay, with its next installment of Base Rent due that is at least thirty (30) days thereafter, the full amount of Tenant’s Share of Direct Expenses for such Expense Year, less
the amounts, if any, paid during such Expense Year as “Estimated Direct Expenses,” as that term is defined in Section 4.4.2, below, and if Tenant paid more as Estimated Direct Expenses than the actual
Tenant’s Share of Direct Expenses, Tenant shall receive a credit in the amount of Tenant’s overpayment against Rent next due under this Lease. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice
Landlord or Tenant from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of Direct Expenses for the Expense Year
in which this Lease terminates, Tenant shall immediately pay to Landlord such amount, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s Share of Direct Expenses, Landlord shall, within thirty (30) days, deliver
a check payable to Tenant in the amount of the overpayment. The provisions of this Section 4.4.1 shall survive the expiration or earlier termination of the Lease Term. 

4.4.2 Statement of Estimated Direct Expenses. In addition, Landlord shall give Tenant a yearly expense estimate statement (the
“Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Direct Expenses for the then-current Expense Year shall be and the estimated Tenant’s
Share of Direct Expenses (the “Estimated Direct Expenses”). Landlord shall utilize commercially reasonable efforts to deliver such Estimate Statement within five (5) months following the end of each Expense Year. The failure of
Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Direct Expenses under this Article 4, nor shall Landlord be prohibited from revising any
Estimate Statement or Estimated Direct Expenses theretofore delivered to the extent necessary. Thereafter, Tenant shall pay, with its next installment of Base Rent due that is at least thirty (30) days thereafter, a fraction of the Estimated
Direct Expenses for the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which have elapsed in such
current Expense Year, including the month of such payment, and twelve (12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant in accordance with the terms of this
Section 4.4.2), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Direct Expenses set forth in the previous Estimate Statement
delivered by Landlord to Tenant. 
 4.5 Taxes and Other Charges for Which Tenant Is Directly Responsible. Tenant shall be
liable for and shall pay ten (10) days before delinquency, taxes levied against Tenant’s equipment, furniture, fixtures and any other personal property located in or about the Premises. If any such taxes on Tenant’s equipment,
furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the assessed value of Landlord’s property is increased by the inclusion therein of a value placed upon such equipment, furniture,
fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which Landlord shall have the right to do regardless of the validity thereof but only under proper protest if requested by Tenant, Tenant
shall upon demand repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such increase in the assessment, as the case may be. 

4.6 Landlord’s Books and Records. Within one hundred twenty (120) days after receipt by Tenant of a Statement, if
Tenant disputes the amount of Additional Rent set forth in the Statement, a member of Tenant’s finance department, or an independent certified public accountant (which accountant is a member of a nationally recognized accounting firm and is not
working on a contingency fee basis) (“Tenant’s Accountant”), designated and paid for by Tenant, may, after reasonable notice to Landlord and at reasonable times, inspect Landlord’s records with respect to

  
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the Statement at Landlord’s offices, provided that there is no existing Event of Default and Tenant has paid all amounts required to be paid under the applicable Estimate Statement and
Statement, as the case may be. In connection with such inspection, Tenant and Tenant’s agents must agree in advance to follow Landlord’s reasonable rules and procedures regarding inspections of Landlord’s records, and shall execute a
commercially reasonable confidentiality agreement regarding such inspection. Tenant’s failure to dispute the amount of Additional Rent set forth in any Statement within one hundred twenty (120) days of Tenant’s receipt of such
Statement shall be deemed to be Tenant’s approval of such Statement and Tenant, thereafter, waives the right or ability to dispute the amounts set forth in such Statement. If after such inspection, Tenant still disputes such Additional Rent, a
determination as to the proper amount shall be made, at Tenant’s expense, by an independent certified public accountant (the “Accountant”) selected by Landlord and subject to Tenant’s reasonable approval; provided that if
such Accountant determines that Direct Expenses were overstated by more than five percent (5%), then the cost of the Accountant and the cost of such determination shall be paid for by Landlord, and Landlord shall reimburse Tenant for the cost of the
Tenant’s Accountant (provided that such cost shall be a reasonable market cost for such services). Tenant hereby acknowledges that Tenant’s sole right to inspect Landlord’s books and records and to contest the amount of Direct
Expenses payable by Tenant shall be as set forth in this Section 4.6, and Tenant hereby waives any and all other rights pursuant to applicable law to inspect such books and records and/or to contest the amount of Direct
Expenses payable by Tenant. 
 5. USE OF PREMISES. 

5.1 Permitted Use. Tenant shall use the Premises solely for the Permitted Use set forth in Section 7
of the Summary and Tenant shall not use or permit the Premises or the Project to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which may be withheld in Landlord’s sole discretion. 

5.2 Prohibited Uses. Tenant further covenants and agrees that Tenant shall not use or permit any person or persons to use, the
Premises or any part thereof for any use or purpose in violation of the laws of the United States of America, the State of California, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful
authorities having jurisdiction over the Project) including, without limitation, any such laws, ordinances, regulations or requirements relating to hazardous materials or substances, as those terms are defined by applicable laws now or hereafter in
effect. Landlord shall have the right to impose reasonable, nondiscriminatory and customary rules and regulations regarding the use of the Project that do not unreasonably interfere with Tenant’s use of the Premises, as reasonably deemed
necessary by Landlord with respect to the orderly operation of the Project, and Tenant shall comply with such reasonable rules and regulations. Tenant shall not do or permit anything to be done in or about the Premises which will in any way obstruct
or interfere with the rights of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance
in, on or about the Premises. Tenant shall comply with, and Tenant’s rights and obligations under the Lease and Tenant’s use of the Premises shall be subject and subordinate to, all recorded easements, covenants, conditions, and
restrictions now or hereafter affecting the Project, so long as the same do not unreasonably interfere with Tenant’s use of the Premises or parking rights or materially increase Tenant’s obligations or decrease Tenant’s rights under
this Lease. 
 5.3 Hazardous Materials. 

5.3.1 Tenant’s Obligations. 

5.3.1.1 Prohibitions. As a material inducement to Landlord to enter into this Lease with Tenant, Tenant has fully and
accurately completed Landlord’s Pre-Leasing Environmental Exposure Questionnaire (the “Environmental Questionnaire”), which is attached as Exhibit E. Tenant agrees that
except for those chemicals or materials, and their respective quantities, specifically listed on the Environmental Questionnaire (as the same may be updated from time to time as provided below), neither Tenant nor Tenant’s employees,
contractors and subcontractors of any tier, entities with a contractual relationship with Tenant (other than Landlord), or any entity acting as an agent or sub-agent of Tenant (collectively,
“Tenant’s Agents”) will produce, use, store or generate any “Hazardous Materials,” as that term is defined below, on, under or about the Premises, nor cause any Hazardous Material to be brought upon, placed, stored,
manufactured, generated, blended, handled, recycled, used or “Released,” as that term is defined below, on, in, under or about the Premises. If any information provided to Landlord by Tenant on the Environmental Questionnaire, or otherwise
relating to information concerning Hazardous Materials is 

  
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intentionally false, incomplete, or misleading in any material respect, the same shall be deemed a default by Tenant under this Lease. Upon Landlord’s request, or in the event of any
material change in Tenant’s use of Hazardous Materials in the Premises, Tenant shall deliver to Landlord an updated Environmental Questionnaire at least once a year. Tenant shall notify Landlord prior to using any Hazardous Materials in the
Premises not described on the initial Environmental Questionnaire, and, to the extent such use would, in Landlord’s reasonable judgment, cause a material increase in the risk of liability compared to the uses previously allowed in the Premises,
such additional use shall be subject to Landlord’s prior consent, which may be withheld in Landlord’s reasonable discretion. Tenant shall not install or permit Tenant’s Agents to install any underground storage tank on the Premises.
For purposes of this Lease, “Hazardous Materials” means all flammable explosives, petroleum and petroleum products, waste oil, radon, radioactive materials, toxic pollutants, asbestos, polychlorinated biphenyls
(“PCBs”), medical waste, chemicals known to cause cancer or reproductive toxicity, pollutants, contaminants, hazardous wastes, toxic substances or related materials, including without limitation any chemical, element, compound,
mixture, solution, substance, object, waste or any combination thereof, which is or may be hazardous to human health, safety or to the environment due to its radioactivity, ignitability, corrosiveness, reactivity, explosiveness, toxicity,
carcinogenicity, infectiousness or other harmful or potentially harmful properties or effects, or defined as, regulated as or included in, the definition of “hazardous substances,” “hazardous wastes,” “hazardous
materials,” or “toxic substances” under any Environmental Laws. For purposes of this Lease, “Release” or “Released” or “Releases” shall mean any release, deposit, discharge, emission,
leaking, spilling, seeping, migrating, injecting, pumping, pouring, emptying, escaping, dumping, disposing, or other movement of Hazardous Materials into the environment. Landlord acknowledges that Tenant will be installing and using fume hoods in
the Premises and that emissions of Hazardous Materials into the air in compliance with all Environmental Laws shall not be considered Releases. 

5.3.1.2 Notices to Landlord. Tenant shall notify Landlord in writing as soon as possible but in no event later than five
(5) days after (i) the occurrence of any actual, alleged or threatened Release of any Hazardous Material in, on, under, from, about or in the vicinity of the Premises (whether past or present), regardless of the source or quantity of any
such Release, or (ii) Tenant becomes aware of any regulatory actions, inquiries, inspections, investigations, directives, or any cleanup, compliance, enforcement or abatement proceedings (including any threatened or contemplated investigations
or proceedings) relating to or potentially affecting the Premises, or (iii) Tenant becomes aware of any claims by any person or entity relating to any Hazardous Materials in, on, under, from, about or in the vicinity of the Premises, whether
relating to damage, contribution, cost recovery, compensation, loss or injury. Collectively, the matters set forth in clauses (i), (ii) and (iii) above are hereinafter referred to as “Hazardous Materials Claims”. Tenant shall
promptly forward to Landlord copies of all orders, notices, permits, applications and other communications and reports in connection with any Hazardous Materials Claims. Additionally, Tenant shall promptly advise Landlord in writing of Tenant’s
discovery of any occurrence or condition on, in, under or about the Premises that could subject Tenant or Landlord to any liability, or restrictions on ownership, occupancy, transferability or use of the Premises under any “Environmental
Laws,” as that term is defined below. Tenant shall not enter into any legal proceeding or other action, settlement, consent decree or other compromise with respect to any Hazardous Materials Claims without first notifying Landlord of
Tenant’s intention to do so and affording Landlord the opportunity to join and participate, as a party if Landlord so elects, in such proceedings and in no event shall Tenant enter into any agreements which are binding on Landlord or the
Premises without Landlord’s prior written consent. Landlord shall have the right to appear at and participate in, any and all legal or other administrative proceedings concerning any Hazardous Materials Claim. For purposes of this Lease,
“Environmental Laws” means all applicable present and future laws relating to the protection of human health, safety, wildlife or the environment, including, without limitation, (i) all requirements pertaining to reporting,
licensing, permitting, investigation and/or remediation of emissions, discharges, Releases, or threatened Releases of Hazardous Materials, whether solid, liquid, or gaseous in nature, into the air, surface water, groundwater, or land, or relating to
the manufacture, processing, distribution, use, treatment, storage, disposal, transport, or handling of Hazardous Materials; and (ii) all requirements pertaining to the health and safety of employees or the public. Environmental Laws include,
but are not limited to, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 USC § 9601, et seq., the Hazardous Materials Transportation Authorization Act of 1994, 49 USC § 5101, et seq., the Solid Waste
Disposal Act, as amended by the Resource Conservation and Recovery Act of 1976, and Hazardous and Solid Waste Amendments of 1984, 42 USC § 6901, et seq., the Federal Water Pollution Control Act, as amended by the Clean Water Act of 1977, 33 USC
§ 1251, et seq., the Clean Air Act of 1966, 42 USC § 7401, et seq., the Toxic Substances Control Act of 1976, 15 USC § 2601, et seq., the Safe Drinking Water Act of 1974, 42 USC §§ 300f through 300j, the Occupational Safety
and Health Act of 1970, as amended, 29 USC § 651 et seq., the Oil Pollution Act of 1990, 33 USC § 2701 et seq., the Emergency Planning and Community
Right-To-Know Act of 1986, 42 USC § 11001 et seq., 

  
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the National Environmental Policy Act of 1969, 42 USC § 4321 et seq., the Federal Insecticide, Fungicide and Rodenticide Act of 1947, 7 USC § 136 et seq., California
Carpenter-Presley-Tanner Hazardous Substance Account Act, California Health & Safety Code §§ 25300 et seq., Hazardous Materials Release Response Plans and Inventory Act, California Health & Safety Code, §§ 25500
et seq., Underground Storage of Hazardous Substances provisions, California Health & Safety Code, §§ 25280 et seq., California Hazardous Waste Control Law, California Health & Safety Code, §§ 25100 et seq., and
any other state or local law counterparts, as amended, as such applicable laws, are in effect as of the Lease Commencement Date, or thereafter adopted, published, or promulgated. 

5.3.1.3 Releases of Hazardous Materials. If any Release of any Hazardous Material in, on, under, from or about the Premises
shall occur at any time during the Lease by Tenant or Tenant’s Agents, in addition to notifying Landlord as specified above, Tenant, at its own sole cost and expense, shall (i) immediately comply with any and all reporting requirements
imposed pursuant to any and all Environmental Laws, (ii) provide a written certification to Landlord indicating that Tenant has complied with all applicable reporting requirements, (iii) take any and all necessary investigation, corrective
and remedial action in accordance with any and all applicable Environmental Laws, utilizing an environmental consultant approved by Landlord, all in accordance with the provisions and requirements of this Section 5.3,
including, without limitation, Section 5.3.4, and (iv) take any such additional investigative, remedial and corrective actions as Landlord shall in its reasonable discretion deem necessary such that the Premises are
remediated to the condition existing prior to such Release. 
 5.3.1.4 Indemnification. 

5.3.1.4.1 In General. Without limiting in any way Tenant’s obligations under any other provision of this
Lease, Tenant shall be solely responsible for and shall protect, defend, indemnify and hold the Landlord Parties harmless from and against any and all claims, judgments, losses, damages, costs, expenses, penalties, enforcement actions, taxes, fines,
remedial actions, liabilities (including, without limitation, actual attorneys’ fees, litigation, arbitration and administrative proceeding costs, expert and consultant fees and laboratory costs) including, without limitation, consequential
damages and sums paid in settlement of claims, which arise during or after the Lease Term, whether foreseeable or unforeseeable, that arise during or after the Lease Term in whole or in part, foreseeable or unforeseeable, directly or indirectly
arising out of or attributable to the Release of Hazardous Materials in, on, under or about the Premises by Tenant or Tenant’s Agents. 

5.3.1.4.2 Limitations. Notwithstanding anything in Section 5.3.1.4, above, to the
contrary, Tenant’s indemnity of Landlord as set forth in Section 5.3.1.4, above, shall not be applicable to claims based upon Hazardous Materials not Released by Tenant or Tenant’s Agents. 

5.3.1.4.3 Landlord Indemnity. Under no circumstance shall Tenant be liable for, and Landlord shall indemnify,
defend, protect and hold harmless Tenant and Tenant’s Agents from and against, all losses, costs, claims, liabilities and damages (including attorneys’ and consultants’ fees) arising out of any Hazardous Materials that exist in, on or
about the Project as of the date hereof, or Hazardous Material Released by Landlord or any Landlord Parties. Landlord will provide Tenant with any Hazardous Material reports relating to the Building that Landlord has in its immediate possession. The
provision of such reports shall be for informational purposes only, and Landlord does not make any representation or warranty as to the correctness or completeness of any such reports. 

5.3.1.5 Compliance with Environmental Laws. Without limiting the generality of Tenant’s obligation to comply with
applicable laws as otherwise provided in this Lease, Tenant shall, at its sole cost and expense, comply with all Environmental Laws related to the use of Hazardous Materials by Tenant and Tenant’s Agents. Tenant shall obtain and maintain any
and all necessary permits, licenses, certifications and approvals appropriate or required for the use, handling, storage, and disposal of any Hazardous Materials used, stored, generated, transported, handled, blended, or recycled by Tenant on the
Premises. Landlord shall have a continuing right, without obligation, to require Tenant to obtain, and to review and inspect any and all such permits, licenses, certifications and approvals, together with copies of any and all Hazardous Materials
management plans and programs, any and all Hazardous Materials risk management and pollution prevention programs, and any and all Hazardous Materials emergency response and employee training programs respecting Tenant’s use of Hazardous
Materials. Upon request of Landlord, Tenant shall deliver to Landlord a narrative description explaining the nature and scope of Tenant’s activities involving Hazardous Materials and showing to Landlord’s satisfaction compliance with all
Environmental Laws and the terms of this Lease. 

  
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 5.3.2 Assurance of Performance. 

5.3.2.1 Environmental Assessments In General. Landlord may, but shall not be required to, engage from time to time such
contractors as Landlord determines to be appropriate (and which are reasonably acceptable to Tenant) to perform environmental assessments of a scope reasonably determined by Landlord (an “Environmental Assessment”) to ensure
Tenant’s compliance with the requirements of this Lease with respect to Hazardous Materials. 
 5.3.2.2 Costs of Environmental
Assessments. All costs and expenses incurred by Landlord in connection with any such Environmental Assessment initially shall be paid by Landlord; provided that if any such Environmental Assessment shows that Tenant has failed to comply with
the provisions of this Section 5.3, then all of the costs and expenses of such Environmental Assessment shall be reimbursed by Tenant as Additional Rent within ten (10) days after receipt of written demand therefor.

 5.3.3 Tenant’s Obligations upon Surrender. At the expiration or earlier termination of the Lease Term, Tenant, at
Tenant’s sole cost and expense, shall: (i) cause an Environmental Assessment of the Premises to be conducted in accordance with Section 15.3; (ii) cause all Hazardous Materials brought onto the Premises by Tenant
or Tenant’s Agents to be removed from the Premises and disposed of in accordance with all Environmental Laws and as necessary to allow the Premises to be used for the purposes allowed as of the date of this Lease; and (iii) cause to be
removed all containers installed or used by Tenant or Tenant’s Agents to store any Hazardous Materials on the Premises, and cause to be repaired any damage to the Premises caused by such removal. 

5.3.4 Clean-up. 

5.3.4.1 Environmental Reports; Clean-Up. If any written report, including any report
containing results of any Environmental Assessment (an “Environmental Report”) shall indicate (i) the presence of any Hazardous Materials as to which Tenant has a removal or remediation obligation under this
Section 5.3, and (ii) that as a result of same, the investigation, characterization, monitoring, assessment, repair, closure, remediation, removal, or other clean-up (the
“Clean-up”) of any Hazardous Materials is required, Tenant shall immediately prepare and submit to Landlord within thirty (30) days after receipt of the Environmental Report a
comprehensive plan, subject to Landlord’s written approval, specifying the actions to be taken by Tenant to perform the Clean-up so that the Premises are restored to the conditions required by this Lease.
Upon Landlord’s approval of the Clean-up plan, Tenant shall, at Tenant’s sole cost and expense, without limitation on any rights and remedies of Landlord under this Lease, immediately implement such
plan with a consultant reasonably acceptable to Landlord and proceed to Clean-Up Hazardous Materials in accordance with all applicable laws. If, within thirty (30) days after receiving a copy of such
Environmental Report, Tenant fails either (a) to complete such Clean-up, or (b) with respect to any Clean-up that cannot be completed within such thirty-day period, fails to proceed with diligence to prepare the Clean-up plan and complete the Clean-up as promptly as practicable,
then Landlord shall have the right, but not the obligation, and without waiving any other rights under this Lease, to carry out any Clean-up recommended by the Environmental Report or required by any
governmental authority having jurisdiction over the Premises, and recover all of the costs and expenses thereof from Tenant as Additional Rent, payable within ten (10) days after receipt of written demand therefor. 

5.3.4.2 No Rent Abatement. Tenant shall continue to pay all Rent due or accruing under this Lease during any Clean-up, and shall not be entitled to any reduction, offset or deferral of any Base Rent or Additional Rent due or accruing under this Lease during any such Clean-up. 

5.3.4.3 Surrender of Premises. Tenant shall complete any Clean-up prior to surrender of
the Premises upon the expiration or earlier termination of this Lease. Tenant shall obtain and deliver to Landlord a letter or other written determination from the overseeing governmental authority confirming that the
Clean-up has been completed in accordance with all requirements of such governmental authority and that no further response action of any kind is required for the unrestricted use of the Premises
(“Closure Letter”). Upon the expiration or earlier termination of this Lease, Tenant shall also be obligated to close all permits obtained in connection with Hazardous Materials used by Tenant or Tenant’s Agents in accordance
with applicable laws. 

  
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 5.3.4.4 Failure to Timely Clean-Up. Should
any Clean-up for which Tenant is responsible not be completed, or should Tenant not receive the Closure Letter and any governmental approvals required under Environmental Laws in conjunction with such Clean-up prior to the expiration or earlier termination of this Lease, then, commencing on the later of the termination of this Lease and three (3) business days after Landlord’s delivery of notice of such
failure and that it elects to treat such failure as a holdover, Tenant shall be liable to Landlord as a holdover tenant (as more particularly provided in Article 16) until Tenant has fully complied with its obligations under this
Section 5.3. 
 5.3.5 Confidentiality. Unless compelled to do so by applicable law, Tenant agrees
that Tenant shall not disclose, discuss, disseminate or copy any information, data, findings, communications, conclusions and reports regarding the environmental condition of the Premises to any Person (other than Tenant’s consultants,
attorneys, property managers, employees, shareholders and potential and actual investors, lenders, business and merger partners, subtenants and assignees that have a need to know such information), including any governmental authority, without the
prior written consent of Landlord. In the event Tenant reasonably believes that disclosure is compelled by applicable law, it shall provide Landlord ten (10) days’ advance notice of disclosure of confidential information so that Landlord
may attempt to obtain a protective order. Tenant may additionally release such information to bona fide prospective purchasers or lenders, subject to any such parties’ written agreement to be bound by the terms of this
Section 5.3. 
 5.3.6 Copies of Environmental Reports. Within thirty (30) days of receipt
thereof, Tenant shall provide Landlord with a copy of any and all environmental assessments, audits, studies and reports regarding Tenant’s activities with respect to the Premises, or ground water beneath the Land, or the environmental
condition or Clean-up thereof. Tenant shall be obligated to provide Landlord with a copy of such materials without regard to whether such materials are generated by Tenant or prepared for Tenant, or how Tenant
comes into possession of such materials. 
 5.3.7 Signs, Response Plans, Etc. Tenant shall be responsible for posting on the
Premises any signs required under applicable Environmental Laws with respect to the use of Hazardous Materials by Tenant or Tenant’s Agents. Tenant shall also complete and file any business response plans or inventories required by any
applicable laws. Tenant shall concurrently file a copy of any such business response plan or inventory with Landlord. 
 5.3.8
Survival. Each covenant, agreement, representation, warranty and indemnification made by Tenant set forth in this Section 5.3 shall survive the expiration or earlier termination of this Lease and shall remain
effective until all of Tenant’s obligations under this Section 5.3 have been completely performed and satisfied. 
 6.
SERVICES AND UTILITIES. 
 6.1 In General. Landlord will be responsible, at Tenant’s sole cost and expense (subject
to the terms of Section 4.2.4, above), for the furnishing of heating, ventilation and air-conditioning, electricity, water, and interior Building security services to the Premises.
Landlord shall not provide janitorial or telephone services for the Premises. Tenant shall be solely responsible for performing all janitorial services and other cleaning of the Premises, all in compliance with applicable laws. The janitorial and
cleaning of the Premises shall be adequate to maintain the Premises in a manner consistent with First Class Life Sciences Projects. Landlord shall provide to the Premises throughout the Lease Term, nitrogen, clean dry air, de-ionized water, house vacuum and UPS. 
 Tenant shall cooperate fully with Landlord at all times and
abide by all reasonable regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. Provided that Landlord agrees to provide and maintain and
keep in continuous service utility connections to the Project, including electricity, water and sewage connections, Landlord shall have no obligation to provide any services or utilities to the Building, including, but not limited to heating,
ventilation and air-conditioning, electricity, water, telephone, janitorial and interior Building security services, except as set forth in this Section 6.1, above. 

  
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 6.2 Allocation of Utilities Costs. To the extent that any utilities (including
without limitation, electricity, gas, sewer and water) to the Building are separately metered to the Premises, such utilities shall be contracted for and paid directly by Tenant to the applicable utility provider. To the extent that any utilities
(including without limitation, electricity, gas, sewer and water) to the Building are not separately metered to the Premises, then Tenant shall pay to Landlord, within thirty (30) days after billing, an equitable portion of the Building utility
costs, based on Tenant’s proportionate use thereof. Tenant shall have the right to reasonably designate a suitable, licensed contractor to perform a measurement of the utility consumption by all occupants of the Building and Landlord shall
equitably adjust the amount payable by Tenant based thereon. Upon request by Tenant, Landlord shall permit a contractor selected by Tenant and reasonably approved by Landlord to access the building management system to attempt to reduce the hours
and level of service of the HVAC system to the Premises outside of business hours (including expanding the temperature range) in a manner that does not reduce required service to other portions of the Building, which work shall be at Tenant’s
sole cost and expense. Landlord shall equitably adjust the share of utility costs billed to Tenant to reflect the reduced usage of HVAC as a result of such adjustments. 

6.3 Interruption of Use. Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for
failure to furnish or delay in furnishing any service or utility (including, without limitation, telephone and telecommunication services, UPS services, or other laboratory services or utilities), or for any diminution in the quality or quantity
thereof, when such failure or delay or diminution is occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel
at the Building or Project after reasonable effort to do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause; and such failures or delays or
diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease. Notwithstanding the foregoing,
Landlord may be liable for damages to the extent caused by the negligence or willful misconduct of Landlord or the Landlord Parties, provided that Landlord shall not be liable under any circumstances for injury to, or interference with,
Tenant’s business, including, without limitation, loss of profits, however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6. 

6.4 Energy Performance Disclosure Information. Tenant hereby acknowledges that Landlord may be required to disclose certain
information concerning the energy performance of the Building pursuant to California Public Resources Code Section 25402.10 and the regulations adopted pursuant thereto (collectively the “Energy Disclosure Requirements”).
Tenant hereby acknowledges prior receipt of the Data Verification Checklist, as defined in the Energy Disclosure Requirements (the “Energy Disclosure Information”), and agrees that Landlord has timely complied in full with
Landlord’s obligations under the Energy Disclosure Requirements. Tenant acknowledges and agrees that (i) Landlord makes no representation or warranty regarding the energy performance of the Building or the accuracy or completeness of the
Energy Disclosure Information, (ii) the Energy Disclosure Information is for the current occupancy and use of the Building and that the energy performance of the Building may vary depending on future occupancy and/or use of the Building, and
(iii) Landlord shall have no liability to Tenant for any errors or omissions in the Energy Disclosure Information. If and to the extent not prohibited by applicable laws, Tenant hereby waives any right Tenant may have to receive the Energy
Disclosure Information, including, without limitation, any right Tenant may have to terminate this Lease as a result of Landlord’s failure to disclose such information. Further, Tenant hereby releases Landlord from any and all losses, costs,
damages, expenses and/or liabilities relating to, arising out of and/or resulting from the Energy Disclosure Requirements, including, without limitation, any liabilities arising as a result of Landlord’s failure to disclose the Energy
Disclosure Information to Tenant prior to the execution of this Lease. Tenant’s acknowledgment of the AS-IS condition of the Premises to the extent provided in this Lease shall be deemed to include the
energy performance of the Building. Tenant further acknowledges that pursuant to the Energy Disclosure Requirements, Landlord may be required in the future to disclose information concerning Tenant’s energy usage to certain third parties,
including, without limitation, prospective purchasers, lenders and tenants of the Building (the “Tenant Energy Use Disclosure”). Tenant hereby (A) consents to all such Tenant Energy Use Disclosures, and (B) acknowledges
that Landlord shall not be required to notify Tenant of any Tenant Energy Use Disclosure. Further, Tenant hereby releases Landlord from any and all losses, costs, damages, expenses and liabilities relating to, arising out of and/or resulting from
any Tenant Energy Use Disclosure. The terms of this Section 6.4 shall survive the expiration or earlier termination of this Lease. 

  
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 6.5 Rooftop Rights. Commencing on the Lease Commencement Date, Tenant shall
continue to have the right to use the satellite dish it installed under the Existing Lease on the terms set forth in Section 6.6 thereof. Subject to, (A) reasonable construction rules and regulations promulgated by Landlord, (B) the
Building standards therefor, and (C) the terms and conditions set forth in Article 8 of this Lease and this Section 6.5, Tenant may install, repair, maintain and use, at Tenant’s sole cost and expense, but
without the payment of any Base Rent or similar fee or charge, communications devices (the number of which shall be determined by Landlord in its sole and absolute discretion) on the roof of the Building for the sending and receiving of signals or
broadcasts (provided that there shall be no generation or transmission of commercial signals or broadcasts) servicing the business conducted by Tenant from within the Premises (such satellite is defined as the “Rooftop Equipment”).
The Rooftop Equipment shall be no larger than (or otherwise occupy a space which is larger than) six (6) feet. Tenant shall be solely responsible for any and all costs incurred or arising in connection with the Rooftop Equipment, including but
not limited to costs of electricity and insurance related to the Rooftop Equipment. Landlord makes no representations or warranties whatsoever with respect to the condition of the roof of the Building, or the fitness or suitability of the roof of
the Building for the installation, maintenance and operation of the Rooftop Equipment, including, without limitation, with respect to the quality and clarity of any receptions and transmissions to or from the Rooftop Equipment and the presence of
any interference with such signals whether emanating from the Building or otherwise. The physical appearance and the size of the Rooftop Equipment shall be subject to Landlord’s reasonable approval, the location of any such Rooftop Equipment
shall be mutually agreed upon by Landlord and Tenant and Landlord may require Tenant to install screening around such Rooftop Equipment, at Tenant’s sole cost and expense, as reasonably designated by Landlord. Tenant shall service, maintain and
repair such Rooftop Equipment, at Tenant’s sole cost and expense. In the event Tenant elects to exercise its right to install the Rooftop Equipment, then Tenant shall give Landlord prior notice thereof. Tenant shall reimburse to Landlord the
actual costs reasonably incurred by Landlord in approving such Rooftop Equipment. Tenant’s rights under this Section 6.5 shall terminate and shall be of no further force or effect upon the expiration or earlier
termination of this Lease, or, in the event Tenant (or a Permitted Transferee ) no longer occupies the Premises. Prior to the expiration or earlier termination of this Lease, Tenant shall, as promptly as possible but in no event more than fifteen
(15) days thereafter, remove and restore the affected portion of the rooftop, the Building and the Premises to the condition the rooftop, the Building and the Premises would have been in had no such Rooftop Equipment been installed (reasonable
wear and tear excepted). Such Rooftop Equipment shall be installed pursuant to plans and specifications approved by Landlord (specifically including, without limitation, all mounting and waterproofing details), which approval will not be
unreasonably withheld, conditioned, or delayed. Notwithstanding any such review or approval by Landlord, Tenant shall remain solely liable for any damage arising in connection with Tenant’s installation, use, maintenance and/or repair of such
Rooftop Equipment, including, without limitation, any damage to a portion of the roof or roof membrane and any penetrations to the roof. Landlord and Tenant hereby acknowledge and agree that Landlord shall have no liability in connection with
Tenant’s use, maintenance and/or repair of such Rooftop Equipment. Such Rooftop Equipment shall, in all instances, comply with applicable governmental laws, codes, rules and regulations. Tenant shall not be entitled to license its Rooftop
Equipment to any third party, nor shall Tenant be permitted to receive any revenues, fees or any other consideration for the use of such Rooftop Equipment by a third party. Tenant’s right to install such Rooftop Equipment shall be non-exclusive, and Tenant hereby expressly acknowledges Landlord’s continued right (i) to itself utilize any portion of the rooftop of the Building, and (ii) to
re-sell, license or lease any rooftop space to an unaffiliated third party; provided, however, such Landlord (or third-party) use shall not materially interfere with (or preclude the installation of)
Tenant’s Rooftop Equipment. Notwithstanding any provision to the contrary contained in this Section 6.5, in no event shall Tenant make any improvements or alterations on the roof without first receiving Landlord’s
prior consent. The rights contained in this Section 6.5 shall be personal to the Original Tenant and any Permitted Transferee, and may only be exercised by the Original Tenant and any Permitted Transferee (and not by any
other assignee, sublessee or other transferee of Tenant’s interest in the Lease) if the Original Tenant or Permitted Transferee occupies the entire Premises as of the date of the attempted exercise of its rooftop rights set forth herein. 

7. REPAIRS. 
 7.1 Tenant Repair
Obligations. Tenant shall, throughout the Term, at its sole cost and expense, maintain, repair or replace as required, the Premises in a good standard of maintenance, repair and replacement as required, and in good and sanitary condition,
all in accordance with the standards of First Class Life Sciences Projects, except for the Landlord Repair Obligations, whether or not such maintenance, repair, replacement or improvement is required in order to comply with applicable Laws
(“Tenant’s Repair Obligations”), including without limitation, all electrical facilities and equipment, including lighting fixtures, lamps, fans and any exhaust equipment and systems, 

  
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electrical motors and all other appliances and equipment of every kind and nature located in the Premises; all communications systems serving the Premises; all of Tenant’s security systems
in or about or serving the Premises; Tenant’s signage; interior demising walls and partitions (including painting and wall coverings), equipment, floors. Tenant shall additionally be responsible, at Tenant’s sole cost and expense, to
furnish all expendables, including light bulbs, paper goods and soaps, used in the Premises. 
 7.2 Landlord Repair
Obligations. Landlord shall be responsible, as a part of Operating Expenses, for repairs to and routine maintenance of the Building including without limitation: (1) exterior windows, window frames, window casements (including the
repairing, resealing, cleaning and replacing of exterior windows); (2) exterior doors, door frames and door closers; (3) the Building (as opposed to the Premises) and Project plumbing, sewer, drainage, electrical, fire protection, life safety
and security systems and equipment, existing heating, ventilation and air-conditioning systems, the laboratory utilities described in Section 6.1, and all other mechanical and HVAC systems and equipment
(collectively, the “Building Systems”), (4) the exterior glass, exterior walls, foundation and roof of the Building, the structural portions of the floors of the Building, including, without limitation, any painting, sealing,
patching and waterproofing of exterior walls, and (5) repairs to the elevator in the Building and underground utilities, except to the extent that any such repairs are required due to the negligence or willful misconduct of Tenant (the
“Landlord Repair Obligations”); provided, however, that if such repairs are due to the negligence or willful misconduct of Tenant, Landlord shall nevertheless make such repairs at Tenant’s expense, or, if covered by
Landlord’s insurance, Tenant shall only be obligated to pay any deductible in connection therewith. Costs expended by Landlord in connection with the Landlord Repair Obligations shall be included in Operating Expenses to the extent allowed
pursuant to the terms of Article 4, above. Landlord shall cooperate with Tenant to enforce any warranties that Landlord holds that could reduce Tenant’s maintenance obligations under this Lease. 

7.3 Tenant’s Right to Make Repairs. Notwithstanding any provision to the contrary contained in this Lease, if Tenant
provides written notice to Landlord of an event or circumstance which requires the action of Landlord under this Lease with respect to repair and/or maintenance required in the Premises, including repairs to the portions of the Building that are
Landlord’s responsibility under Section 7.4 (the “Base Building”), which event or circumstance with respect to the Base Building materially and adversely affects the conduct of Tenant’s business
from the Premises, and Landlord fails to commence corrective action within a reasonable period of time, given the circumstances, after the receipt of such notice, but in any event not later than thirty (30) days after receipt of said notice
(unless Landlord’s obligation cannot reasonably be performed within thirty (30) days, in which event Landlord shall be allowed additional time as is reasonably necessary to perform the obligation so long as Landlord begins performance
within the initial thirty (30) days and diligently pursues performance to completion), or, in the event of an Emergency (as defined below), not later than five (5) business days after receipt of such notice, then Tenant shall have the
right to undertake such actions as may be reasonably necessary to make such repairs if Landlord thereafter fails to commence corrective action within five (5) business days following Landlord’s receipt of a second written notice from
Tenant specifying that Tenant will undertake such actions if Landlord fails to timely do so (provided that such notice shall include the following language in bold, capitalized text: “IF LANDLORD FAILS TO COMMENCE THE REPAIRS DESCRIBED IN
THIS LETTER WITHIN FIVE (5) BUSINESS DAYS FROM LANDLORD’S RECEIPT OF THIS LETTER, TENANT WILL PERFORM SUCH REPAIRS AT LANDLORD’S EXPENSE”; provided, however, that in no event shall Tenant undertake any actions
that could materially or adversely affect the Base Building. Notwithstanding the foregoing, in the event of an Emergency, no second written notice shall be required as long as Tenant advises Landlord in the first written notice of Tenant’s
intent to perform such Emergency repairs if Landlord does not commence the same within such five (5) business day period, utilizing the language required in second notices. If such action was required under the terms of this Lease to be taken
by Landlord and was not commenced by Landlord within such five (5) business day period and thereafter diligently pursued to completion, then Tenant shall be entitled to prompt reimbursement by Landlord of the reasonable out-of-pocket third-party costs and expenses actually incurred by Tenant in taking such action. If Tenant undertakes such corrective actions pursuant to this
Section 7.3, then (a) the insurance and indemnity provisions set forth in this Lease shall apply to Tenant’s performance of such corrective actions, (b) Tenant shall proceed in accordance with all applicable
laws, (c) Tenant shall retain to perform such corrective actions only such reputable contractors and suppliers as are duly licensed and qualified, (d) Tenant shall effect such repairs in a good and workmanlike and commercially reasonable
manner, (e) Tenant shall use new or like new materials, and (f) Tenant shall take reasonable efforts to minimize any material interference or impact on the other tenants and occupants of the Building. Promptly following completion of any
work taken by Tenant pursuant to the terms of this Section 7.5, Tenant shall deliver a detailed invoice of the work completed, the materials used and the costs relating thereto, and Landlord shall reimburse Tenant

  
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the amounts expended by Tenant in connection with such work, provided that Landlord shall have the right to reasonably object if Landlord claims that such action did not have to be taken by
Landlord pursuant to the terms of this Lease or that the charges are excessive (in which case Landlord shall pay the amount it contends would not have been excessive). For purposes of this Section 7.5, an
“Emergency” shall mean an event threatening immediate and material danger to people located in the Building or immediate, material damage to the Building, Base Building, or creating a realistic possibility of an immediate and
material interference with, or immediate and material interruption of a material aspect of Tenant’s business operations. 
 8. ADDITIONS AND
ALTERATIONS. 
 8.1 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or
changes to the Premises or any mechanical, plumbing or HVAC facilities or systems pertaining to the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which
consent shall be requested by Tenant not less than ten (10) business days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord, provided it shall be deemed reasonable for Landlord to withhold its
consent to any Alteration which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building. Notwithstanding the foregoing, Tenant shall be permitted to make Alterations
following ten (10) business days’ notice to Landlord (as to Alterations costing more than $10,000 only), but without Landlord’s prior consent, to the extent that such Alterations (i) do not affect the building systems or
equipment (other than minor changes such as adding or relocating electrical outlets and thermostats), (ii) are not visible from the exterior of the Building, and (iii) cost less than $50,000.00 for a particular job of work. 

8.2 Manner of Construction. Landlord may impose, as a condition of its consent to any and all Alterations or repairs of the
Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that upon Landlord’s request, Tenant shall, at Tenant’s expense, remove such
Alterations upon the expiration or any early termination of the Lease Term. Tenant shall construct such Alterations and perform such repairs in a good and workmanlike manner, in conformance with any and all applicable federal, state, county or
municipal laws, rules and regulations and pursuant to a valid building permit, issued by the city in which the Building is located (or other applicable governmental authority). Tenant shall not use (and upon notice from Landlord shall cease using)
contractors, services, workmen, labor, materials or equipment that, in Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services in or about the Building or the
Common Areas. Upon completion of any Alterations, Tenant shall deliver to Landlord final lien waivers from all contractors, subcontractors and materialmen who performed such work. In addition to Tenant’s obligations under Article 9 of
this Lease, upon completion of any Alterations, Tenant agrees to cause a Notice of Completion to be recorded in the office of the Recorder of the County of San Mateo in accordance with Section 3093 of the Civil Code of the State of California
or any successor statute, and Tenant shall deliver to the Project construction manager a reproducible copy of the “as built” drawings of the Alterations as well as all permits, approvals and other documents issued by any
governmental agency in connection with the Alterations. 
 8.3 Payment for Improvements. In connection with any Alterations
that affect the Building systems (other than minor changes such as adding or relocating electrical outlets and thermostats), or which have a cost in excess of $100,000, Tenant shall reimburse Landlord for Landlord’s reasonable, actual, out-of-pocket costs and expenses actually incurred in connection with Landlord’s review of such work. 

8.4 Construction Insurance. In addition to the requirements of Article 10 of this Lease, in the event that Tenant makes
any Alterations as to which Tenant is required to obtain Landlord’s consent or provide Landlord with notice, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant carries “Builder’s
All Risk” insurance in an amount approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and agreed that all of such Alterations shall be insured
by Landlord pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Tenant’s contractors and subcontractors shall be required to carry Commercial General Liability Insurance in an amount approved by
Landlord and otherwise in accordance with the requirements of Article 10 of this Lease. In connection with Alterations with a cost in excess of $250,000, Landlord may, in its reasonable discretion, require Tenant to obtain a lien and completion bond
or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. 

  
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 8.5 Landlord’s Property. All Alterations, improvements, fixtures, equipment
and/or appurtenances which may be installed or placed in or about the Premises, from time to time, shall be at the sole cost of Tenant and all Alterations and improvements (including demountable walls), shall be and become the property of Landlord
and remain in place at the Premises following the expiration or earlier termination of this Lease. Notwithstanding the foregoing, Landlord may, by written notice to Tenant given at the time it consents to an Alteration, require Tenant, at
Tenant’s expense, to remove any Alterations within the Premises and to repair any damage to the Premises and Building caused by such removal. If Tenant fails to complete such removal and/or to repair any damage caused by the removal of any
Alterations, Landlord may do so and may charge the cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner relating to the
installation, placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which obligations of Tenant shall survive the expiration or earlier termination of this Lease.
Notwithstanding the foregoing, the items set forth in Exhibit F attached hereto (the “Tenant’s Property”) shall at all times be and remain Tenant’s property. Exhibit F may be updated from time
to time by agreement of the parties. Tenant may remove the Tenant’s Property from the Premises at any time, provided that Tenant repairs all damage caused by such removal. Landlord shall have no lien or other interest in the Tenant’s
Property. 
 9. COVENANT AGAINST LIENS. Tenant shall keep the Project and Premises free from any liens or encumbrances arising out of the work
performed, materials furnished or obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or costs (including, without limitation, reasonable
attorneys’ fees and costs) arising out of same or in connection therewith. Except as to Alterations as to which no notice is required under the second sentence of Section 8.1, Tenant shall give Landlord notice at least
ten (10) business days prior to the commencement of any such work on the Premises (or such additional time as may be necessary under applicable laws) to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility (to the extent applicable pursuant to then applicable laws). Tenant shall remove any such lien or encumbrance by bond or otherwise within ten (10) business days after notice by Landlord, and
if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof. 

10. INSURANCE. 
 10.1
Indemnification and Waiver. Except as provided in Section 10.5 or to the extent due to the negligence, willful misconduct or violation of this Lease by Landlord or the Landlord Parties, Tenant hereby assumes
all risk of damage to property in, upon or about the Premises from any cause whatsoever (including, but not limited to, any personal injuries resulting from a slip and fall in, upon or about the Premises) and agrees that Landlord, its partners,
subpartners and their respective officers, agents, servants, employees, and independent contractors (collectively, “Landlord Parties”) shall not be liable for, and are hereby released from any responsibility for, any damage either
to person or property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other persons claiming through Tenant. Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss,
cost, damage, expense and liability (including without limitation court costs and reasonable attorneys’ fees) incurred in connection with or arising from any cause in, on or about the Premises (including, but not limited to, a slip and fall),
any acts, omissions or negligence of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants, employees, invitees, guests or licensees of Tenant or any such person, in, on or about the Project or any
breach of the terms of this Lease, either prior to, during, or after the expiration of the Lease Term, provided that the terms of the foregoing indemnity shall not apply to the negligence or willful misconduct of Landlord or its agents, employees,
contractors, licensees or invitees, or Landlord’s violation of this Lease. Should Landlord be named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy of the Premises, Tenant shall pay
to Landlord its costs and expenses incurred in such suit, including without limitation, its actual professional fees such as reasonable appraisers’, accountants’ and attorneys’ fees. Notwithstanding anything to the contrary in this
Lease, Landlord shall not be released or indemnified from, and shall indemnify, defend, protect and hold harmless Tenant from, all losses, damages, liabilities, claims, attorneys’ fees, costs and expenses arising from the gross negligence or
willful misconduct of Landlord or its agents, contractors, licensees or invitees, or a violation of Landlord’s obligations or representations under this Lease. The provisions of this Section 10.1 shall survive the
expiration or sooner termination of this Lease with respect to any claims or liability arising in connection with any event occurring prior to such expiration or termination. 

  
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 10.2 Tenant’s Compliance With Landlord’s Property Insurance. Landlord
shall insure the Building, tenant improvements and any Alterations during the Lease Term against loss or damage under an “all risk” property insurance policy. Such coverage shall be in such amounts, from such companies, and on such other
terms and conditions, as Landlord may from time to time reasonably determine. Additionally, at the option of Landlord, such insurance coverage may include the risks of earthquakes and/or flood damage and additional hazards, a rental loss endorsement
and one or more loss payee endorsements in favor of the holders of any mortgages or deeds of trust encumbering the interest of Landlord in the Building or the ground or underlying lessors of the Building, or any portion thereof. The costs of such
insurance shall be included in Operating Expenses, subject to the terms of Section 4.2.4. Tenant shall, at Tenant’s expense, comply with all insurance company requirements pertaining to the use of the Premises. If
Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance policies then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders,
regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body. Notwithstanding anything to the contrary in this Lease, Tenant shall not be required to comply with or
cause the Premises to comply with any laws, rules, regulations or insurance requirements requiring the construction of alterations unless such compliance is necessitated solely due to Tenant’s particular use of the Premises. 

10.3 Tenant’s Insurance. Tenant shall maintain the following coverages in the following amounts. 

10.3.1 Commercial General Liability Insurance on an occurrence form covering the insured against claims of bodily injury and property damage
(including loss of use thereof) arising out of Tenant’s operations, and contractual liabilities (which limits may be met together with umbrella liability insurance) of not less than: 

 

			
	 Bodily Injury and
	  	$4,000,000 each occurrence
	 Property Damage Liability
	  	$4,000,000 annual aggregate
	 Personal Injury Liability
	  	$4,000,000 annual aggregate

 10.3.2 Property Insurance covering all office furniture, business and trade fixtures, office and lab
equipment, free-standing cabinet work, movable partitions, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense of Tenant. Such insurance shall be written on a “special form”
of physical loss or damage basis, for the full replacement cost value (subject to reasonable deductible amounts) new without deduction for depreciation of the covered items and in amounts that meet any
co-insurance clauses of the policies of insurance and shall include coverage for damage or other loss caused by fire or other peril including, but not limited to, vandalism and malicious mischief, theft, water
damage (excluding flood), including sprinkler leakage, bursting or stoppage of pipes, and explosion, and providing business interruption coverage for a period of ninety (90) days. 

10.3.3 Business Income Interruption for ninety (90) days plus Extra Expense insurance in such amounts as will reimburse Tenant for actual
direct or indirect loss of earnings attributable to the risks outlined in Section 10.3.2 above. 
 10.3.4
Worker’s Compensation and Employer’s Liability or other similar insurance pursuant to all applicable state and local statutes and regulations. The policy shall include a waiver of subrogation in favor of Landlord, its employees, Lenders
and any property manager or partners. 
 10.4 Form of Policies. The minimum limits of policies of insurance required of Tenant
under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall (i) name Landlord, its subsidiaries and affiliates, its property manager (if any) and any other party the Landlord so specifies, as an
additional insured on the liability insurance, including Landlord’s managing agent, if any; (ii) be issued by an insurance company having a rating of not less than A:VII in Best’s Insurance Guide or which is otherwise acceptable to
Landlord and authorized to do business in the State of California; and (iv) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and is
non-contributing with any insurance required of Tenant. Tenant shall 

  
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not cause said insurance to be canceled or coverage changed unless thirty (30) days’ prior written notice shall have been given to Landlord and any mortgagee of Landlord (unless such
cancellation is the result of non-payment of premiums). Tenant shall deliver said policy or policies or certificates thereof to Landlord on or before the Lease Commencement Date and at least three
(3) business days before the expiration dates thereof. In the event Tenant shall fail to procure such insurance, Landlord may, at its option, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord within
five (5) days after delivery to Tenant of bills therefor. 
 10.5 Subrogation. Landlord and Tenant hereby agree to look
solely to, and seek recovery only from, their respective insurance carriers in the event of a property or business interruption loss to the extent that such coverage is agreed to be provided hereunder. Notwithstanding anything to the contrary in
this Lease, the parties each hereby waive all rights and claims against each other for such losses, and waive all rights of subrogation of their respective insurers. The parties agree that their respective insurance policies do now, or shall,
contain the waiver of subrogation. 
 10.6 Additional Insurance Obligations. Tenant shall carry and maintain during the entire
Lease Term, at Tenant’s sole cost and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10 and such other reasonable types of insurance coverage and in such reasonable amounts covering
the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord or Landlord’s lender, but in no event in excess of the amounts and types of insurance then being required by landlords of buildings comparable to and
in the vicinity of the Building. 
 11. DAMAGE AND DESTRUCTION. 

11.1 Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting
from fire or any other casualty. If the Premises or any Common Areas serving or providing access to the Premises shall be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance
adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the Premises and such Common Areas. Such restoration shall be to substantially the same condition of the
Premises and the Common Areas prior to the casualty, except for modifications required by zoning and building codes and other laws or any other modifications to the Common Areas deemed desirable by Landlord, which are consistent with the character
of the Project, provided that access to the Premises shall not be materially impaired. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such
damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or Common Areas necessary to Tenant’s occupancy, and the damaged portions of the Premises are not occupied by Tenant as a result
thereof, then during the time and to the extent the Premises are unfit for occupancy, the Rent shall be abated in proportion to the ratio that the amount of rentable square feet of the Premises which is unfit for occupancy for the purposes permitted
under this Lease bears to the total rentable square feet of the Premises. 
 11.2 Landlord’s Option to Repair.
Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such
termination within sixty (60) days after the date of discovery of the damage, such notice to include a termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building shall be damaged
by fire or other casualty or cause, and one or more of the following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within one (1) year after the date of discovery of the damage
(when such repairs are made without the payment of overtime or other premiums); (ii) the damage is due to a risk that Landlord is not required to insure under this Lease, and the cost of restoration exceed five percent (5%) of the replacement cost
of the Building (unless Tenant agrees to pay any uninsured amount in excess of such five percent (5%)); or (iii) the damage occurs during the last twelve (12) months of the Lease Term and will take more than sixty (60) days to
restore; provided, however, that if Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right as provided above, and the repairs cannot, in the reasonable opinion of Landlord, be completed within seven
(7) months after the date of discovery of the damage (or are not in fact completed within eight (8) months after the date of discovery of the damage), Tenant may elect, no earlier than sixty (60) days after the date of the damage and
not later than ninety (90) days after the date of such damage, or within thirty (30) days after such repairs are not timely completed, to terminate this Lease by written notice to Landlord effective as of the date specified in the notice,
which date shall not be less than thirty (30) days nor more than sixty (60) days after the date such notice is given by Tenant. 

  
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 11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this
Article 11, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and any statute or regulation of the State of
California, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any
other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project. 

12. NONWAIVER. No provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver
by either party hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent
hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s
knowledge of such preceding breach at the time of acceptance of such Rent. No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement
or statement on any check or payment or any letter accompanying such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No
receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or
extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive
and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. 
 13. CONDEMNATION. If the whole or
any part of the Premises shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or condemned, or reconfigured or
vacated by such authority in such manner as to require the use or reconstruction of any part of the Premises, or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the
option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking
and Landlord shall be entitled to the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to
Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, for moving expenses, for the unamortized value of any improvements paid for by Tenant and for the Lease “bonus value”, so long as such
claims are payable separately to Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated. Tenant hereby
waives any and all rights it might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure. Notwithstanding anything to the contrary contained in this Article 13, in the event of a temporary taking of all or any
portion of the Premises for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such taking in proportion to the ratio that the
amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking. 

14. ASSIGNMENT AND SUBLETTING. 
 14.1
Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any
assignment, or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or enter into any license or concession agreements or otherwise permit the occupancy or use of the Premises or any
part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made
is hereinafter sometimes referred to as a “Transferee”). If Tenant desires Landlord’s 

  
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consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which
shall not be less than thirty (30) days nor more than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject
Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, including calculation of the “Transfer Premium”, as that term is defined in Section 14.3 below, in
connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, and (iv) current financial statements of the proposed
Transferee certified by an officer, partner or owner thereof, and any other information reasonably required by Landlord which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee,
nature of such Transferee’s business and proposed use of the Subject Space. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option,
constitute a default by Tenant under this Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s reasonable review and processing fees, as well as any reasonable professional fees (including, without
limitation, attorneys’, accountants’, architects’, engineers’ and consultants’ fees) incurred by Landlord (not to exceed $3,500 in the aggregate for any particular Transfer), within thirty (30) days after written
request by Landlord. 
 14.2 Landlord’s Consent. Landlord shall not unreasonably withhold or delay its consent to any
proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. Without limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease
and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply: 
 14.2.1
The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building or the Project; 

14.2.2 The Transferee is either a governmental agency or instrumentality thereof; 

14.2.3 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be
undertaken in connection with the Transfer on the date consent is requested; or 
 14.2.4 The proposed Transfer would cause a violation of
another lease for space in the Project, or would give an occupant of the Project a right to cancel its lease. 
 If Landlord consents to any
Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may have under Section 14.4 of this Lease), Tenant may within six (6) months after
Landlord’s consent, but not later than the expiration of said six-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set
forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the terms and conditions from those specified in the Transfer Notice such that
Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14
(including Landlord’s right of recapture, if any, under Section 14.4 of this Lease). Notwithstanding anything to the contrary in this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably
withheld or delayed its consent under Section 14.2 or otherwise has breached or acted unreasonably under this Article 14, their sole remedies shall be a suit for contract damages (other than damages for injury to, or
interference with, Tenant’s business including, without limitation, loss of profits, however occurring) or declaratory judgment and an injunction for the relief sought, and Tenant hereby waives all other remedies, including, without limitation,
any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under all applicable laws, on behalf of the proposed Transferee. 

14.3 Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable,
Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is defined in this Section 14.3, received by Tenant from such Transferee. “Transfer Premium” shall
mean all rent, additional rent or other consideration payable by such Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease during the term of the Transfer on a per rentable square
foot basis if less than all of the Premises is transferred, and after deduction of (i) any costs of improvements made to the Subject Space in connection with such Transfer, (ii) brokerage commissions paid in connection with such

  
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Transfer, and (iii) reasonable legal fees incurred in connection with such Transfer. “Transfer Premium” shall also include, but not be limited to, key money, bonus money or
other cash consideration paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture
transferred by Tenant to Transferee in connection with such Transfer. The determination of the amount of Landlord’s applicable share of the Transfer Premium shall be made on a monthly basis as rent or other consideration is received by Tenant
under the Transfer. 
 14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in
this Article 14, in the event Tenant contemplates a Transfer other than to a Permitted Transferee which, together with all prior Transfers then remaining in effect, would cause fifty percent (50%) or more of the Premises to be Transferred for
more than fifty percent (50%) of the then remaining Lease Term (taking into account any extension of the Lease Term which has irrevocably exercised by Tenant), Tenant shall give Landlord notice (the “Intention to Transfer Notice”)
of such contemplated Transfer (whether or not the contemplated Transferee or the terms of such contemplated Transfer have been determined). The Intention to Transfer Notice shall specify the portion of and amount of rentable square feet of the
Premises which Tenant intends to Transfer in the subject Transfer (the “Contemplated Transfer Space”), the contemplated date of commencement of the Contemplated Transfer (the “Contemplated Effective Date”), and the
contemplated length of the term of such contemplated Transfer. Thereafter, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Intention to Transfer Notice, to recapture the
Contemplated Transfer Space. Such recapture shall cancel and terminate this Lease with respect to such Contemplated Transfer Space as of the Contemplated Effective Date. In the event of a recapture by Landlord, if this Lease shall be canceled with
respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises, and this Lease
as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation of the same. If Landlord declines, or fails to elect in a timely manner, to recapture such
Contemplated Transfer Space under this Section 14.4, then, subject to the other terms of this Article 14, for a period of nine (9) months (the “Nine Month Period”) commencing on the last day of
such thirty (30) day period, Landlord shall not have any right to recapture the Contemplated Transfer Space with respect to any Transfer made during the Nine Month Period, provided that any such Transfer is substantially on the terms set forth
in the Intention to Transfer Notice, and provided further that any such Transfer shall be subject to the remaining terms of this Article 14. If such a Transfer is not so consummated within the Nine Month Period (or if a Transfer is so
consummated, then upon the expiration of the term of any Transfer of such Contemplated Transfer Space consummated within such Nine Month Period), Tenant shall again be required to submit a new Intention to Transfer Notice to Landlord with respect
any contemplated Transfer, as provided above in this Section 14.4. Tenant shall not be required to provide a separate Intention to Transfer Notice and Tenant’s request for Landlord’s consent to a Transfer shall
satisfy Tenant’s obligations in this Section 14.4. 
 14.5 Effect of Transfer. If Landlord
consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee,
(iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a
complete statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and
(v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of the Lease from any liability under this Lease, including, without
limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make
copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay
Landlord’s costs of such audit. 
 14.6 Additional Transfers. For purposes of this Lease, the term
“Transfer” shall also include if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent (50%) or more of the partners, or transfer of fifty percent (50%) or more of
partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof. 

  
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 14.7 Occurrence of Default. Any Transfer hereunder shall be subordinate and subject
to the provisions of this Lease, and if this Lease shall be terminated during the term of any Transfer, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or
(ii) require that such Transferee attorn to and recognize Landlord as its landlord under any such Transfer. If Tenant shall be in default under this Lease, Landlord is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s
obligations under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall
assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection or acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this Article
14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or thereafter accruing. In no event shall Landlord’s enforcement of any provision of this Lease against any Transferee be
deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. If Tenant’s obligations hereunder have been guaranteed, Landlord’s consent to any Transfer shall not be effective unless the
guarantor also consents to such Transfer. 
 14.8 Non-Transfers. Notwithstanding
anything to the contrary contained in this Article 14, (i) an assignment or subletting of all or a portion of the Premises to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant), (ii)
an assignment of the Premises to an entity which acquires all or substantially all of the assets or interests (partnership, stock or other) of Tenant, (iii) an assignment of the Premises to an entity which is the resulting entity of a merger or
consolidation of Tenant with another entity, or (iv) a change of Control of Tenant or the sale of corporate shares of capital stock in Tenant in connection with a private financing or public offering of Tenant’s stock on a
nationally-recognized stock exchange (collectively, a “Permitted Transferee”), shall not be deemed a Transfer under this Article 14, provided that (A) Tenant notifies Landlord of any such assignment or sublease and
promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such assignment or sublease or such affiliate, (B) such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under
this Lease, (C) such Permitted Transferee shall be of a character and reputation consistent with the quality of the Building, and (D) such Permitted Transferee described in subpart (ii) or (iii) above shall have a tangible net worth
(not including goodwill as an asset) computed in accordance with generally accepted accounting principles (“Net Worth”) at least equal to the Net Worth of Tenant on the day immediately preceding the effective date of such assignment
or sublease. An assignee of Tenant’s entire interest that is also a Permitted Transferee may also be known as a “Permitted Assignee”. “Control,” as used in this Section 14.8, shall
mean the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of the voting interest in, any person or entity. No such permitted assignment or subletting shall serve to release Tenant from any of its obligations under this Lease. 

15. SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES. 

15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be
deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not
constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time
upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord
shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all such sublessees or subtenancies. 

15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease,
Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant,
reasonable wear and tear, damage caused by casualty, repairs required as a result of condemnation, and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without
expense to Landlord, remove or cause to be removed from the 

  
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Premises all debris and rubbish, and such items of furniture, equipment, free-standing cabinet work, movable partitions (but not demountable walls) and other articles of personal property owned
by Tenant or installed or placed by Tenant at its expense in the Premises, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own
expense all damage to the Premises and Building resulting from such removal. 
 15.3 Environmental Assessment. In connection
with its surrender of the Premises, Tenant shall submit to Landlord, at least fifteen (15) days prior to the expiration date of this Lease (or in the event of an earlier termination of this Lease, as soon as reasonably possible following such
termination), an environmental Assessment of the Premises by a competent and experienced environmental engineer or engineering firm reasonably satisfactory to Landlord (pursuant to a contract approved by Landlord and providing that Landlord can rely
on the Environmental Assessment). If such Environmental Assessment reveals that remediation or Clean-up is required under any Environmental Laws that Tenant is responsible for under this Lease, Tenant shall
submit a remediation plan prepared by a recognized environmental consultant and shall be responsible for all costs of remediation and Clean-up, as more particularly provided in
Section 5.3, above. 
 15.4 Condition of the Building and Premises Upon Surrender. In addition to
the above requirements of this Article 15, upon the expiration of the Lease Term, or upon any earlier termination of this Lease, Tenant shall, surrender the Premises and Building with Tenant having complied with all of Tenant’s
obligations under this Lease, including those relating to improvement, repair, maintenance, compliance with law, testing and other related obligations of Tenant set forth in Article 7 of this Lease. In the event that the Building and Premises
shall be surrendered in a condition which does not comply with the terms of this Section 15.4, because Tenant failed to comply with its obligations set forth in Lease, then following thirty (30) days notice to Tenant,
during which thirty (30) day period Tenant shall have the right to cure such noncompliance, Landlord shall be entitled to expend all reasonable costs in order to cause the same to comply with the required condition upon surrender and Tenant
shall immediately reimburse Landlord for all such costs upon notice and, commencing on the later of the termination of this Lease and three (3) business days after Landlord’s delivery of notice of such failure and that it elects to treat
such failure as a holdover, Tenant shall be deemed during the period that Tenant or Landlord, as the case may be, perform obligations relating to the Surrender Improvements to be in holdover under Article 16 of this Lease. 

16. HOLDING OVER. If Tenant holds over after the expiration of the Lease Term or earlier termination thereof, with the express or implied consent of
Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term. If Tenant holds over after the
expiration of the Lease Term of earlier termination thereof, without the express or implied consent of Landlord, such tenancy shall be deemed to be a tenancy by sufferance only, and shall not constitute a renewal hereof or an extension for any
further term. In either case, Base Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Base Rent applicable during the last rental period of the Lease Term under this Lease. Such month-to-month tenancy or tenancy by sufferance, as the case may be, shall be subject to every other applicable term, covenant and agreement contained herein. Nothing contained in this Article 16 shall be
construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of
this Lease. The provisions of this Article 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of
this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such
failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom. 

17. ESTOPPEL CERTIFICATES. Within ten (10) business days following a request in writing by Landlord, Tenant shall execute, acknowledge and deliver
to Landlord an estoppel certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit D, attached hereto (or such other form as may be reasonably required by any prospective mortgagee or purchaser of the
Project, or any portion thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee. Any such
certificate may be relied upon by any prospective mortgagee or purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. At any time during the Lease
Term, in connection with a 

  
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sale or financing of the Building by Landlord, Landlord may require Tenant to provide Landlord with its most recent annual financial statement and annual financial statements of the preceding two
(2) years. Such statements shall be prepared in accordance with generally accepted accounting principles and, if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. Landlord shall hold such
statements confidential, pursuant to the terms of a commercially reasonable confidentiality agreement regarding such statements. Failure of Tenant to timely execute, acknowledge and deliver such estoppel certificate or other instruments shall
constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. 

18. SUBORDINATION. Landlord hereby represents and warrants to Tenant that the Project is not currently subject to any ground lease, or to the lien of
any mortgage or deed of trust. This Lease shall be subject and subordinate to all future ground or underlying leases of the Building or Project and to the lien of any mortgage, trust deed or other encumbrances now or hereafter in force against the
Building or Project or any part thereof, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the
holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior thereto. The subordination of this Lease to any such future ground or
underlying leases of the Building or Project or to the lien of any mortgage, trust deed or other encumbrances, shall be subject to Tenant’s receipt of a commercially reasonable subordination,
non-disturbance, and attornment agreement in favor of Tenant. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any
ground lease is terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the
ground lessor), if so requested to do so by such purchaser or lienholder or ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease, provided such lienholder or purchaser or ground lessor shall
agree to accept this Lease and not disturb Tenant’s occupancy, so long as Tenant timely pays the rent and observes and performs the terms, covenants and conditions of this Lease to be observed and performed by Tenant. Landlord’s interest
herein may be assigned as security at any time to any lienholder. Tenant shall, within ten (10) days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the
subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or
election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 

19. DEFAULTS; REMEDIES. 
 19.1
Events of Default. The occurrence of any of the following shall constitute a default of this Lease by Tenant: 
 19.1.1 Any
failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due unless such failure is cured within five (5) business days after notice; or 

19.1.2 Except where a specific time period is otherwise set forth for Tenant’s performance in this Lease, in which event the failure to
perform by Tenant within such time period shall be a default by Tenant under this Section 19.1.2, any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or
performed by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the nature of such default is such that the same cannot reasonably be cured within a thirty
(30) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure such default; or 

19.1.3 Abandonment or vacation of all or a substantial portion of the Premises by Tenant while Tenant is in default under the Lease; or 

19.1.4 The failure by Tenant to observe or perform according to the provisions of Articles 5, 14, 17 or 18 of this
Lease where such failure continues for more than five (5) business days after notice from Landlord. 

  
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 19.2 Remedies Upon Default. Upon the occurrence of any event of default by Tenant,
Landlord shall have, in addition to any other remedies available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all of
which shall be cumulative and nonexclusive, without any notice or demand whatsoever. 
 19.2.1 Terminate this Lease, in which event Tenant
shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel
or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following: 

(i) The worth at the time of award of the unpaid rent which has been earned at the time of such termination; plus 

(ii) The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until
the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 (iii)
The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 

(iv) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to
perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including but not limited to, in each case to the extent allocable to the remaining Lease Term, brokerage
commissions and advertising expenses incurred to obtain a new tenant, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and

 (v) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from
time to time by applicable law. 
 The term “rent” as used in this Section 19.2 shall be deemed
to be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and (ii), above, the “worth at the time of award”
shall be computed by allowing interest at the rate set forth in Article 25 of this Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1(iii) above, the
“worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 

19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after
lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default
by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 

19.2.3 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to
those rights and remedies available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory, injunctive or
other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 
 19.3
Subleases of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses,
concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions

  
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or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice
by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 
 19.4
Efforts to Relet. No re-entry, repairs, maintenance, changes, alterations and additions, appointment of a receiver to protect Landlord’s interests hereunder, or any other action or omission
by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant’s
obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant. 
 20. COVENANT OF QUIET ENJOYMENT. Landlord
covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant
to be kept, observed and performed, shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof without interference by any persons lawfully
claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or implied. 
 21. SECURITY DEPOSIT. On or before
the Lease Commencement Date, Tenant shall pay to Landlord a security deposit (the “Security Deposit”) in the amount set forth in Section 8 of the Summary, as security for the faithful performance by Tenant
of all of its obligations under this Lease. Landlord acknowledges that it is currently holding under the Existing Lease a security deposit in the form of a letter of credit in the amount of Two Hundred Sixty Thousand Dollars ($260,000). Upon the
later of Tenant’s delivery of the Security Deposit and the Lease Commencement Date, Landlord shall return such letter of credit to Tenant. If Tenant defaults with respect to any provisions of this Lease, including, but not limited to, the
provisions relating to the payment of Rent, the removal of property and the repair of resultant damage, Landlord may, without notice to Tenant, but shall not be required to apply all or any part of the Security Deposit for the payment of any Rent or
any other sum in default and Tenant shall, upon demand therefor, restore the Security Deposit to its original amount. Any unapplied portion of the Security Deposit shall be returned to Tenant, or, if Tenant’s interest in this Lease has been
assigned, to the last assignee of Tenant’s interest hereunder, within sixty (60) days following the expiration of the Lease Term. Tenant shall not be entitled to any interest on the Security Deposit. Tenant hereby irrevocably waives and
relinquishes any and all rights, benefits, or protections, if any, Tenant now has, or in the future may have, under Section 1950.7 of the California Civil Code, any successor statute, and all other provisions of law, now or hereafter in effect,
including, but not limited to, any provision of law which (i) establishes the time frame by which a landlord must refund a security deposit under a lease, or (ii) provides that a landlord may claim from a security deposit only those sums
reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by a tenant, or to clean the subject premises. Tenant acknowledges and agrees that (A) any statutory time frames for the return of a security deposit are
superseded by the express period identified in this Article 21, above, and (B) rather than be so limited, Landlord may claim from the Security Deposit (x) any and all sums expressly identified in this Article 21, above, and (y) any
additional sums reasonably necessary to compensate Landlord for any and all losses or damages caused by Tenant’s default of this Lease, including, but not limited to, all damages or rent due upon termination of this Lease pursuant to
Section 1951.2 of the California Civil Code. 
 22. COMMUNICATIONS AND COMPUTER LINE. Tenant may install, maintain, replace, remove or use any
communications or computer wires and cables serving the Premises (collectively, the “Lines”), provided that Tenant shall obtain Landlord’s prior written consent, use an experienced and qualified contractor approved in writing
by Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease. Tenant shall pay all costs in connection therewith. Landlord reserves the right, upon notice to Tenant prior to the expiration or earlier termination of this
Lease, to require that Tenant, at Tenant’s sole cost and expense, remove any Lines located in or serving the Premises prior to the expiration or earlier termination of this Lease. 

23. SIGNS. 
 23.1 Exterior
Signage. Subject to Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed, and provided all signs are in keeping with the quality, design and style of the Building and Project, Tenant, at
its sole cost and expense, may install (i) identification signage on the existing monument sign located on the exterior of the Building, and (ii) internal directional and lobby identification signage 

  
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(collectively, “Tenant Signage”); provided, however, in no event shall Tenant’s Signage include an “Objectionable Name,” as that term is defined in
Section 23.2, of this Lease. Tenant Signage shall also include any signage currently in place under the Existing Lease. All such signage shall be subject to Tenant’s obtaining all required governmental approvals. All
permitted signs shall be maintained by Tenant at its expense in a first-class and safe condition and appearance. Upon the expiration or earlier termination of this Lease, Tenant shall remove all of its signs at Tenant’s sole cost and expense.
The graphics, materials, color, design, lettering, lighting, size, illumination, specifications and exact location of Tenant’s Signage (collectively, the “Sign Specifications”) shall be subject to the prior written approval of
Landlord, which approval shall not be unreasonably withheld, conditioned or delayed, and shall be consistent and compatible with the quality and nature of the Project. Tenant hereby acknowledges that, notwithstanding Landlord’s approval of
Tenant’s Signage, Landlord has made no representation or warranty to Tenant with respect to the probability of obtaining all necessary governmental approvals and permits for Tenant’s Signage. In the event Tenant does not receive the
necessary governmental approvals and permits for Tenant’s Signage, Tenant’s and Landlord’s rights and obligations under the remaining terms of this Lease shall be unaffected. Except as required by applicable law, Landlord shall not
install any other signage on the Building. If Landlord elects to install a multi-tenant identification sign at the entrance to the Project, Tenant shall be entitled to install its name on such sign (subject to availability on a pro-rata basis based on the relative square footages leased by the tenants of the Project), at Tenant’s sole cost and expense. 

23.2 Objectionable Name. Tenant’s Signage shall not include a name or logo which relates to an entity which is of a
character or reputation, or is associated with a political faction or orientation, which is inconsistent with the quality of the Project, or which would otherwise reasonably offend a landlord of the Comparable Buildings (an “Objectionable
Name”). Landlord agrees that “Sutro Biopharma, Inc.” or “Sutro” is not an Objectionable Name. 
 23.3
Prohibited Signage and Other Items. Any signs, notices, logos, pictures, names or advertisements which are installed and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense
of Tenant. Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Premises or Building, shall be subject to the prior
approval of Landlord, in its sole discretion. 
 24. COMPLIANCE WITH LAW. Tenant shall not do anything or suffer anything to be done in or about the
Premises or the Project which will in any way conflict with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated. At its sole cost and expense, Tenant shall
promptly comply with all such governmental measures. Should any standard or regulation now or hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the establishment, regulation and enforcement of
occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. Tenant shall be responsible, at its sole cost and
expense, to make all alterations to the Building and Premises as are required to comply with the governmental rules, regulations, requirements or standards described in this Article 24. The judgment of any court of competent jurisdiction or
the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. Tenant’s obligations
under this Article 24 are subject to the limitation in Section 10.2, above. 
 25. LATE CHARGES. If any installment
of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) business days after Tenant’s receipt of written notice from Landlord that said amount is delinquent, then Tenant shall
pay to Landlord a late charge equal to five percent (5%) of the overdue amount plus any reasonable attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The late charge
shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any
manner. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid within ten (10) days after Tenant’s receipt of written notice that said amount is delinquent shall bear interest from the
date when due until paid at a rate per annum equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication G.13(415), published on the first Tuesday of each calendar month
(or such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published) plus four (4) percentage points, and (ii) the highest rate permitted by applicable law. 

  
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 26. LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT. 

26.1 Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by
Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in
excess of the time allowed under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make any such payment or perform any such act on
Tenant’s part without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 

26.2 Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay to
Landlord, upon delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant to the
provisions of Section 26.1; (ii) sums equal to all losses, costs, liabilities, damages and expenses referred to in Article 10 of this Lease; and (iii) subject to Section 29.21, sums
equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation,
all reasonable legal fees and other amounts so expended. Tenant’s obligations under this Section 26.2 shall survive the expiration or sooner termination of the Lease Term. 

27. ENTRY BY LANDLORD. Landlord reserves the right at all reasonable times and upon reasonable notice to Tenant (except in the case of an Emergency) to
enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers, or to current or prospective mortgagees, ground or underlying lessors or insurers or, during the last nine (9) months of the Lease Term, to
prospective tenants; (iii) post notices of nonresponsibility (to the extent applicable pursuant to then applicable law); or (iv) repair the Premises or the Building, or for structural repairs to the Building or the Building’s systems
and equipment as provided under the Lease. Landlord may make any such entries without the abatement of Rent, except as otherwise provided in this Lease, and may take such reasonable steps as required to accomplish the stated purposes. In an
Emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be deemed to be a forcible or
unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. Landlord shall use commercially reasonable efforts to minimize any interference with Tenant’s use of or
access to the Premises in connection with any such entry, and shall comply with Tenant’s reasonable security measures. Landlord shall hold confidential any information regarding Tenant’s business that it may learn as a result of such
entry. 
 28. TENANT PARKING. Tenant shall have the right, without the payment of any parking charge or fee (other than as a reimbursement of
operating expenses to the extent allowed pursuant to the terms or Article 4 of this Lease, above), commencing on the Lease Commencement Date, to use the amount of parking set forth in Section 9 of the Summary, in the on-site parking lot which serves the Building. Tenant shall abide by all reasonable rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility where the
parking passes are located (including any sticker or other identification system established by Landlord and the prohibition of vehicle repair and maintenance activities in the parking facilities), and shall cooperate in seeing that Tenant’s
employees and visitors also comply with such rules and regulations. Tenant’s use of the Project parking facility shall be at Tenant’s sole risk and Tenant acknowledges and agrees that Landlord shall have no liability whatsoever for damage
to the vehicles of Tenant, its employees and/or visitors, or for other personal injury or property damage or theft relating to or connected with the parking rights granted herein or any of Tenant’s, its employees’ and/or visitors’ use
of the parking facilities. Landlord shall not oversubscribe parking. 
 29. MISCELLANEOUS PROVISIONS. 

29.1 Terms; Captions. The words “Landlord” and “Tenant” as used herein shall include the
plural as well as the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in
each case fully expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. 

  
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 29.2 Binding Effect. Subject to all other provisions of this Lease, each of the
covenants, conditions and provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or
assigns, provided this clause shall not permit any assignment by Tenant contrary to the provisions of Article 14 of this Lease. 

29.3 No Air Rights. No rights to any view or to light or air over any property, whether belonging to Landlord or any other
person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the Project,
the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 

29.4 Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project require a
modification of this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder or interfere with Tenant’s use of the
Premises, then and in such event, Tenant agrees that this Lease may be so modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) business days following a request
therefor. At the request of Landlord or any mortgagee or ground lessor, Tenant agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) business days following the request therefor. 

29.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its
interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the
performance of Landlord’s obligations hereunder accruing after the date of transfer provided such transferee shall have fully assumed and agreed in writing to be liable for all obligations of this Lease to be performed by Landlord, including
the return of any Security Deposit, and Tenant shall attorn to such transferee. 
 29.6 Prohibition Against Recording. Except
as provided in Section 29.4 of this Lease, neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant. 

29.7 Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein
contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. 
 29.8 Relationship of
Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant.

 29.9 Payment under Protest. If Tenant in good faith disputes any amounts billed by Landlord, other than (i) Base Rent,
(ii) Tenant’s Share of Direct Expenses (as to which Tenant may exercise its rights under Section 4.6, above), Tenant may make payment of such amounts under protest, and reserve all of its rights with respect to
such amounts (the “Disputed Amounts”). Landlord and Tenant shall meet and confer to discuss the Disputed Amounts and attempt, in good faith, to resolve the particular dispute. If, despite such good faith efforts, Landlord and Tenant
are unable to reach agreement regarding the Disputed Amounts, either party may submit the matter to binding arbitration under the JAMS Streamlined Arbitration Rules & Procedures. The non-prevailing
party, as determined by JAMS, will be responsible to pay all fees and costs incurred in connection with the JAMS procedure, as well as all other costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing party. This
Section 29.9 shall not apply to claims relating to Landlord’s exercise of any unlawful detainer rights pursuant to California law or rights or remedies used by Landlord to gain possession of the Premises or terminate
Lessee’s right of possession to the Premises. 
 29.10 Time of Essence. Time is of the essence with respect to the
performance of every provision of this Lease in which time of performance is a factor. 

  
 -33- 

 29.11 Partial Invalidity. If any term, provision or condition contained in this
Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall
not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 

29.12 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but not
limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same
basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 

29.13 Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this
Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which is
equal to the lesser of (a) the interest of Landlord in the Project or (b) the equity interest Landlord would have in the Project if the Project were encumbered by third-party debt in an amount equal to eighty percent (80%) of the value of the
Project (as such value is determined by Landlord), including any rental, condemnation, sales and insurance proceeds received by Landlord or the Landlord Parties in connection with the Project, Building or Premises. No Landlord Parties (other than
Landlord) shall have any personal liability therefor, and Tenant hereby expressly waives and releases such liability on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this
Section 29.13 shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective
partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the
performance of Landlord’s obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for injury or damage to, or interference with,
Tenant’s business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring, or loss to inventory, scientific research,
scientific experiments, laboratory animals, products, specimens, samples, and/or scientific, business, accounting and other records of every kind and description kept at the premises and any and all income derived or derivable therefrom. 

29.14 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting
this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any,
between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this Lease can be
modified, deleted or added to except in writing signed by the parties hereto. 
 29.15 Right to Lease. Landlord reserves the
absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord
represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building or Project. 

29.16 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, acts of war,
terrorist acts, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform,
except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this Lease,
shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the
period of any delay in such party’s performance caused by a Force Majeure, provided, however, the foregoing delays shall not apply to Tenant’s termination rights hereunder. 

  
 -34- 

 29.17 Intentionally Omitted. 

29.18 Notices. All notices, demands, statements, designations, approvals or other communications (collectively,
“Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested
(“Mail”), (B) delivered by a nationally recognized overnight courier, or (C) delivered personally. Any Notice shall be sent, transmitted, or delivered, as the case may be, to Tenant at the appropriate address set forth in
Section 10 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord, or to Landlord at the addresses set forth below, or to such other places as Landlord may from time to time
designate in a Notice to Tenant. Any Notice will be deemed given (i) three (3) business days after the date it is posted if sent by Mail, (ii) the date the overnight courier delivery is made, or (iii) the date personal delivery is
made. As of the date of this Lease, any Notices to Landlord must be sent, transmitted, or delivered, as the case may be, to the following addresses: 
  

					
		  	 HCP, Inc.
 1920 Main Street, Suite 1200

Irvine, CA 92614
 Attention: Legal Department

 
 with a copy to:

 
 HCP Life Science Estates

950 Tower Lane, Suite 1650
 Foster City, CA 94404

Attention: Jonathan M. Bergschneider
  

and
  

Allen Matkins Leck Gamble Mallory & Natsis LLP
 1901
Avenue of the Stars, Suite 1800
 Los Angeles, California 90067

Attention: Anton N. Natsis, Esq.
	  	

 29.19 Joint and Several. If there is more than one tenant, the obligations imposed upon Tenant
under this Lease shall be joint and several. 
 29.20 Authority. If Tenant is a corporation, trust or partnership, Tenant
hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in the State of California and that Tenant has full right and authority to execute and deliver this Lease and that each person signing on behalf
of Tenant is authorized to do so. 
 29.21 Attorneys’ Fees. In the event that either Landlord or Tenant should bring suit
for the possession of the Premises, for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable
attorneys’ fees, incurred by the prevailing party therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable
whether or not the action is prosecuted to judgment. 
 29.22 Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be
construed and enforced in accordance with the laws of the State of California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA,
(II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND (III) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE
OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF 

  
 -35- 

 
LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY
PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO
AN INDEPENDENT ACTION AT LAW. 
 29.23 Submission of Lease. Submission of this instrument for examination or signature by
Tenant does not constitute a reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 

29.24 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or
agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 12 of the Summary (the “Brokers”), and that they know of no other real estate
broker or agent who is entitled to a commission in connection with this Lease. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits,
judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other
than the Brokers, occurring by, through, or under the indemnifying party. The terms of this Section 29.24 shall survive the expiration or earlier termination of the Lease Term. 

29.25 Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are
independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform
any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 
 29.26
Project or Building Name, Address and Signage. Landlord shall have the right at any time to change the name and/or address of the Project or Building (and Landlord shall reimburse Tenant its actual, reasonable costs incurred as a
result of such change, if any) and, subject to Section 23.1, to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole
discretion, desire. Tenant shall not use the name of the Project or Building or use pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted
by Tenant in the Premises, without the prior written consent of Landlord. 
 29.27 Counterparts. This Lease may be executed in
counterparts with the same effect as if both parties hereto had executed the same document. Both counterparts shall be construed together and shall constitute a single lease. 

29.28 Good Faith. Except (i) for matters for which there is a standard of consent or discretion specifically set forth in
this Lease; (ii) matters which could have an adverse effect on the Building Structure or the Building Systems, or which could affect the exterior appearance of the Building, or (iii) matters covered by Article 4 (Additional Rent), or
Article 19 (Defaults; Remedies) of this Lease (collectively, the “Excepted Matters”), any time the consent of Landlord or Tenant is required, such consent shall not be unreasonably withheld or delayed, and, except with regard to the
Excepted Matters, whenever this Lease grants Landlord or Tenant the right to take action, exercise discretion, establish rules and regulations or make an allocation or other determination, Landlord and Tenant shall act reasonably and in good faith.

 29.29 Development of the Project. 

29.29.1 Subdivision. Landlord reserves the right to subdivide all or a portion of the buildings and Common Areas, so long as the
same does not interfere with Tenant’s use of or access to the Premises or Tenant’s parking rights. Tenant agrees to execute and deliver, upon demand by Landlord and in the form requested by Landlord, any additional documents needed to
conform this Lease to the circumstances resulting from a subdivision and any all maps in connection therewith, so long as the same does not increase Tenant’s obligations or decrease Tenant’s rights under this Lease. Notwithstanding
anything to the contrary set forth in this Lease, the separate ownership of any buildings and/or Common Areas by an entity other than Landlord shall not affect the calculation of Direct Expenses or Tenant’s payment of Tenant’s Share of
Direct Expenses. 

  
 -36- 

 29.29.2 Construction of Property and Other Improvements. Tenant acknowledges that
portions of the Project may be under construction following Tenant’s occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction of access, etc. which are in excess of that present in a fully
constructed project. Tenant hereby waives any and all rent offsets or claims of constructive eviction which may arise in connection with such construction, so long as the same does not interfere with Tenant’s use of or access to the Premises or
Tenant’s parking rights. 
 29.30 No Violation. Tenant hereby warrants and represents that neither its execution of nor
performance under this Lease shall cause Tenant to be in violation of any agreement, instrument, contract, law, rule or regulation by which Tenant is bound, and Tenant shall protect, defend, indemnify and hold Landlord harmless against any claims,
demands, losses, damages, liabilities, costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from Tenant’s breach of this warranty and representation. 

29.31 Transportation Management. Tenant shall fully comply with all present or future programs intended to manage parking,
transportation or traffic in and around the Project and/or the Building, and in connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees located at the Premises by working directly
with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. Such programs may include, without limitation: (i) restrictions on the number of peak-hour vehicle trips
generated by Tenant; (ii) increased vehicle occupancy; (iii) implementation of an in-house ridesharing program and an employee transportation coordinator; (iv) working with employees and any
Project, Building or area-wide ridesharing program manager; (v) instituting employer-sponsored incentives (financial or in-kind) to encourage employees to rideshare; and (vi) utilizing flexible work
shifts for employees. 

  
 -37- 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date
first above written. 
  

											
	 LANDLORD:
  

HCP, INC.,
 a Maryland corporation
	 		 	 TENANT:
  

SUTRO BIOPHARMA, INC.,
 a Delaware corporation

					
	By:	 	/s/ Jonathan M. Bergschneider	 		 	By:	 	/s/ William J. Newell
	Name:	 	Jonathan M. Bergschneider	 		 		 	Name: William J. Newell
	Its:	 	Executive Vice President	 		 		 	Its: Chief Executive Officer
					
		 		 		 	By:	 	 
		 		 		 		 	Name:	 	 
		 		 		 		 	Its:	 	 

  
 -38- 

 EXHIBIT A 

OUTLINE OF PREMISES 
  

 
  
 

 

  
 EXHIBIT A 

-1- 

 EXHIBIT B 

TENANT WORK LETTER 

Notwithstanding any provision in the Lease to the contrary, subject to the terms of this Tenant Work Letter, below, Tenant shall be
entitled to a tenant improvement allowance (the “Tenant Improvement Allowance”) in the total amount of $245,440.00 (i.e., $10.00 per rentable square foot of the Premises) for the costs relating to the design and construction of
Tenant’s improvements or work related thereto in the Premises, which may be in the form of several projects performed over time (the “Tenant Improvements”). The Tenant Improvements shall be constructed as alterations in
accordance with the terms and conditions of Article 8 of this Lease; provided, however, Tenant shall not be required to obtain a lien or completion bond for the Tenant Improvements. Subject to the provisions of this Tenant Work Letter, during
the course of construction of the Tenant Improvements in accordance with Article 8 of this Lease, but not more often than monthly, Landlord shall deliver a check made payable to Tenant in payment for the applicable portion of the Tenant
Improvement Allowance, provided that (i) if applicable, Tenant’s architect delivers to Landlord a certificate, in a form reasonably acceptable to Landlord, certifying that the construction of the Tenant Improvements covered by such request
has been completed, (ii) Tenant delivers to Landlord properly executed unconditional mechanic’s lien releases in compliance with both California Civil Code Section 8134 and Section 8138, (iii) Landlord has determined that no
substandard work exists which adversely affects the mechanical, electrical, plumbing, heating, ventilating and air conditioning, life-safety or other systems of the Building, the curtain wall of the Building, the structure or exterior appearance of
the Building, or any other tenant’s use of such other tenant’s leased premises in the Building, and (iv) Tenant delivers to Landlord all invoices, marked as having been paid, from all general contractors, subcontractors, laborers,
materialmen, and suppliers used by Tenant for labor rendered and materials delivered to the Premises in connection with the Tenant Improvements covered by such request. In no event shall Landlord be obligated to disburse any portion of the Tenant
Improvement Allowance if requested by Tenant subsequent to December 1, 2017, nor shall Landlord be obligated to disburse any amount in excess of the Tenant Improvement Allowance in connection with the construction of the Tenant Improvements.

  
 EXHIBIT B 

-1- 

 EXHIBIT C 

NOTICE OF LEASE TERM DATES 
  

	To:	________________________ 

 ________________________ 

________________________ 

________________________ 
  

	 	Re:	Lease dated __________, 20__ between ______________________, a ______________________ (“Landlord”), and ______________________, a ______________________ (“Tenant”) concerning Suite ______ on
floor(s) ________ of the building located at ______________________, California. 

 Gentlemen: 

In accordance with the Lease (the “Lease”), we wish to advise you and/or confirm as follows: 

 

	 	1.	The Lease Term shall commence on or has commenced on ______________ for a term of ______________ ending on ______________. 

  

	 	2.	Rent commenced to accrue on ______________, in the amount of ______________. 

  

	 	3.	If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter, with the exception of the final billing, shall be for the full
amount of the monthly installment as provided for in the Lease. 

  

	 	4.	Your rent checks should be made payable to ___________ at ______________. 

  

	 	5.	The exact number of rentable/usable square feet within the Premises is _______ square feet. 

  

	 	6.	Tenant’s Share as adjusted based upon the exact number of square feet within the Premises is _____%. 

  

			
	“Landlord”:
	
	 

 
			
	a 	 	 

  

					
	By: 	 	 
		 	Its: 	 	 

  

			
	 Agreed to and Accepted as
 of
________, 20__.

	
	“Tenant”:
	
	 

			
	a 	 	 

  

					
	By: 	 	 
		 	Its: 	 	 

  
 EXHIBIT C 

-1- 

 EXHIBIT D 

FORM OF TENANT’S ESTOPPEL CERTIFICATE 

The undersigned as Tenant under that certain Lease (the “Lease”) made and entered into as of ____________, 20__ by and
between ____________ as Landlord, and the undersigned as Tenant, for Premises consisting of the entire building located at ________________________, California, certifies as follows: 

1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The
documents contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2. The undersigned
currently occupies the Premises described in the Lease, the Lease Term commenced on ____________, and the Lease Term expires on ____________, and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the
Premises, the Building and/or the Project, except as expressly set forth in the Lease. 
 3. Base Rent became payable on ____________. 

4. The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit
A. 
 5. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession
agreements with respect thereto except as follows: 
 6. Tenant shall not modify the documents contained in Exhibit A without
the prior written consent of Landlord’s mortgagee. 
 7. All monthly installments of Base Rent, all Additional Rent and all monthly
installments of estimated Additional Rent have been paid when due through ____________. The current monthly installment of Base Rent is $____________. 

8. To Tenant’s actual knowledge, without inquiry, all conditions of the Lease to be performed by Landlord necessary to the enforceability
of the Lease have been satisfied and Landlord is not in default thereunder. In addition, the undersigned has not delivered any notice to Landlord regarding a default by Landlord thereunder. The Lease does not require Landlord to provide any rental
concessions or to pay any leasing brokerage commissions except as expressly set forth therein. 
 9. No rental has been paid more than
thirty (30) days in advance and no security has been deposited with Landlord except as provided in the Lease. Neither Landlord, nor its successors or assigns, shall in any event be liable or responsible for, or with respect to, the retention,
application and/or return to Tenant of any security deposit paid to any prior landlord of the Premises, whether or not still held by any such prior landlord, unless and until the party from whom the security deposit is being sought, whether it be a
lender, or any of its successors or assigns, has actually received for its own account, as landlord, the full amount of such security deposit. 

10. To Tenant’s actual knowledge, without inquiry, as of the date hereof, there are no existing defenses or offsets, or, to the
undersigned’s knowledge, claims or any basis for a claim, that the undersigned has against Landlord. 

  
 EXHIBIT D 

-1- 

 11. If Tenant is a corporation or partnership, Tenant hereby represents and warrants that Tenant
is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to do so. 

12. There are no actions pending against the undersigned under the bankruptcy or similar laws of the United States or any state. 

13. Tenant is in full compliance with all federal, state and local laws, ordinances, rules and regulations affecting its use of the Premises,
including, but not limited to, those laws, ordinances, rules or regulations relating to hazardous or toxic materials. Tenant has never permitted its agents, employees or contractors to engage in the generation, manufacture, treatment, use, storage,
disposal or discharge of any hazardous, toxic or dangerous waste, substance or material in, on, under or about the Project or the Premises or any adjacent premises or property in violation of any federal, state or local law, ordinance, rule or
regulation. 
 14. To the undersigned’s knowledge, all tenant improvement work to be performed by Landlord under the Lease has been
completed in accordance with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in connection with any tenant improvement work have been paid in full. All work (if any) in
the common areas required by the Lease to be completed by Landlord has been completed and all parking spaces required by the Lease have been furnished and/or all parking ratios required by the Lease have been met. 

The undersigned acknowledges that this Estoppel Certificate may be delivered to Landlord or to a prospective mortgagee or prospective
purchaser, and acknowledges that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring the property of which the Premises are a part and that receipt by it of this
certificate is a condition of making such loan or acquiring such property. 
 Executed at ____________ on the ____ day of _________, 20__.

  

			
	“Tenant”:
	
	 

 
			
	a 	 	 

  

					
	By: 	 	 
		 	Its: 	 	 

  

					
	By: 	 	 
		 	Its: 	 	 

  
 EXHIBIT D 

-2- 

 EXHIBIT E 

ENVIRONMENTAL QUESTIONNAIRE 

ENVIRONMENTAL QUESTIONNAIRE 

FOR COMMERCIAL AND INDUSTRIAL PROPERTIES 
  

			
	 Property Name:
	 	 
		
	 Property Address:
	 	 

 Instructions: The following questionnaire is to be completed by the Lessee representative with
knowledge of the planned operations for the specified building/location. Please print clearly and attach additional sheets as necessary. 
  

	1.0	PROCESS INFORMATION 

 Describe planned use, and include brief description of manufacturing processes
employed. 
  
  

 
  
  

 
  

	2.0	HAZARDOUS MATERIALS 

 Are hazardous materials used or stored? If so, continue with the next question. If
not, go to Section 3.0. 
  

	2.1	Are any of the following materials handled on the
Property?                                        
                                         
    Yes ☐    No ☐ 

 (A material is handled if it is used, generated,
processed, produced, packaged, treated, stored, emitted, discharged, or disposed.) If so, complete this section. If this question is not applicable, skip this section and go on to Section 5.0. 

 

					
	 ☐ Explosives
	 	 ☐ Fuels
	 	 ☐ Oils

			
	 ☐ Solvents
	 	 ☐ Oxidizers
	 	 ☐ Organics/Inorganics

			
	 ☐ Acids
	 	 ☐ Bases
	 	 ☐ Pesticides

			
	 ☐ Gases
	 	 ☐ PCBs
	 	 ☐ Radioactive Materials

			
	 ☐ Other (please specify)
	 		 	

  

	2.2	If any of the groups of materials checked in Section 2.1, please list the specific material(s), use(s), and quantity of each chemical used or stored on the site in the Table below. If convenient, you may substitute
a chemical inventory and list the uses of each of the chemicals in each category separately. 

  

													
	 Material
	  	 Physical State (Solid, Liquid, or Gas)
	  	Usage	 	  	 Container Size
	  	 Number of Containers
	  	 Total Quantity

		  		  				  		  		  	
		  		  				  		  		  	
		  		  				  		  		  	
		  		  				  		  		  	

  

	2.3	Describe the planned storage area location(s) for these materials. Please include site maps and drawings as appropriate. 

  

 
  

 
  

 

  
 EXHIBIT E 

-1- 

	3.0	HAZARDOUS WASTES  

 Are hazardous wastes
generated?                                        
                                         
                                         
              Yes ☐     No ☐ 
 If yes, continue with
the next question. If not, skip this section and go to section 4.0. 
  

	3.1	Are any of the following wastes generated, handled, or disposed of (where applicable) on the Property? 

  

			
	 ☐ Hazardous wastes
	  	 ☐ Industrial Wastewater

		
	 ☐ Waste oils
	  	 ☐ PCBs

		
	 ☐ Air emissions
	  	 ☐ Sludges

		
	 ☐ Regulated Wastes
	  	 ☐ Other (please specify)

  

	3.2	List and quantify the materials identified in Question 3-1 of this section. 

  

																	
	 WASTE

GENERATED
	  	RCRA listed
Waste?	 	  	SOURCE	 	  	 APPROXIMATE MONTHLY
QUANTITY
	  	 WASTE
CHARACTERIZATION
	  	DISPOSITION	 
		  				  				  		  		  			
		  				  				  		  		  			
		  				  				  		  		  			
		  				  				  		  		  			

  

	3.3	Please include name, location, and permit number (e.g. EPA ID No.) for transporter and disposal facility, if applicable). Attach separate pages as necessary. 

 

											
	 Transporter/Disposal Facility Name
	  	Facility Location	 	  	 Transporter (I) or Disposal (D) Facility
	  	Permit Number	 
		  				  		  			
		  				  		  			
		  				  		  			
		  				  		  			

  

	3.4	Are pollution controls or monitoring employed in the process to prevent or minimize the release of wastes into the
environment?                                       
                                         
                                         
                                       Yes
☐    No ☐ 

  

	3.5	If so, please describe. 

  
  

 
  
  

 
  

	4.0	USTS/ASTS 

  

	4.1	Are underground storage tanks (USTs), aboveground storage tanks (ASTs), or associated pipelines used for the storage of petroleum products, chemicals, or liquid wastes present on site (lease renewals) or required for
planned operations (new
tenants)?                                        
                                         
                                         
                                         
     Yes ☐    No ☐ 

 If not, continue with section 5.0. If yes, please
describe capacity, contents, age, type of the USTs or ASTs, as well any associated leak detection/spill prevention measures. Please attach additional pages if necessary. 
  

													
	 Capacity
	  	Contents	 	  	Year
Installed	 	  	 Type (Steel, Fiberglass,
etc)
	  	 Associated Leak Detection / Spill
Prevention
Measures*

		  				  				  		  	
		  				  				  		  	
		  				  				  		  	
		  				  				  		  	

  

	*Note: The	following are examples of leak detection / spill prevention measures: 

  

					
	 Integrity testing
	    	Inventory reconciliation	  	Leak detection system
	 Overfill spill protection
	    	Secondary containment	  	Cathodic protection

  
 EXHIBIT E 

-2- 

	4.2	Please provide copies of written tank integrity test results and/or monitoring documentation, if available. 

  

	4.3	Is the UST/AST registered and permitted with the appropriate regulatory
agencies?                                        
        Yes ☐    No ☐ 

 If so, please attach a copy of
the required permits. 
  

	4.4	If this Questionnaire is being completed for a lease renewal, and if any of the USTs/ASTs have leaked, please state the substance released, the media(s) impacted (e.g., soil, water, asphalt, etc.), the actions taken,
and all remedial responses to the incident. 

  
  

 
  
  

 
  

	4.5	If this Questionnaire is being completed for a lease renewal, have USTs/ASTs been removed from the Property?  Yes ☐    No ☐ 

If yes, please provide any official closure letters or reports and supporting documentation (e.g., analytical test results, remediation report
results, etc.). 
  

	4.6	For Lease renewals, are there any above or below ground pipelines on site used to transfer chemicals or wastes?  Yes ☐    No ☐ 

For new tenants, are installations of this type required for the planned
operations?                                       
            Yes ☐    No ☐ 
 If yes to either question, please
describe. 
  
  

 
  
  

 
  

	5.0	ASBESTOS CONTAINING BUILDING MATERIALS 

 Please be advised that an asbestos survey may have been
performed at the Property. If provided, please review the information that identifies the locations of known asbestos containing material or presumed asbestos containing material. All personnel and appropriate subcontractors should be notified of
the presence of these materials, and informed not to disturb these materials. Any activity that involves the disturbance or removal of these materials must be done by an appropriately trained individual/contractor. 

 

	6.0	REGULATORY 

  

	6.1	Does the operation have or require a National Pollutant Discharge Elimination System (NPDES) or equivalent
permit?                                        
                                         
                                         
                                         
       Yes ☐    No ☐ 

 If so, please attach a
copy of this permit. 
  

	6.2	Has a Hazardous Materials Business Plan been developed for the
site?                                        
                              Yes ☐    No ☐ 

If so, please attach a copy. 

  
 EXHIBIT E 

-3- 

 CERTIFICATION 

I am familiar with the real property described in this questionnaire. By signing below, I represent and warrant that the answers to the above questions are
complete and accurate to the best of my knowledge. I also understand that Lessor will rely on the completeness and accuracy of my answers in assessing any environmental liability risks associated with the property. 

 

			
		
	Signature:	 	 
		
	Name:	 	 
		
	Title:	 	 
		
	Date:	 	 
		
	Telephone:  	 	 

  
 EXHIBIT E 

-4- 

 EXHIBIT F 

TENANT’S PROPERTY 
 The
following items shall be deemed “Tenant’s Property”: 
  

	 	1.	All moveable furniture and equipment that is not “built-in”. 

  

	 	2.	Moveable lab casework (other than “built-in” lab casework), including moveable lab benches. 

 

	 	3.	Servers, server racks and back-up batteries. 

  

	 	4.	Furniture. 

  
 EXHIBIT F 

-1- 

 LEASE 

EDGEWATER BUSINESS PARK 

HCP, INC., 
 a Maryland
corporation, 
 as Landlord, 
 and

 SUTRO BIOPHARMA, INC., 
 a
Delaware corporation, 
 as Tenant. 

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
	 1.
	  	PREMISES, BUILDING, PROJECT, AND COMMON AREAS	  	 	3	 
	 2.
	  	LEASE TERM; OPTION TERM	  	 	4	 
	 3.
	  	BASE RENT	  	 	6	 
	 4.
	  	ADDITIONAL RENT	  	 	6	 
	 5.
	  	USE OF PREMISES	  	 	11	 
	 6.
	  	SERVICES AND UTILITIES	  	 	15	 
	 7.
	  	REPAIRS	  	 	17	 
	 8.
	  	ADDITIONS AND ALTERATIONS	  	 	19	 
	 9.
	  	COVENANT AGAINST LIENS	  	 	20	 
	 10.
	  	INSURANCE	  	 	20	 
	 11.
	  	DAMAGE AND DESTRUCTION	  	 	22	 
	 12.
	  	NONWAIVER	  	 	23	 
	 13.
	  	CONDEMNATION	  	 	23	 
	 14.
	  	ASSIGNMENT AND SUBLETTING	  	 	23	 
	 15.
	  	SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES	  	 	26	 
	 16.
	  	HOLDING OVER	  	 	27	 
	 17.
	  	ESTOPPEL CERTIFICATES	  	 	27	 
	 18.
	  	SUBORDINATION	  	 	28	 
	 19.
	  	DEFAULTS; REMEDIES	  	 	28	 
	 20.
	  	COVENANT OF QUIET ENJOYMENT	  	 	30	 
	 21.
	  	SECURITY DEPOSIT	  	 	30	 
	 22.
	  	COMMUNICATIONS AND COMPUTER LINE	  	 	30	 
	 23.
	  	SIGNS	  	 	30	 
	 24.
	  	COMPLIANCE WITH LAW	  	 	31	 
	 25.
	  	LATE CHARGES	  	 	31	 
	 26.
	  	LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT	  	 	32	 
	 27.
	  	ENTRY BY LANDLORD	  	 	32	 
	 28.
	  	TENANT PARKING	  	 	32	 
	 29.
	  	MISCELLANEOUS PROVISIONS	  	 	32	 
		
	 EXHIBITS
	  			
			
	 A
	  	OUTLINE OF PREMISES	  			
	 B
	  	TENANT WORK LETTER	  			
	 C
	  	FORM OF NOTICE OF LEASE TERM DATES	  			
	 D
	  	FORM OF TENANT’S ESTOPPEL CERTIFICATE	  			
	 E
	  	ENVIRONMENTAL QUESTIONNAIRE	  			
	 F
	  	TENANT’S PROPERTY	  			

  
 (i) 

 INDEX 
  

					
	 	  	Page(s)	 
	 Accountant
	  	 	11	 
	 Advocate Arbitrators
	  	 	5	 
	 Alterations
	  	 	19	 
	 Base Rent
	  	 	6	 
	 Brokers
	  	 	36	 
	 Building
	  	 	3	 
	 Common Areas
	  	 	3	 
	 Comparable Buildings
	  	 	5	 
	 Contemplated Effective Date
	  	 	25	 
	 Contemplated Transfer Space
	  	 	25	 
	 Direct Expenses
	  	 	6	 
	 Disputed Amounts
	  	 	33	 
	 Estimate
	  	 	10	 
	 Estimate Statement
	  	 	10	 
	 Estimated Direct Expenses
	  	 	10	 
	 Excepted Matters
	  	 	36	 
	 Expense Year
	  	 	7	 
	 Force Majeure
	  	 	34	 
	 Intention to Transfer Notice
	  	 	25	 
	 Landlord
	  	 	32	 
	 Landlord Parties
	  	 	20	 
	 Lease
	  	 	1	 
	 Lease Commencement Date
	  	 	4	 
	 Lease Expiration Date
	  	 	4	 
	 Lease Term
	  	 	4	 
	 Lease Year
	  	 	4	 
	 Lines
	  	 	30	 
	 Mail
	  	 	35	 
	 Net Worth
	  	 	26	 
	 Neutral Arbitrator
	  	 	5	 
	 Nine Month Period
	  	 	25	 
	 Notices
	  	 	35	 
	 Objectionable Name
	  	 	31	 
	 Operating Expenses
	  	 	6, 7	 
	 Option Conditions
	  	 	4	 
	 Option Rent
	  	 	4	 
	 Option Term
	  	 	4	 
	 Original Tenant
	  	 	4	 
	 Outside Agreement Date
	  	 	5	 
	 Premises
	  	 	3	 
	 Project
	  	 	3	 
	 Rooftop Equipment
	  	 	17	 
	 Security Deposit
	  	 	30	 
	 Sign Specifications
	  	 	31	 
	 Statement
	  	 	10	 
	 Subject Space
	  	 	24	 
	 Summary
	  	 	1	 
	 Tax Expenses
	  	 	9	 
	 Tenant
	  	 	32	 
	 Tenant Signage
	  	 	31	 

  
 (ii) 

					
	 Tenant’s Accountant
	  	 	10	 
	 Tenant’s Share
	  	 	9	 
	 Transfer Notice
	  	 	24	 
	 Transfer Premium
	  	 	24	 
	 Transferee
	  	 	23	 

  
 (iii)

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