Document:

ASSET PURCHASE AGREEMENT

 Exhibit 10.1 
  
 ASSET PURCHASE AGREEMENT 
  
 THIS ASSET PURCHASE AGREEMENT (the “Agreement”) is made and entered into as of March 23, 2005, by and among
MONSANTO COMPANY, a Delaware corporation (“Buyer”), and ICORIA, INC., a Delaware corporation (“Seller”). 
  
 RECITALS 
  
 A. Buyer desires to purchase the Assets (as hereinafter defined) and assume the Assumed Liabilities (as hereafter defined), on the following terms and
conditions. 
  
 B. Seller desires to sell the Assets and assign
the Assumed Liabilities to Buyer, on the following terms and conditions. 
  
 NOW, THEREFORE, in consideration of the recitals and the mutual covenants, representations, warranties, conditions and agreements hereinafter expressed, the parties agree as follows: 
  
 ARTICLE I 
 DEFINITIONS 
  
 Unless otherwise defined herein, for purposes of this Agreement, the following terms and variations thereof have the meanings specified or referred to in this Article I: 
  
 “1A Facilities” means Seller’s leased Facilities relating to the office and laboratory at 108 Alexander
Drive, Research Triangle Park, North Carolina. 
  
 “1B
Facilities” means Seller’s leased Facilities relating to the greenhouse at 108 Alexander Drive, Research Triangle Park, North Carolina. 
  
 “1B Lease” means that certain Lease Agreement [Phase 1B: Greenhouse], dated April 3, 2000, by and between ARE, as landlord, and Seller [f/k/a
Paradigm Genetics, Inc., relating to the 1B Facilities. 
  
 “1B Lease Amendment” shall have the meaning set forth in Section 5.1.4(b). 
  
 “1B Lease Assignment” shall have the meaning set forth in Section 2.7(a)(iii). 
  
 “Access Agreement” shall have the meaning set forth in Section 2.7(a)(vi), pursuant to which Seller shall grant to Buyer access to the 1B
Facilities, the 1A Facilities and certain retained equipment (as specified therein) to Buyer. 
  
 “Ag Employees” shall have the meaning set forth in Section 7.2(a). 
  
 “Appurtenances” means all privileges, rights, easements, hereditaments and appurtenances belonging to or for the benefit of the Land provided
for under the 1B Lease, including all easements appurtenant to and for the benefit of any Land (a “Dominant Parcel”) for, and as the primary means of access between, the Dominant Parcel and a public way, or for any other use upon which
lawful use of the Dominant Parcel for the purposes for which it is presently being 

  

 
used is dependent, and all rights existing in and to any streets, alleys, passages and other rights-of-way included thereon or adjacent thereto (before or
after vacation thereof) and vaults beneath any such streets. 
  
 “Acquired Assets” shall have the meaning set forth in Section 2.1. 
  
 “ARE” means ARE-108 Alexander Road, LLC, a Delaware limited liability company, as landlord under the 1B Lease. 
  
 “Assumed Liabilities” shall have the meaning set forth in Section 2.3(a). 
  
 “Best Efforts” means the efforts that a prudent Person desirous of achieving a result would use in similar
circumstances to achieve that result as expeditiously as reasonably possible, provided, however, that a Person required to use Best Efforts under this Agreement will not be thereby required to take actions that would result in a material
adverse change in the benefits to such Person under this Agreement and the Contemplated Transactions or to dispose of or make any change to its business, expend any material funds or incur any other material burden. 
  
 “Breach” means any breach of, or any inaccuracy in, any
representation or warranty or any breach of, or failure to perform or comply with, any covenant or obligation, in or of this Agreement or any other Contract, or any event which with the passing of time or the giving of notice, or both, would
constitute such a breach, inaccuracy or failure. 
  
 “Business Day” means any day other than (a) Saturday or Sunday or (b) any other day on which banks in North Carolina are permitted or required to be closed. 
  
 “Buyer Indemnified Persons” shall have the meaning set forth in Section 6.2. 
  
 “Buyer’s Closing Documents” means all the agreements and other
documents that Buyer is required to deliver at Closing pursuant to Section 2.7(b). 
  
 “Buyer’s Field” means any application of technology (including but not limited to methods, equipment, software, data handling, and know how) to enable traditional breeding or facilitate the
identification or development of plants whose genetic composition confers or enhances a particular trait of interest, provided that such trait is not directly related to in planta production of pharmaceuticals or diagnostics for human health care.
For the avoidance of doubt, such genetic composition may be either transgenic or non-transgenic in nature. By way of example, Buyers Field includes the application of the aforementioned technology to enable or facilitate the use of genetic markers
to assist plant breeding and selection for traits of interest. 
  
 “Closing Date” means the date of March 23, 2005, the date on which the Closing is scheduled to occur, but which is subject to change by mutual agreement of the parties. 
  
 “Closing Payment” shall have the meaning set forth in Section 2.4(a). 
  
 “Code” means the Internal Revenue Code of 1986. 
  

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 “Conception Date” means the date of conception of any Intellectual Property as evidenced by
laboratory notebooks or other written evidence such that a Person could reasonably determine the basis for such claim. 
  
 “Consent” means any approval, consent, ratification, waiver or other authorization. 
  
 “Contemplated Transactions” means all of the transactions
contemplated by this Agreement. 
  
 “Contingent Transition
Payment” shall have the meaning set forth in Section 2.4(c). 
  
 “Contract” means any agreement, contract, Lease, consensual obligation, promise or undertaking (whether written or oral and whether express or implied), whether or not legally binding. 
  
 “Effective Time” means as of the close of business on the Closing
Date. 
  
 “Employee Plan(s)” shall have the meaning set
forth in Section 3.21. 
  
 “Encumbrance” means any
charge, claim, condition, equitable interest, sublicense mortgage, right of way, easement, encroachment, servitude, lien, option, pledge, security interest, right of first option, right of first refusal or similar restriction, including any
restriction on use of the property for the purpose for which such property was intended, or any similar defect in title to the property . 
  
 “Environment” has the meaning as defined in the United States Comprehensive Environmental Response, Compensation and Liability Act of 1980
(CERCLA), 42 U.S.C. 9601 et seq., as amended as of the date of this Agreement. 
  
 “Environmental, Health and Safety Liabilities” means any cost, damages, expense, liability, obligation or other responsibility arising from or under any Environmental Law or Occupational Safety and Health
Law consisting of or relating to: (a) any fine, penalty, judgment, award, settlement, damages, loss, claim, demand or response arising under any Environmental Law or Occupational Safety and Health Law; or (b) financial responsibility under any
Environmental Law or Occupational Safety and Health Law for Response Actions required by any Governmental Body or other Third Party under any Environmental Law or Occupational Safety and Health Law. 
  
 The terms “Remove,” “Removal,” and “Response
Action” have the meaning as defined in the United States Comprehensive Environmental Response, Compensation and Liability Act of 1980 (CERCLA), 42 U.S.C. 9601 et seq., as amended as of the date of this Agreement. 
  
 “Environmental Law” means any applicable Law relating to pollution
or the protection of human health, safety, the environment, natural resources or laws relating to releases or threatened releases of Hazardous Materials into the Environment or otherwise relating to the manufacture, processing, distribution, use,
treatment, storage, release, transport or handling of Hazardous Materials, including, without limitation (as applicable), the Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. §9601 et seq.), the
Hazardous Materials Transportation Act (49 U.S.C. App. §1801 et seq.), the Resource Conservation and Recovery Act (42 U.S.C. §6901 et seq.), the Clean Water Act (33 U.S.C. §1251 et seq.), the
Clean Air 

  

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Act (42 U.S.C. § 7401 et seq.), and the Toxic Substances Control Act (15 U.S.C. §2601 et seq.), and the regulations
promulgated pursuant thereto, as amended as of the date of this Agreement. 
  
 “Environmental Permits” means all permits, registrations, approvals, licenses, filings and submissions to any Governmental Body or other authority required by or made by or on behalf of the Seller, the
Leased Real Property, or the Facilities under or pursuant to any Environmental Law. 
  
 “ERISA” means the Employee Retirement Income Security Act of 1974. 
  
 “ERISA Affiliates” shall have the meaning set forth in Section 3.21. 
  
 “Exchange Act” means the Securities Exchange Act of 1934. 
  
 “Excluded Contracts” means Seller’s Contracts with third
parties set forth on Exhibit 3.8(b) hereto. 
  
 “Existing Contract” means that certain Genetic Collaboration Agreement dated November 17, 1999 by and between Buyer and Seller, as amended by Amendment No.1 dated May 10, 2000, Amendment No. 2 dated August 30, 2001, Amendment No.
3 dated September 23, 2002 and Amendment No. 4 dated January 28, 2003. 
  
 “Existing Contract Amendment” has the meaning ascribed to it in Section 2.7(a). 
  
 “Facilities” means any real property, leasehold or other interest in real property currently leased or operated by Seller, including the
Tangible Personal Property used or operated by Seller at the Leased Real Property. Notwithstanding the foregoing, for purposes of the definition of Remedial Action, “Facilities” shall mean any real property, leasehold or other interest in
real property currently leased or operated by Seller, including the Tangible Personal Property used or operated by Seller at the respective locations of the Real Property specified in Section 3.15. 
  
 “GAAP” means generally accepted accounting principles for financial
reporting in the United States. 
  
 “GeneFunction
Factory” means the proprietary plant phenotyping system that also includes LIMS that is utilized for both sample tracking and data collection, imaging stations and associated image-analysis software, software used to store and quality control
data extracted from the LIMS using certain software programs for extracting data (the Refinery) and validated protocols for analyzing plant phenotypes. The platform also includes tools and processes required for generating transgenic plants for
testing and for analyzing transgene expression. The current platform is designed for analyzing the model plant, Arabidopsis, however, some work has been done to show that it can be readily adapted for analysis of other plant species. The proprietary
nature of the platform is based primarily on internal confidential knowledge and pending patent applications covering specific processes and imaging software. 
  

“Governing Documents” means with respect to any particular entity, (a) if a corporation, the articles or certificate of incorporation and the
bylaws; (b) if a general partnership, the partnership agreement and any statement of partnership; (c) if a limited partnership, the limited partnership agreement and the certificate of limited partnership; (d) if a limited liability company, the

  

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articles of organization and operating agreement; (e) if another type of Person, any other charter or similar document adopted or filed in connection with
the creation, formation or organization of the Person; (f) all equityholders’ agreements, voting agreements, voting trust agreements, joint venture agreements, registration rights agreements or other agreements or documents relating to the
organization, management or operation of any Person or relating to the rights, duties and obligations of the equityholders of any Person; and (g) any amendment or supplement to any of the foregoing. 
  
 “Governmental Authorization” means any Consent, license,
registration or permit issued, granted, given or otherwise made available by or under the authority of any Governmental Body or pursuant to any Legal Requirement. 
  
 “Governmental Body” means any: (a) nation, state, county, city, town, borough, village, district or other
jurisdiction; (b) federal, state, local, municipal, foreign or other government; (c) governmental authority of any nature (including any agency, branch, department, board, commission, court, tribunal or other entity exercising governmental powers);
(d) multinational organization or body; or (e) (f) official of any of the foregoing. 
  
 “Hazardous Material” means any “hazardous substance” as defined in the United States Comprehensive Environmental Response, Compensation and Liability Act of 1980 (CERCLA), 42 U.S.C. 9601 et seq.,
as amended as of the date of this Agreement, and petroleum and its breakdown constituents. 
  
 “Hired Ag Employees” shall have the meaning set forth in Section 7.2(b)(i). 
  
 “Improvements” means all buildings, structures, fixtures and improvements located on the Land or forming a part of the Leased Real Property or
included in the Assets, including those under construction. 
  
 “Indemnified Losses” shall have the meaning set forth in Section 6.2. 
  
 “Indemnified Person” shall have the meaning set forth in Section 6.5(a). 
  
 “Indemnifying Person” shall have the meaning set forth in Section 6.5(a). 
  
 “Intellectual Property” means each of the following related to the Non-Compete Field, including without limitation
that associated with the GeneFunction Factory: (i) assumed fictional business names, trade names, registered and unregistered trademarks, service marks and applications (collectively, “Marks”); (ii) patents, patent applications and
inventions and discoveries that may be patentable (collectively, “Patents”), including those Patents set forth on Schedule 2.1(b) hereto; (iii) registered and unregistered copyrights in both published works and unpublished works
(collectively, “Copyrights”); (iv) rights in mask works; (v) all know-how, trade secrets, confidential or proprietary information, customer lists, Software, technical information, data, process technology, plans, drawings and blue prints
(collectively, “Trade Secrets”); and (vi) all rights in the internet domain name “genefunctionfactory.com”. 
  
 “Inventories” means all inventories of Seller, wherever located, including all finished goods, work in process, raw materials, spare parts and
all other materials and supplies to be used or consumed by Seller in the production of finished goods. 
  

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 “IRS” means the United States Internal Revenue Service and, to the extent relevant, the United
States Department of the Treasury. 
  
 “Key Employees”
has the meaning ascribed to it in Section 5.1.9 hereof. 
  
 “Knowledge” means an individual will be deemed to have Knowledge of a particular fact or other matter if: (a) that individual is actually aware of that fact or matter; or (b) a prudent individual could be expected to discover or
otherwise become aware of that fact or matter in the course of conducting a reasonably comprehensive investigation regarding the accuracy of any representation or warranty contained in this Agreement. A Person (other than an individual) will be
deemed to have Knowledge of a particular fact or other matter if any individual who is serving, or who has at any time served, as a director, officer, partner, executor or trustee of that Person (or in any similar capacity) has, or at any time had,
Knowledge of that fact or other matter (as set forth in (a) and (b) above), and any such individual (and any individual party to this Agreement) will be deemed to have conducted a reasonably comprehensive investigation regarding the accuracy of the
representations and warranties made herein by that Person or individual. 
  
 “Land” means all parcels and tracts of land in which Seller has an ownership, leasehold or other occupancy interest. 
  

“Law” shall have the meaning set forth in Section 3.7. 
  
 “Lease” means the 1B Lease or any lease or rental agreement, license, right to use or installment and conditional
sale agreement to which Seller is a party and any other Seller Contract pertaining to the leasing or use of any Tangible Personal Property, in each case related to the operations in connection with the Acquired Assets. 
  
 “Leased Real Property” means all parcels of real property,
including, without limitation, all buildings, structures, fixtures and improvements located thereon and all rights and appurtenances thereto belonging, the whole or part of which is subject to the 1B Lease (including, without limitation, the
“Project” as defined in the 1B Lease). 
  
 “Legal
Requirement” means any federal, state, local, municipal, foreign, international, multinational or other constitution, law, ordinance, code, enactment, order, ordinance, regulation, statute or treaty. 
  
 “Liability” means with respect to any Person, any liability or
obligation of such Person of any kind, character or description, whether known or unknown, absolute or contingent, accrued or unaccrued, disputed or undisputed, liquidated or unliquidated, secured or unsecured, joint or several, due or to become
due, vested or unvested, executory, determined, determinable or otherwise, and whether or not the same is required to be accrued on the financial statements of such Person. 
  
 “LIMS” is the custom built Laboratory Information System currently operated to support the GeneFunction Factory.
For the avoidance of doubt, Seller shall retain the right to use LIMS for applications outside the Non-Compete Field. 
  
 “Losses” shall have the meaning set forth in Section 6.2. 
  

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 “Material Adverse Effect” means a material adverse change in the business, operations,
properties, assets, or liabilities, of a party other than such a change with respect to any of the Excluded Assets or Retained Liabilities; provided, however, “Material Adverse Effect” shall not include any material adverse change
or effect occurring (i) to the extent, but only to the extent, that such change or effect is a result of the execution and public announcement of this Agreement or the consummation of the transactions contemplated hereby, or (ii) as a result of
general economic, industry, regulatory or political conditions. 
  
 “May Transition Date” means May 9, 2005, the date on which the 1B Lease Amendment and 1B Lease Assignment shall become effective, the Buyer shall commence employment of the Key Employees and have made offers of employment to the
Production Employees and on which the final payment under the Existing Contract Amendment shall be made, subject to the contingencies stated therein. 
  
 “Milestones” shall have the meaning set forth in Section 2.4(c). 
  
 “Morris, Nichols Opinion” shall have the meaning set forth in Section 2.7(a)(viii). 
  
 “Multiemployer Plan” shall have the meaning set forth in Section
3.21. 
  
 “Non-Compete Field” means the discovery or
application of proprietary genes, genetic elements, gene discovery technologies, and genomics approaches to the development of transgenic plants, including but not limited to those components comprising and derived from The GeneFunction Factory. For
the avoidance of doubt, the screening of chemical compounds for phenotypic effects on plants (e.g., Seller’s ChemTraits program and anti-fungal program) shall be included as a component of the Non-Compete Field to the extent that such screening
is used to discover gene targets for which there are transgenic applications. The transgenic applications covered by the Non-Compete Field include the development of both transgenic model plants (including, but not limited to, Arabidopsis) as well
as all transgenic crop plants (including, but not limited to, corn, soybean, cotton, and canola). For the avoidance of doubt, the Non-Compete Field shall not include (i) human, animal and other non-transgenic plant applications, (ii) work to be
performed for Pioneer under a certain development agreement disclosed as an Excluded Contract on Exhibit 3.8(b) until the termination of such Excluded Contract, which shall be no later than December 31, 2006, or (iii) applications for use in
the discovery and development of chemical products. 
  
 “Non-Compete Period” shall have the meaning set forth in Section 7.1(a). 
  
 “Non-Contingent Cash Payment” shall have the meaning set forth in Section 2.4(b). 
  
 “Occupational Safety and Health Law” means any Legal Requirement to reduce occupational safety and health hazards, including the Occupational
Safety and Health Act. 
  
 “Order” means any order,
injunction, judgment, decree, ruling, assessment or arbitration award of any Governmental Body or arbitrator. 
  
 “Ordinary Course of Business” means an action taken by a Person will be deemed to have been taken in the Ordinary Course of Business only if
that action: (a) is consistent with the past practices of such Person and is taken in the ordinary course of the normal, day-to-day operations of 

  

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such Person; (b) does not require authorization by the board of directors or shareholders of such Person (or by any Person or group of Persons exercising
similar authority) and does not require any other separate or special authorization of any nature; and (c) is similar to actions customarily taken, without any separate or special authorization, in the ordinary course of the normal, day-to-day
operations of other Persons that are in the same line of business as such Person. 
  
 “Person” means an individual, partnership, corporation, business trust, limited liability company, limited liability partnership, joint stock company, trust, unincorporated association, joint venture or
other entity or a Governmental Body. 
  
 “Proceeding”
means any action, arbitration, audit, hearing, investigation, litigation or suit (whether civil, criminal, administrative, judicial or investigative, whether formal or informal, whether public or private) commenced, brought, conducted or heard by or
before, or otherwise involving, any Governmental Body or arbitrator. 
  
 “Production Employees” means those certain additional employees that Buyer will offer employment to, such employment to be effective commencing upon the May Transition Date, it being acknowledged that Buyer shall not have the
obligation to extend employment offers to more than 65 persons or to hire more than 58 persons, in each case inclusive of the Key Employees. 
  
 “Purchase Price” shall have the meaning set forth in Section 2.4. 
  
 “Real Estate Exceptions” means any lien, encumbrance, security interest, mortgage, title exceptions and defects,
subordination agreements, development agreements, land use plans, annexation agreements, easements, rights of way, covenants, restrictions, leases, ground leases, licenses, any agreements granting any person or entity the right to use, occupy or
acquire any real property or any portion of or interest therein, encroachments, reservations, conditions, purchase options, rights of first offer or first refusal, reversionary rights and the like, recorded or unrecorded. 
  
 “Record” means information that is inscribed on a tangible medium
or that is stored in an electronic or other medium and is retrievable in perceivable form. 
  
 “Related Person” means 
  
 With respect to a particular individual: 
  

	 	•	 	each other member of such individual’s Family; 

  

	 	•	 	any Person that is directly or indirectly controlled by any one or more members of such individual’s Family; 

  

	 	•	 	any Person in which members of such individual’s Family hold (individually or in the aggregate) a Material Interest; and 

  

	 	•	 	any Person with respect to which one or more members of such individual’s Family serves as a director, officer, partner, executor or trustee (or in a similar capacity).

  

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 With respect to a specified Person other than an individual: 
  

	 	•	 	any Person that directly or indirectly controls, is directly or indirectly controlled by or is directly or indirectly under common control with such specified Person;

  

	 	•	 	any Person that holds a Material Interest in such specified Person; 

  

	 	•	 	each Person that serves as a director, officer, partner, executor or trustee of such specified Person (or in a similar capacity); 

  

	 	•	 	any Person in which such specified Person holds a Material Interest; and 

  

	 	•	 	any Person with respect to which such specified Person serves as a general partner or a trustee (or in a similar capacity). 

  
 For purposes of this definition, (a) “control” (including
“controlling,” “controlled by,” and “under common control with”) means the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of a Person, whether through the
ownership of voting securities, by contract or otherwise, and shall be construed as such term is used in the rules promulgated under the Securities Act; (b) the “Family” of an individual includes (i) the individual, (ii) the
individual’s spouse, (iii) any child of such individual and (iv) any other natural person who resides with such individual; and (c) “Material Interest” means direct or indirect beneficial ownership (as defined in Rule 13d-3 under the
Exchange Act) of voting securities or other voting interests representing at least ten percent (10%) of the outstanding voting power of a Person or equity securities or other equity interests representing at least ten percent (10%) of the
outstanding equity securities or equity interests in a Person. 
  
 “Release” means any release, spill, emission, leaking, pumping, pouring, dumping, emptying, injection, deposit, disposal, discharge, dispersal, leaching or migration on or into the Environment or into or out of any property.

  
 “Remedial Action” means all actions, including any
capital expenditures, required or voluntarily undertaken (a) to clean up, Remove, treat or in any other way address any Hazardous Material or other substance; (b) to prevent the Release or Threat of Release or to minimize the further Release of any
Hazardous Material or other substance so it does not migrate or endanger or threaten to endanger public health or welfare or the Environment; (c) to perform pre-remedial studies and investigations or post-remedial monitoring and care; or (d) to
bring all Facilities and the operations conducted thereon into compliance with Environmental Laws and environmental Governmental Authorizations. 
  
 “Representative” means with respect to a particular Person, any director, officer, manager, employee, agent, consultant, advisor, accountant,
financial advisor, legal counsel or other representative of that Person. 
  
 “Retained Equipment” shall have the meaning set forth in Section 1(c) of the Access Agreement. 
  

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 “Retained Liabilities” shall have the meaning set forth in Section 2.3(c). 
  
 “Royalty Buy-Out Option” means that certain option in favor of
Buyer to buy out for a single lump sum payment any/all future royalty streams arising out of the Existing Contract, as set forth and provided in the Existing Contract Amendment. 
  
 “SEC” means the United States Securities and Exchange Commission. 
  
 “Seller Indemnified Persons” shall have the meaning set forth in
Section 6.3. 
  
 “Seller Documents” shall have the
meaning set forth in Section 3.2. 
  
 “Software” means
all computer software and subsequent versions thereof, including source code, object, executable or binary code, objects, comments, screens, user interfaces, report formats, templates, menus, buttons and icons and all files, data, materials,
manuals, design notes and other items and documentation related thereto or associated therewith. 
  
 “Subsidiary” means with respect to any Person (the “Owner”), any corporation or other Person of which securities or other interests
having the power to elect a majority of that corporation’s or other Person’s board of directors or similar governing body, or otherwise having the power to direct the business and policies of that corporation or other Person (other than
securities or other interests having such power only upon the happening of a contingency that has not occurred), are held by the Owner or one or more of its Subsidiaries. 
  
 “Tangible Personal Property” means all machinery, equipment, tools, furniture, office equipment, computer
hardware, supplies, materials, vehicles and other items of tangible personal property (other than Inventories) of every kind owned or leased by Seller (wherever located and whether or not carried on Seller’s books), together with any express or
implied warranty by the manufacturers or sellers or lessors of any item or component part thereof and all maintenance records and other documents relating thereto. 
  
 “Tax” or “Taxes” means any income, gross receipts, license, payroll, employment, excise, severance,
stamp, occupation, premium, property, environmental, windfall profit, customs, vehicle, airplane, boat, vessel or other title or registration, capital stock, franchise, employees’ income withholding, foreign or domestic withholding, social
security, unemployment, disability, real property, personal property, sales, use, transfer, value added, alternative, add-on minimum and other tax, fee, assessment, levy, tariff, charge or duty of any kind whatsoever and any interest, penalty,
addition or additional amount thereon imposed, assessed or collected by or under the authority of any Governmental Body or payable under any tax-sharing agreement or any other Contract, and shall include any interest, fines, penalties, assessments,
or additions to tax resulting from, attributable to, or incurred in connection with any such Taxes or any contest or dispute thereof. 
  
 “Tax Return” means any return (including any information return), report, statement, schedule, notice, form, declaration, claim for refund or
other document or information filed with or submitted to, or required to be filed with or submitted to, any Governmental Body in connection with the determination, assessment, collection or payment of any Tax or in connection with the
administration, implementation or enforcement of or compliance with any Legal Requirement relating to any Tax. 
  

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 “Third Party” means a Person that is not a party to this Agreement. 
  
 “Third-Party Claim” means any claim against any Indemnified Person
by a Third Party, whether or not involving a Proceeding. 
  
 “Threat of Release” means a reasonable likelihood of a Release that may require action in order to prevent or mitigate damage to the Environment that may result from such Release. 
  
 “WARN Act” means the Workers Adjustment and Retraining Notification
Act, as amended. 
  
 ARTICLE II 
 PURCHASE AND SALE OF ASSETS 
  
 2.1 Purchased Assets. 
  
 Seller hereby sells, conveys, assigns and delivers to Buyer, free and clear of all Encumbrances, all right, title and interest of Seller
in and to all methods, technologies, equipment, resources, rights, and Intellectual Property exclusively or primarily used or relating to Seller’s current operations in the GeneFunction Factory and in the Non-Compete Field, including without
limitation the following: 
  
 (a) All assets
reflected and/or described on the asset list attached as Schedule 2.1(a) and all other assets of a lesser value and not included on such Schedule 2.1(a) (including, for example, assets exclusively or primarily used or relating to
Seller’s current operations in the GeneFunction Factory and in the Non-Compete Field that are fully depreciated that are not listed on such Schedule 2.1(a) and certain consumable assets) (collectively, the “Specified Tangible
Assets”). 
  
 (b) All of Seller’s owned
Intellectual Property relating to the GeneFunction Factory and the Non-Compete Field, and any other transgenic plant applications, in each case in existence at the time of Closing or having a Conception Date on or before the May Transition Date,
including without limitation the Intellectual Property listed on Schedule 2.1(b), including the patents and patent applications set forth therein (collectively, the “Transferred Intellectual Property”). 
  
 (c) All business records and other documents, discs, tapes
and other records of Seller, relating to services previously provided to Buyer by Seller under the Existing Contract, including (but not limited to) all bids, contracts, supplier records, drawings, designs, specifications, process information,
performance data, software, programs, and other information or data related to the business and operations of Seller solely in the Buyer’s Field, but excluding original copies of the accounting and corporate books of Seller, which books Seller
will retain and permit Buyer access to or, in the event Seller desires to dispose of such books, will turn over to Buyer. Notwithstanding the foregoing, Seller shall be allowed to maintain copies of all such business records for the sole purpose of
complying with the requests of any Governmental Body or its auditing firm. 
  
 (d) The Royalty Buy-Out Option as included in Section 4.2 of the Existing Contract Amendment. 
  

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 (e) The Leased Real Property. 
  
 (f) All Seller’s data and materials and other
Intellectual Property and project technology developed and delivered under the Existing Contract, as specified in Section 2.8 below. 
  
 (g) All other claims, rights and causes of action with respect to the Non-Compete Field from and against parties other than Seller,
liquidated or unliquidated. 
  
 (h) The purchased
assets described in Section 2.1 and the licensed assets described in Section 2.2 below collectively shall be referred to as the “Acquired Assets.” Seller hereby agrees that it shall execute and deliver to Buyer such assignment and
conveyance documents that Buyer reasonably requests to effectuate the transactions contemplated hereby. The Acquired Assets shall not include those assets listed on Schedule 2.1(h) hereto (the “Excluded Assets”). 
  
 2.2 Rights to Certain Seller Retained Intellectual Property/Seller
Non-Assert. 
  
 (a) Seller agrees to grant or
assign, and hereby grants, or otherwise assigns, to the Buyer an exclusive, royalty-free, irrevocable, license to make, have made, use sell, import and export products and processes covered by the Patents and Intellectual Property described on
Schedule 2.2-A hereto (the “Seller Licensed Intellectual Property”), including the right to sublicense any of the foregoing rights, solely in the Buyer’s Field. 
  
 (b) Seller agrees that, with respect to the Patents and Intellectual Property described on Schedule 2.2-B
hereto (the “Non-Assert IP”), or for any inventions that have been conceived or reduced to practice prior to the May Transition Date, Seller hereby agrees not to assert any proprietary rights thereunder, solely in Buyer’s Field,
against Buyer and/or its Affiliates, licensees, successors, or customers of the foregoing in any proceeding or otherwise. Seller agrees that any transfer of such Seller Licensed Intellectual Property and Non-Assert IP shall be subject to the
conditions in this Section 2.2, and that in any such transfer agreement such transferee shall agree to take an irrevocable obligation to be bound by the license or non-assert obligations described herein. Seller shall notify Buyer of any such
transfer and shall certify that the transfer has been made subject to the conditions set forth herein. For avoidance of doubt, Seller shall be free to develop, manufacture and sell or license intellectual property and resulting products related to
the use of small molecules, intermediates and proteins for medical diagnostics and/or human health care pharmaceuticals using transgenic plant know-how described in these enumerated patent applications set forth in Schedule 2.2-B. 
  
 (c) Seller hereby agrees not to assert against Buyer any
trademark, trade name, or similar rights it may have now or hereafter in the name “FUNCTIONFINDER” (the “FUNCTIONFINDER trademark”), provided that Buyer shall only use the FUNCTIONFINDER trademark as necessitated by the operation
of the Acquired Assets in the Buyer’s Field and shall identify same as a registered trademark of Seller in any external usage. Buyer shall not use or adopt any trademarks for any product or service likely to cause confusion with the
FUNCTIONFINDER trademark. 
  

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 2.3 Assignment and Assumption of Liabilities and Obligations. 
  
 (a) Seller hereby assigns and transfers to Buyer and Buyer
hereby assumes only the obligations and liabilities of Seller which are specifically listed and described on Schedule 2.3(a), to the extent such obligations and liabilities are applicable to and accrue with respect to periods subsequent to
the Closing Date. The obligations and liabilities referred to in this Section 2.3(a) are herein sometimes collectively called the “Assumed Liabilities.” The parties acknowledge and agree that the assignment of the rights and obligations
shall be governed exclusively by the 1B Lease Assignment. 
  
 (b) Notwithstanding the foregoing, if the assignment and transfer of any of the Assumed Liabilities would cause a breach thereof and if no required consent to such assignment and transfer has been obtained from the
third parties involved, then, without limiting the effect of any representations and warranties hereunder, such Assumed Liabilities shall not be assigned and transferred to Buyer, and Buyer shall not assume any of the obligations and liabilities
with respect thereto, but, instead, Seller shall continue to hold its interests in and be obligated under and for such Assumed Liabilities, with such Assumed Liabilities to be held by Seller but reimbursed by Buyer, and Buyer shall cooperate in any
reasonable arrangement or action requested by Seller to secure for Seller relief from all such Assumed Liabilities; provided, however, at and effective as of such time as any such required consent with respect to such Assumed Liability shall
be obtained, such Assumed Liability shall forthwith be transferred and assigned to the Buyer, and all related obligations and liabilities of Seller shall be simultaneously assumed by the Buyer hereunder. 
  
 (c) Except as expressly provided in Section 2.3(a), 2.3(b)
and 2.3(c) or elsewhere herein, Buyer does not hereby and will not assume or become liable for and shall not be obligated to pay or satisfy any obligation, debt or liability whatsoever, contingent or otherwise, of Seller or with respect to the
Non-Compete Field, existing as of the date of this Agreement, including, without limitation, (i) any liability for Taxes (as hereinafter defined), including any liability for Taxes resulting from the transactions contemplated in this Agreement, (ii)
any liability for notes payable or deferred compensation, (iii) any claim, liability or obligation related to environmental matters (whether as a result of the handling, storage or disposal of hazardous materials or otherwise) arising prior to the
May Transition Date, (iv) any liability for product liability or product warranty matters arising prior to the May Transition Date, (v) any liability for employment matters (whether in connection with or related to employee benefit matters,
employment agreements, labor agreements, plans or arrangements, employment discrimination matters, worker’s compensation and occupational safety and health matters, labor disputes, unfair labor practices, claims for overtime, back wages,
vacation or minimum wage or otherwise) arising prior to the May Transition Date and (vi) any claim, liability or obligation arising out of circumstances or occurrences or the operations of Seller in the Non-Compete Field prior to the May Transition
Date. Without limiting the generality of the foregoing, in no event shall Buyer assume or become liable for any obligation, debt or liability of Seller which does not arise out of or relate to the Acquired Assets or the Non-Compete Field. The
obligations and liabilities of Seller not specifically assumed by Buyer hereunder are hereinafter referred to as the “Retained Liabilities.” 
  

 13 

 2.4 Purchase Price. 
  
 The purchase price (the “Purchase Price”) to be paid to Seller by Buyer for the Acquired Assets by
wire transfer as follows: 
  
 (a) cash in the
amount of $4,750,000.00 at Closing (the “Closing Payment”); 
  
 (b) a non-contingent cash payment of $1,180,000.00 on January 31, 2006 (the “Non-Contingent Cash Payment”); and 
  
 (c) up to $820,000 in cash on January 31, 2006 (the “Contingent Transition Payment”) upon substantial completion in all material
respects of the milestones set forth on Exhibit 2.4(c) (the “Milestones”). 
  
 2.5 Closing. 
  
 The consummation of the transactions contemplated hereby (the “Closing”) shall take place after 3:15 p.m. Central Standard Time on the Closing Date at Bryan Cave LLP, One Metropolitan Square, Ste. 3600, St. Louis, Missouri 63102,
or at such other time or place as the parties may agree. 
  
 2.6
Allocation of Purchase Price. 
  
 Buyer and
Seller shall allocate the Purchase Price provided in Section 2.4 hereof plus the Assumed Liabilities among the Acquired Assets in a manner consistent with Section 1060 of the Code. Buyer shall propose a Purchase Price allocation, subject to the
reasonable approval of Seller within 30 days following the Closing Date. For all Tax purposes, Buyer and Seller shall report the purchase and sale of the Acquired Assets and the Retained Equipment in accordance with such agreed upon allocation and
shall take no position contrary thereto or inconsistent therewith. 
  
 2.7 Closing Obligations. 
  
 In addition
to any other documents to be delivered under other provisions of this Agreement, at the Closing: 
  
 (a) Seller shall deliver to Buyer: 
  
 (i) a bill of sale for all of the Acquired Assets that are Tangible Personal Property in the form of Exhibit 2.7(a)(i) (the
“Bill of Sale”) executed by Seller; 
  
 (ii) [Reserved]; 
  
 (iii)
an assignment and assumption agreement concerning the 1B Lease in the form of Exhibit 2.7(a)(iii) (collectively, the “1B Lease Assignment”) and such other appropriate document or instrument of transfer, as the case may require, each
in form and substance satisfactory to Buyer and its counsel and executed by Seller and ARE relating to the 1B Lease; 
  

 14 

 (iv) assignments of all Intellectual Property Assets and separate assignments of all
registered Marks, Patents and Copyrights in the form of Exhibit 2.7(a)(iv) executed by Seller; 
  
 (v) such other deeds, bills of sale, assignments, certificates of title, documents and other instruments of transfer and conveyance as may
reasonably be requested by Buyer, each in form and substance satisfactory to Buyer and its legal counsel and executed by Seller; 
  
 (vi) an Access Agreement in the form of Exhibit 2.7(a)(vi), executed by Seller (the “Access Agreement”); 
  
 (vii) an amendment to the Existing Contract, executed by
Seller, in the form attached hereto as Exhibit 2.7(a)(vii) (the “Existing Contract Amendment”); 
  
 (viii) an opinion of Morris, Nichols, Arsht and Tunnell (the “Morris, Nichols Opinion”) dated the Closing Date, in the form of
Exhibit 2.7(a)(viii), which shall permit Seller to rely on such opinion; 
  
 (ix) a copy of the Board of Directors minutes certified by the corporate Secretary of Seller as to the receipt, consideration and acceptance of a third party fairness opinion and/or valuation with respect to the
Acquired Assets. 
  
 (x) a certificate executed
by Seller as to the accuracy of their representations and warranties as of the date of this Agreement and as of the Closing in accordance with Section 5.1.1 and as to their compliance with and performance of their covenants and obligations to be
performed or complied with at or before the Closing in accordance with Section 5.1.2; and 
  
 (xi) a certificate of the Secretary of Seller certifying, as complete and accurate as of the Closing, attached copies of the Governing
Documents of Seller, certifying and attaching all requisite resolutions or actions of Seller’s board of directors approving the execution and delivery of this Agreement and the consummation of the Contemplated Transactions and certifying to the
incumbency and signatures of the officers of Seller executing this Agreement and any other document relating to the Contemplated Transactions. 
  
 (b) Buyer shall deliver to Seller, as the case may be: 
  
 (i) the Closing Payment by wire transfer to an account specified by Seller in a writing delivered to Buyer
on the Closing Date; 
  
 (ii) the 1B Lease
Assignment and 1B Lease Amendment executed by Buyer; 
  
 (iii) the Access Agreement executed by Buyer; 
  
 (iv) the Existing Contract Amendment. 
  
 (v) a certificate executed by Buyer as to the accuracy of its representations and warranties as of the date of this Agreement and as of the Closing in accordance 

  

 15 

 
with Section 5.2.1 and as to its compliance with and performance of its covenants and obligations to be performed or complied with at or before the Closing
in accordance with Section 5.2.2; and 
  
 (vi) a
certificate of the Secretary of Buyer certifying, as complete and accurate as of the Closing, attached copies of the Governing Documents of Buyer and certifying and attaching all requisite resolutions or actions of Buyer’s board of directors
(if any) approving the execution and delivery of this Agreement and the consummation of the Contemplated Transactions and certifying to the incumbency and signatures of the officers of Buyer executing this Agreement and any other document relating
to the Contemplated Transactions. 
  
 2.8 Exclusive Rights to
Data, Materials, IP and other Project Technology. 
  
 The parties acknowledge and agree that as part of this Agreement Buyer shall be acquiring the exclusive rights to the data and materials and other Intellectual Property and Project Technology (as defined in the Existing Contract) developed
and delivered under the Existing Contract in accordance with the Existing Contract Amendment. 
  
 2.9 Milestone Dispute Resolution. 
  
 The parties shall meet not less than monthly to review the status of the achievement of the Milestones and such other portions of this Agreement as the parties may determine. If Buyer determines in good faith that the
progress of the performance of the Milestone events is not in material and substantial compliance or is otherwise substantially behind schedule, Buyer shall inform Seller of such determination in reasonable detail as promptly as practicable but not
later than at the next following monthly meeting. In the event that the parties disagree as to whether the Milestones have been substantially completed in all material respects or otherwise or are not otherwise able to agree that Seller is entitled
to the Contingent Transition Payment, then an executive officer of Seller and a senior management member of the Buyer will meet to discuss any such notice and cooperate in good faith to resolve any related matter and shall have authority to agree to
an appropriate reduction of the Contingent Transition Payment, to extend of the time to complete the satisfaction of the Milestones in accordance with the standard set forth herein, or to recommend the resolution of such dispute to mediation or
arbitration, in the discretion of such officers. 
  
 2.10 Certain
Grant-Back Rights. 
  
 To the extent Seller is
required to use certain of the Specified Tangible Assets (which shall be limited to those noted as such on Schedule 2.1(a) hereto) and the Transferred Intellectual Property in order to perform any Excluded Contract as in effect as of the
Closing Date, Buyer agrees to and does hereby grant to Seller a royalty-free, non-exclusive, irrevocable, non-transferable limited purpose license to use such Specified Tangible Assets and Transferred Intellectual Property solely to complete each
such Excluded Contract through the termination of such Excluded Contracts, but in no event later than December 31, 2006. Such license may not be amended, altered, extended or expanded in any way by means of any amendment to any such Excluded
Contract after the Closing Date. Seller may transfer the right to use such Specified Tangible Assets and Transferred Intellectual Property for such purposes to a third party, subject to Buyer’s approval, which shall not be unreasonably
withheld, conditioned or delayed, it being acknowledged that Buyer shall have the right to withhold such consent to any proposed transfer to a competitor of Buyer. 

  

 16 

 
The foregoing shall not affect the Buyer’s rights and Seller’s non-compete obligations pursuant to Section 7.1 hereof. 
  
 ARTICLE III 
 REPRESENTATIONS AND WARRANTIES OF SELLER 
  
 Seller hereby makes the following representations and warranties to Buyer, except as modified by the matters set forth in the Schedules attached hereto,
each of which is true and correct on the date hereof and each of which shall survive the Closing as specified in Section 6.1 hereof. 
  
 3.1 Corporate Organization, Qualification and Power of Seller. 
  

Seller is a corporation duly organized, validly existing and in good standing under the laws of the State of Delaware. Seller has all
requisite corporate power and authority to own, lease and use its assets and properties and to conduct the business in which it is engaged and holds all authorizations, licenses and permits necessary and required therefor. Seller is duly licensed or
qualified to do business as a foreign corporation and is in good standing in the state(s), countries or other jurisdictions listed on Schedule 3.1, and is not required to be registered, licensed or qualified to do business in any other
jurisdiction. 
  
 3.2 Authorization of Agreement. 
  
 The Seller has all requisite power and authority to execute
and deliver this Agreement and each other agreement, document, or instrument or certificate contemplated by this Agreement or to be executed by the Seller in connection with the consummation of the transactions contemplated by this Agreement (the
“Seller Documents”) and to consummate the transactions contemplated hereby and thereby. The execution and delivery of this Agreement and the Seller Documents and the consummation of the transactions contemplated hereby and thereby have
been duly authorized by all requisite corporate action on the part of the Seller. Without limiting the generality of the foregoing, no consent, waiver, approval, or authorization of the stockholders of the Seller or any Subsidiary is required in
connection with the execution and delivery of this Agreement or the Seller Documents or the compliance by the Seller with any of the provisions hereof or thereof, or the consummation of the transactions contemplated hereby or thereby. This Agreement
has been, and each of the Seller Documents will be at or prior to the Closing, duly and validly executed and delivered by the Seller and (assuming the due authorization, execution and delivery by the other parties hereto and thereto) this Agreement
and the Seller Documents constitute the legal, valid and binding obligations of the Seller, enforceable against it in accordance with their terms, subject to applicable bankruptcy, insolvency, reorganization, moratorium and similar laws affecting
creditors’ rights and remedies generally, and subject, as to enforceability, to general principles of equity, including principles of commercial reasonableness, good faith and fair dealing (regardless of whether enforcement is sought in a
proceeding at law or in equity). 
  
 3.3 Conflicts; Consents of
Third Parties. 
  
 (a) Except as set forth on
Schedule 3.3(a), none of the execution and delivery by the Seller of this Agreement or the Seller Documents, the consummation of the transactions contemplated hereby or thereby, or compliance by the Seller with any of the provisions hereof or

  

 17 

 
thereof will conflict with, or result in any violation of or default (with or without notice or lapse of time, or both) under, or give rise to a right of
termination or cancellation under, any provision of (i) the certificate of incorporation and by-laws of the Seller; (ii) any material Contract or Permit to which the Seller is a party or by which any of the material properties or assets of the
Seller are bound; (iii) any Order applicable to the Seller or by which any of the properties or assets of the Seller are bound; or (iv) any applicable Law, the violation of which has or may have a material impact on the Acquired Assets. 

 
 (b) Except as set forth on Schedule 3.3(b), no
material consent, waiver, approval, Order, Permit or authorization of, or declaration or filing with, or notification to, any Person or Governmental Body is required on the part of the Seller in connection with the execution and delivery of this
Agreement or the Seller Documents or the compliance by the Seller with any of the provisions hereof or thereof, or the consummation of the transactions contemplated hereby or thereby. 
  
 3.4 Taxes. 
  
 (a) All Tax Returns required to be filed by Sellers on or prior to the Closing Date have been or will be timely filed and all such Tax
Returns are correct and complete. 
  
 (b) All
Taxes (whether or not shown on any Tax Return of Sellers) have been or will be paid when due. 
  
 (c) There are no grounds for the assertion or assessment of any Taxes against Seller, or the Acquired Assets or Retained Equipment other
than those reflected or reserved against on the most recent financial statements of Seller as provided to Buyer. 
  
 (d) The Acquired Assets or Retained Equipment are not, and will not, be Encumbered by any liens arising out of any unpaid Taxes and there
are no grounds for the assertion or assessment of any liens against the Acquired Assets in respect of any Taxes. 
  
 (e) The transactions contemplated by this Agreement will not give rise to (i) the creation of any liens against the Acquired Assets or
Retained Equipment in respect of any Taxes or (ii) the assertion of any additional Taxes against the Acquired Assets or Retained Equipment. 
  
 (f) There is no Proceeding or unresolved claim for assessment or collection, pending or threatened, by, or present or expected dispute
with, any Governmental Body for assessment or collection from Seller of any Taxes of any nature affecting the Acquired Assets or Retained Equipment. 
  
 (g) There is no extension or waiver of the period for assertion of any Taxes against the Seller affecting the Acquired Assets or Retained
Equipment. 
  
 (h) None of the Acquired Assets,
Retained Equipment or Assumed Liabilities are subject to, or constitute, a safe harbor lease within the meaning of Section 168(f)(8) of the Code. 
  

 18 

 (i) None of the Acquired Assets or Retained Equipment have been financed with, or
directly or indirectly secures, any industrial revenue bonds or debt, the interest on which is tax exempt under Section 103(a) of the Code. 
  
 (j) None of the Acquired Assets, Retained Equipment or Assumed Liabilities will constitute a partnership, joint venture, or other
arrangement or contract that could be treated as a partnership for federal income tax purposes. 
  
 (k) None of the Acquired Assets consist of stock in a subsidiary of the Seller. 
  
 (l) None of the Acquired Assets or Retained Equipment are
tax-exempt use property within the meaning of Section 168(h) of the Code. 
  
 (m) None of the Acquired Assets or Retained Equipment will be subject to a carry-over basis pursuant to Treas. Reg. Section 1.338-4. 
  
 (n) None of the Acquired Assets or Retained Equipment are subject to a tax indemnification agreement.

  
 3.5 Title to Acquired Assets. 
  
 Except as set forth on Schedule 3.5, Seller has good
and marketable title to the Acquired Assets and Retained Equipment, free and clear of all Encumbrances. All of the tangible assets included in the Acquired Assets and the Retained Equipment have been maintained in accordance with normal industry
practice, are in good operating condition and repair (subject to normal wear and tear), and are suitable for the purposes for which they are presently used and presently proposed to be used by Seller. 
  
 3.6 Sufficiency of Acquired Assets. 
  
 Except as set forth in Schedule 3.6, the Acquired
Assets constitute all of the assets, tangible and intangible, of any nature whatsoever, used in the Non-Compete Field in the manner presently operated by Seller and used or necessary for the full completion of the performance of the Existing
Contract, without regard to any earlier termination of the obligations thereunder pursuant to the Existing Contract Amendment to be entered into in connection herewith. There exists no Encumbrance to the Acquired Assets which would prevent Buyer
from using the Acquired Assets in the manner in which such Acquired Assets are currently used, or any part thereof, to the same full extent that Seller might continue to do so if the sale and transfer contemplated hereby did not take place.

  
 3.7 No Breach of Law or Governing Document; Licenses and
Permits. 
  
 Seller has complied with in all
material respects and is not in default under or in violation of: (a) any applicable Legal Requirement of any Governmental Body (“Law”), or (b) the provisions of any franchise or license, or (c) any provision of its constituent documents.
Seller holds all governmental licenses or permits required to conduct business in the Non-Compete Field as presently conducted by it, and each such license or permit is valid, in full force and effect, and listed on Schedule 3.7. Neither the
execution of this Agreement nor the Closing do or will constitute or result in a default under or violation of any such governmental license or permit. 

  

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Notwithstanding the foregoing, Buyer acknowledges that it must apply for certain licenses as set forth in Schedule 3.7, which licenses are not
automatically transferable by Seller. 
  
 3.8 Contracts and
Commitments. 
  
 (a) Set forth on Schedule
3.8 is a list of each Contract to which Seller is a party or is otherwise obligated in connection with the operations relating to the Acquired Assets (collectively, the “Contracts”). Each Contract is a valid and binding obligation of
Seller and to Seller’s Knowledge the other parties thereto in accordance with its terms and conditions, except as such enforceability may be limited by (a) bankruptcy, insolvency, or other similar laws affecting the enforcement of
creditors’ rights generally and (b) equitable principles of general applicability (whether considered in a proceeding at law or in equity). Neither the Seller, nor to Seller’s Knowledge, any other party to a Contract in default under or in
violation of such Contract, and there are no active disputes with regard to any Contract. No event has occurred which, with the passage of time or the giving of notice, or both, would constitute, and neither the execution of this Agreement nor the
Closing hereunder do or will constitute or result in, a default under any Contract by Seller or any other party to such Contract or would cause the acceleration of any obligation of any party thereto or the creation of a Lien upon any Asset or will
result in the termination or cancellation thereof, diminish the enforceability thereof, or otherwise materially contravene, conflict with or modify the terms and requirements of thereof. Seller has delivered to Buyer a true, complete and accurate
copy of each written Contract required to be disclosed on Schedule 3.8 and a true, complete and accurate description of each oral Contract required to be disclosed on Schedule 3.8, and none of the Contracts has been modified or amended
in any respect, except as reflected in such disclosure to Buyer. 
  
 (b) Seller represents that it has disclosed to Buyer all of the Contracts which give rise to rights relating to the Non-Compete Field. Except as set forth on Schedule 3.8(b), none of the Excluded Contracts
relate to or give rights arising with respect to the Seller’s current or currently proposed operations relating to the Non-Compete Field. Seller has disclosed and made available true, complete and unredacted copies of such Excluded Contracts to
an independent third party review on a confidential basis. 
  
 3.9
Litigation and Arbitration. 
  
 Except as set
forth on Schedule 3.9, there is no claim or Proceeding relating to the Acquired Assets now pending or, to the Knowledge of Seller, threatened before any court, grand jury (to Seller’s Knowledge), Governmental Body, arbitration or
mediation panel or similar body to which Seller is a party which may result in any judgment, order, decree, liability, award or other determination which will or may reasonably be expected to have a Material Adverse Effect upon Seller, the Acquired
Assets, the Assumed Liabilities or the Buyer’s ability to conduct business in the Non-Compete Field as presently conducted. No such judgment, order, decree or award has been entered against Seller nor has any liability been incurred in
connection with any Proceeding, or may reasonably be expected to have, such effect. There is no claim or Proceeding now pending or, to the Knowledge of Seller, threatened before any court, grand jury of which Seller is aware, Governmental Body,
arbitration or mediation panel or similar body involving Seller which will or may reasonably be expected to prevent or hamper the consummation of the transactions contemplated by this Agreement. 
  

 20 

 3.10 Solvency. 
  

(a) Seller is not now insolvent and will not be rendered insolvent by any of the Contemplated Transactions. As used in this Section,
“insolvent” means that the sum of the debts and other probable Liabilities of Seller exceeds the present fair saleable value of Seller’s assets. 
  

(b) Immediately after giving effect to the consummation of the Contemplated Transactions: (i) Seller will be able to pay its
Liabilities as they become due in the usual course of its business; (ii) Seller will not have unreasonably small capital with which to conduct its present or proposed business; (iii) Seller will have assets (calculated at fair market value) that
exceed its Liabilities; and (iv) taking into account all pending and threatened litigation, final judgments against Seller in actions for money damages are not reasonably anticipated to be rendered at a time when, or in amounts such that, Seller
will be unable to satisfy any such judgments promptly in accordance with their terms (taking into account the maximum probable amount of such judgments in any such actions and the earliest reasonable time at which such judgments might be rendered)
as well as all other obligations of Seller. The cash available to Seller, after taking into account all other anticipated uses of the cash, will be sufficient to pay all such debts and judgments promptly in accordance with their terms. 

 
 3.11 Disclosure. 
  
 No representation or warranty or other statement made by
Seller in this Agreement or the Schedules, the certificates delivered pursuant to Section 2.7(a) or otherwise in connection with the Contemplated Transactions contains any untrue statement or omits to state a material fact necessary to make any of
them, in light of the circumstances in which it was made, not misleading. Without limiting the foregoing, the statements and facts recited in the Morris, Nichols Opinion as having been provided to such counsel by the Seller and its counsel and which
are set forth under “Section I. Factual Background” therein are true and complete and do not omit to state a material fact necessary to make any of them, in light of the circumstances in which it was made, not misleading for purposes of
enabling Morris, Nichols, Arsht and Tunnell to render such opinion. 
  
 3.12 Financing Statements. 
  
 Without
limiting the representations set forth in Section 3.5, the Uniform Commercial Code Financing Statements listed on Schedule 3.12, and any other unlisted financing statement or amendments related thereto, either (i) do not relate to or include
the Acquired Assets or (ii) do not evidence any currently existing Encumbrance on the Acquired Assets pursuant to a security agreement or otherwise. In connection with entering into and performing that certain Securities Purchase Agreement dated as
of October 19, 2004, between Seller and Laurus Master Fund, Ltd., Seller repaid in full all existing indebtedness owed by Seller to GE Capital, pursuant to the Master Security Agreement No. 7237 and terminated such credit facility, all in accordance
with Section 6.5 thereof. The Acquired Assets are not subject to any Encumbrance in favor of GE Capital (or any successor in interest to GE Capital) under such credit facility or otherwise. Upon the request of Buyer, Seller shall use its
commercially reasonable efforts to cause, or cooperate with Buyer in causing, any Uniform Commercial Code Financing Statements that may cover the Acquired Assets, including any such Financing Statements relating to the GE Capital credit facility set
forth on Schedule 3.12, to be terminated. 
  

 21 

 3.13 Books and Records 
  
 The unaudited books of account and other financial Records of Seller that relate to the operations of Seller
in the Non-Compete Field are complete and correct and represent actual, bona fide transactions. 
  
 3.14 Leased Real Property 
  
 (a) Schedule 3.14 contains a correct legal description, street address and tax parcel identification number of all Leased Real
Property and an accurate description (by location, name of lessor, date of the lease, and term expiry date) of the 1B Lease. 
  
 (b) As of the date hereof and at Closing, Seller holds a valid leasehold interest in the Leased Real Property pursuant to the 1B Lease,
and Seller’s leasehold interest and rights under the 1B Lease are free and clear of any Encumbrances. To Seller’s knowledge, Seller has delivered to Buyer true, accurate and complete copies of all (i) existing title policies, site plans,
building plans and surveys of the Leased Real Property and (ii) instruments, agreements and other documents evidencing, creating or constituting any Real Estate Exceptions affecting the Leased Real Property or any part thereof, in all cases only to
the extent that the same are within Seller’s possession or control. 
  
 (c) The 1B Lease is not subject to termination or defeasance prior to the stated expiration date therein other than by reason of a default by the tenant of its obligations thereunder or as may be provided in those
provisions of the 1B Lease. 
  
 (d) All material
certificates of occupancy, permits, licenses, approvals and other authorizations required to be held by Seller, as applicable, to permit the present operations of Seller on the applicable parcel of Leased Real Property have been obtained by Seller
and are in full force and effect. 
  
 (e) Except
as set forth in Schedule 3.14(e), there are no service, supply, maintenance or similar agreements affecting the Leased Real Property or the operation of any part thereof. No service, supply, maintenance or similar agreements affecting the
Leased Real Property or the operation of any part thereof (including, without limitation, the service contracts set forth in Schedule 3.14(e)) will be binding upon the assignee of the 1B Lease after the Closing. 
  
 (f) The representations and estoppels of Seller set forth in
Section 8 of the 1B Lease Assignment are incorporated herein by reference. 
  
 3.15 Condition of Facilities 
  
 Use of the Leased Real Property for the various purposes for which it is presently being used and for those uses expressly permitted under the 1B Lease are permitted as of right under all applicable Legal Requirements
(including, without limitation, zoning legal requirements) and, to Seller’s Knowledge, is not subject to “permitted nonconforming” use. The Leased Real Property, the parts thereof for which Seller is responsible to maintain under the
1B Lease and, to Seller’s Knowledge, the other parts thereof are in compliance with all applicable Legal Requirements, including those pertaining to zoning, building and the disabled. All Improvements, the parts thereof for which Seller is
responsible to maintain under the 1B Lease and, to Seller’s Knowledge, the other 

  

 22 

 
parts thereof (including, without limitation, the roof, HVAC, plumbing, drainage, electrical and mechanical systems) are in good repair and in good
condition, ordinary wear and tear excepted. To Seller’s Knowledge, (i) the Leased Real Property affords direct vehicular access to a public road or access to a public road via an irrevocable easement benefiting such Land and (ii) Seller has the
right to use and enjoy such access under the 1B Lease. The Leased Real Property is supplied with public or quasi-public utilities and other services appropriate for the operation of the Improvements and Facilities located thereon as currently
conducted and Seller has the right to use and enjoy such utilities and services under the 1B Lease. To Seller’s Knowledge, the Leased Real Property is not located within any flood plain or area subject to wetlands regulation or any similar
restriction. To Seller’s Knowledge, there is no existing or proposed plan to modify or realign any street or highway or any existing or proposed eminent domain proceeding that would result in the taking of all or any part of any Facility or
Leased Real Property or that would prevent or hinder the continued use of any Facility or Leased Real Property as heretofore used in the conduct of the business of Seller. 
  
 3.16 Absence of Certain Developments. 
  
 Except as set forth in Schedule 3.16, since September 30, 2004, Seller has conducted its operations
relating to the Acquired Assets and the Non-Compete Field only in the Ordinary Course of Business and there has not been any of the following relating to the Acquired Assets: 
  
 (a) amendment to the Governing Documents of Seller; 
  
 (b) payment (except in the Ordinary Course of Business) or
increase by Seller of any bonuses, salaries or other compensation to any Hired Ag Employee or entry into any employment, severance or similar Contract with any Hired Ag Employee; 
  
 (c) adoption of, amendment to or increase in the payments to or benefits under, any Employee Plan;

  
 (d) any material damage to or material
destruction or loss of any Asset, whether or not covered by insurance; 
  
 (e) entry into, termination of or receipt of notice of termination of (i) any license, distributorship, dealer, sales representative, joint venture, credit or similar Contract to which Seller is a party, or (ii) any
Contract or transaction involving a total remaining commitment by Seller, or any party thereto, of at least $50,000 not made in the Ordinary Course of Business; 
  
 (f) sale (other than sales of Inventories and equipment in the Ordinary Course of Business), lease or other
disposition of any Asset or property of Seller (including the Intellectual Property Assets) or the creation of any Encumbrance on any Asset; 
  
 (g) cancellation or written waiver of any claims or rights with a value to Seller in excess of $25,000; 
  
 (h) indication by any supplier of an intention to
discontinue with Seller; 
  
 (i) material change
in the accounting methods used by Seller except required by GAAP; or 
  

 23 

 (j) Contract by Seller to do any of the foregoing. 
  
 3.17 Intellectual Property. 
  
 (a) Except as set forth on Schedule 3.17(a), the
Seller is the sole legal and beneficial owner of, or has valid, exclusive perpetual licenses to use, all material Intellectual Property used by it in the Ordinary Course of Business in connection with the operations of the Acquired Assets in the
Non-Compete Field and/or related to the GeneFunction Factory. Except as set forth on Schedule 3.17(a), to the Knowledge of the Seller, (i) the Intellectual Property used by the Seller in connection with the operations of the Acquired Assets
is not the subject of any challenge received by the Seller in writing and (ii) the Seller has not received any written notice of any default or any event that with notice or lapse of time, or both, would constitute a default under any Intellectual
Property license to which the Seller is a party or by which it is bound in connection with the operations of the Acquired Assets in the Non-Compete Field and/or related to the GeneFunction Factory. 
  
 (b) Except as set forth on Schedule 3.17(b), (i)
there exists no infringement or misappropriation of, or by, any of the Transferred Intellectual Property or Seller Licensed Intellectual Property with regard to the Intellectual Property rights of any third party, and (ii) the conduct of the
Seller’s business in the Non-Compete Field as currently conducted or as proposed to be conducted by Seller (but without regard to any material expansion or modification thereof by Buyer) has not infringed or misappropriated, and does not, and
to the Knowledge of Seller, will not, if continued to be conducted in such manner,] infringe or misappropriate, any Intellectual Property or proprietary right of any other entity as of the Closing Date. Seller has obtained from all inventors of
Intellectual Property assignment of all rights to such inventions to Seller, including any continuations, continuation- in- parts, divisionals, reissues, and reexaminations. 
  
 (c) During any period prior to the Closing Date, the Seller’s use of Intellectual Property in
connection with the current operations of the Acquired Assets in the Non-Compete Field and/or related to the GeneFunction Factory (i) was not in breach of any confidential, fiduciary, partnership, master-servant or agency relationship arising under
Law; (ii) was not in breach of any obligation arising under any material Contract to which the Seller is a party and, to the Knowledge of the Seller, was not in breach of any obligation arising under any Contract, regardless of the identity of the
parties to such Contract; and (iii) was not in violation of any applicable Laws. 
  
 (d) Except as set forth on Schedule 3.17(d), no Contract, including without limitation licenses and sublicenses, exists between the
Seller and any third party that requires or permits use or sale of either the Transferred Intellectual Property or the Seller Licensed Intellectual Property by any third party. 
  
 3.18 Brokers and Finders. 
  
 Other than Buyer’s obligations to Ken Moonie & Company, Inc., which shall be the sole and exclusive responsibility of Buyer to
pay, neither Seller nor any of its Representatives have incurred any obligation or liability, contingent or otherwise, for brokerage or finders’ fees or agents’ commissions or other similar payments in connection with the sale of the
Acquired Assets or the Contemplated Transactions. 
  

 24 

 3.19 Environmental Matters. 
  
 Except as set forth on Schedule 3.19 hereto: 
  
 (a) all Leased Real Property, all current or previous conditions on and uses of the Leased Real Property,
and all current or previous ownership or operation by Seller or any other party of the Leased Real Property (including without limitation transportation and disposal of Hazardous Materials by or for Seller) comply and have at all times complied
with, and do not cause, have not caused, and will not cause any Environmental, Health and Safety Liabilities to be incurred by Seller; 
  
 (b) the operations of the Seller are and have been in compliance in all material respects with all applicable Environmental Laws, which
compliance includes obtaining, maintaining and complying with all material Permits required under applicable Environmental Laws to operate in the Non-Compete Field; Seller is not in violation of and has not violated any Environmental Law; Seller has
obtained and is in compliance with all necessary Environmental Permits, and no deficiencies have been asserted by any Government or authority with respect to such Environmental Permits; 
  
 (c) except as set forth in the 1999 and 2005 Phase I Reports, there has been no Release of any kind on,
beneath, above, or into the Leased Real Property or into the Environment from the Leased Real Property of any Hazardous Materials, which has resulted in contamination in excess of applicable federal, state or local limits requiring remediation under
any Environmental Law; 
  
 (d) Seller does not
own or operate a treatment storage or disposal facility as defined under the Resource Conservation and Recovery Act. There are and have been no Hazardous Materials stored, disposed of, generated, manufactured, refined, transported, produced or
treated at, upon or from the Leased Real Property by Seller other than in material compliance with Environmental Laws; 
  
 (e) no expenditure other than in the Ordinary Course of Business will be required in order for Buyer to comply with any Environmental Laws
in effect at the time of the Closing in connection with operation in the Non-Compete Field on the Leased Real Property; 
  
 (f) there never has been pending or, to Seller’s Knowledge, threatened against Seller, or to Seller’s Knowledge, any other
Person relating to the Leased Real Property, any pending Proceedings, based on or related to any Environmental Permit, any Environmental Law, or any alleged Environmental Health and Safety Liabilities; 
  
 (g) the Seller is not the subject of any outstanding Order
or Contract with any Governmental Body pursuant to Environmental Laws which imposes material obligations on the Seller; 
  
 (h) to the Knowledge of the Seller, there are no investigations relating to the Acquired Assets, or currently or previously owned,
operated or leased property of the Seller pending or threatened which would reasonably be expected to result in the Seller incurring material Liability pursuant to any Environmental Law; 
  

 25 

 (i) Seller has not transported or disposed of, or arranged for the transportation or
disposal of, any Hazardous Materials to any location which is: (i) listed on, or proposed for listing on, the EPA’s National Priorities List published at 40 CFR Part 300 or on any similar state list; or (ii) the subject of any regulatory action
which has led to claims against Seller for damages to natural resources, personal injury, clean-up costs or clean-up work. 
  
 (j) other than as identified in Schedule 3.19 hereto, neither Seller, nor any other Person relating to the Leased Real Property, has ever
received from any Person any notice of, or has any knowledge of, any past, present or anticipated future events, conditions, circumstances, activities, practices, incidents, actions, agreements or plans that would: (i) materially interfere with,
prevent, or increase the costs of compliance or continued compliance with any Environmental Permits or any renewal or transfer thereof or any Environmental Law; (ii) make more stringent any restriction, limitation, requirement or condition under any
Environmental Law or any Environmental Permit in connection with the operations on the Leased Real Property; or (iii) give rise to any Proceeding or material Environmental Health and Safety Liabilities based on or related to any Environmental Permit
or any Environmental Law. 
  
 3.20 Indebtedness. 
  
 Except as set forth on Schedule 3.20, the Seller does
not have outstanding any indebtedness for borrowed money from any Person. 
  
 3.21 Employee Benefits. 
  
 Insofar as the same relate to the Ag Employees, set forth in Schedule 3.21 is a complete and correct list of all “employee benefit plans” as defined by Section 3(3) of ERISA, all specified fringe
benefit plans as defined in Section 6039D of the Code, and all other bonus, incentive-compensation, deferred-compensation, profit-sharing, stock-option, stock-appreciation- right, stock-bonus, stock-purchase, employee-stock-ownership, savings,
severance, change-in- control, supplemental-unemployment, layoff, salary-continuation, retirement, pension, health, life- insurance, disability, accident, group-insurance, vacation, holiday, sick-leave, fringe-benefit or welfare plan, and any other
employee compensation or benefit plan, agreement, policy, practice, commitment, contract or understanding (whether qualified or nonqualified, currently effective and any trust, escrow or other agreement related thereto that ) is maintained or
contributed to by Seller (collectively the “Employee Plans”). Also set forth on Schedule 3.21 is a complete and correct list of all ERISA Affiliates of Seller during the last six (6) years. 
  
 ARTICLE IV 
 REPRESENTATIONS AND WARRANTIES OF BUYER 
  
 Buyer hereby makes the following representations and warranties to Seller, each of which is true and correct on the date hereof and each of which shall
survive the Closing as specified in Section 6.1 hereof. 
  

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 4.1 Authorization. 
  
 Buyer is a corporation duly organized, validly existing and in good standing under the laws of the State of
Delaware. Buyer has all requisite power and authority to execute and deliver this Agreement and the Buyer Closing Documents, to perform its obligations hereunder and thereunder, and to otherwise consummate the transactions contemplated hereby and
thereby. This Agreement and the Buyer Closing Documents each constitute valid and binding obligations of Buyer, enforceable against Buyer in accordance with their respective terms. 
  
 4.2 Brokers, Finders. 
  
 No finder, broker, agent, or other intermediary acting on behalf of Buyer is entitled to a commission, fee, or other compensation or
obligation in connection with the negotiation or consummation of this Agreement or any of the transactions contemplated hereby. 
  
 4.3 No Conflict of Transaction With Obligations and Laws. 
  
 (a) Neither the execution, delivery or performance of this Agreement nor the Ancillary Agreements to which the Buyer is a party, nor the
performance of the transactions contemplated hereby and thereby, will: (i) constitute a breach or violation of the Buyer’s Constituent Documents; (ii) require any consent, approval or authorization of or declaration, filing or registration with
any person other than a Governmental Authority described in paragraph (b) below; (iii) conflict with or constitute (with or without the passage of time or the giving of notice) a breach of, or default under any debt instrument to which the Buyer is
a party, or give any person the right to accelerate any indebtedness or terminate, modify or cancel any material right; (iv) constitute (with or without the passage of time or giving of notice) a default under or breach of any other material
agreement, instrument or obligation to which the Buyer is a party or by which it or its assets are bound; or (v) result in a violation of any Law or Court Order applicable to the Buyer or its business or assets, except where such breach, violation,
default, failure to obtain any consent, approval, authorization or declaration, or make any filing or registration would not, either individually or in the aggregate, have a Material Adverse Effect upon the Buyer or materially impair or preclude the
Buyer’s ability to consummate the transactions contemplated by this Agreement. 
  
 (b) The execution, delivery and performance of this Agreement and the Ancillary Agreements to which the Buyer is a party and the
transactions contemplated hereby and thereby by the Buyer do not require the consent, waiver, approval, authorization, exemption of or giving of notice by the Buyer to any Governmental Authority, except for those: (i) provided for in this Agreement;
and (ii) which would not, either individually or in the aggregate, have a Material Adverse Effect upon the Buyer or materially impair or preclude the Buyer’s ability to consummate the transactions contemplated by this Agreement. 
  

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 ARTICLE V 
 CONDITIONS TO CLOSING 
  
 5.1 Buyer’s Obligation. 
  
 Buyer’s obligation to purchase the Acquired Assets and to take the other actions required to be taken by Buyer at the Closing is subject to the satisfaction, at or prior to the Closing, of each of the following conditions (any of which
may be waived by Buyer, in whole or in part): 
  
 5.1.1 Accuracy of Representations. 
  
 All of Seller’s representations and warranties in this Agreement (considered collectively), and each of these representations and warranties (considered individually), shall have been accurate in all material respects as of the date of
this Agreement, and shall be accurate in all material respects as of the time of the Closing as if then made, without giving effect to any supplement to the Disclosure Letter. 
  
 5.1.2 Seller’s Performance 
  
 All of the covenants and obligations that Seller is required to perform or to comply with pursuant to this
Agreement at or prior to the Closing (considered collectively), and each of these covenants and obligations (considered individually), shall have been duly performed and complied with in all material respects. 
  
 5.1.3 Consents 
  
 Each of the Consents identified in Schedule 3.3(a) and
3.3(b) (the “Material Consents”) shall have been obtained and shall be in full force and effect, including without limitation, with respect to the 1B Facilities and the 1B Lease the consent and agreement of ARE. 
  
 5.1.4 Additional Documents 
  
 Seller shall have caused the documents and instruments
required by Section 2.7(a) and the following documents to be delivered (or tendered subject only to Closing) to Buyer: 
  
 (a) Releases of all Encumbrances on the Acquired Assets, other than Permitted Encumbrances, including releases of any mortgage or other
security interest of record; 
  
 (b) a First
Amendment to Lease in the form attached as Exhibit B to the 1B Lease Assignment and incorporated therein by reference (the “1B Lease Amendment”), duly executed and delivered by ARE; 
  
 (c) Certificates dated as of a date not earlier than the
third Business Day prior to the Closing as to (1) the good standing of Seller, executed by the appropriate officials of the States of Delaware and each jurisdiction in which Seller is licensed or qualified to do business as a foreign corporation as
specified in Schedule 3.1 and (2) payment of all applicable state Taxes by Seller executed by the appropriate officials of the States of Delaware and North Carolina; and 
  
 (d) Such other documents as Buyer may reasonably request for the purpose of: 
  
 (i) evidencing the accuracy of any of Seller’s
representations and warranties; 
  
 (ii)
evidencing the performance by Seller of, or the compliance by Seller with, any covenant or obligation required to be performed or complied with by Seller; 
  

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 (iii) evidencing the satisfaction of any condition referred to in this Section 5.1; or

  
 (iv) otherwise facilitating the consummation
or performance of any of the Contemplated Transactions. 
  
 5.1.5 No Proceedings 
  
 Since the date of this Agreement, there shall not have been commenced or threatened against Buyer, or against any Related Person of Buyer, any Proceeding (a) involving any challenge to, or seeking Damages or other relief in connection with,
any of the Contemplated Transactions or (b) that may have the effect of preventing, delaying, making illegal, imposing limitations or conditions on or otherwise interfering with any of the Contemplated Transactions or (c) challenging Seller’s
corporate authority to consummate the Contemplated Transactions. 
  
 5.1.6 No Conflict 
  
 Neither the consummation nor the performance of any of the Contemplated Transactions will, directly or indirectly (with or without notice or lapse of time), contravene or conflict with or result in a violation of or cause Buyer or any
Related Person of Buyer to suffer any adverse consequence under (a) any applicable Legal Requirement or Order or (b) any Legal Requirement or Order that has been published, introduced or otherwise proposed by or before any Governmental Body,
excluding Bulk Sales Laws. 
  
 5.1.7 Existing
Contract 
  
 Buyer shall have entered into the
Existing Contract Amendment. 
  
 5.1.8
Governmental Authorizations 
  
 Buyer shall have
received such Governmental Authorizations as are necessary to allow Buyer to operate the Acquired Assets from and after the Closing. 
  
 5.1.9 Employees 
  
 Nine of the eleven key employees of Seller identified on Exhibit 5.1.9(a), or substitutes therefor who shall be acceptable to Buyer
(“Key Employees”), in its sole discretion, shall have accepted employment with Buyer as of the Closing Date with such employment to commence on and as of the May Transition Date. 
  
 5.2 Seller’s Obligation 
  
 Seller’s obligation to sell the Acquired Assets and to
take the other actions required to be taken by Seller at the Closing is subject to the satisfaction, at or prior to the Closing, of each of the following conditions (any of which may be waived by Seller in whole or in part): 
  
 5.2.1 Accuracy of Representations 
  
 All of Buyer’s representations and warranties in this
Agreement (considered collectively), and each of these representations and warranties (considered individually), shall have been accurate in all material respects as of the date of this Agreement and shall be accurate in all material respects as of
the time of the Closing as if then made. 
  

 29 

 5.2.2 Buyer’s Performance 
  
 All of the covenants and obligations that Buyer is required
to perform or to comply with pursuant to this Agreement at or prior to the Closing (considered collectively), and each of these covenants and obligations (considered individually), shall have been substantially performed. 
  
 5.2.3 Consents 
  
 Each of the Consents identified in Schedule 3.3(a) and
3.3(b) shall have been obtained and shall be in full force and effect. 
  
 5.2.4 Additional Documents 
  
 Buyer shall have caused the documents and instruments required by Section 2.7(b) and the following documents to be delivered (or tendered subject only to Closing) to Seller: 
  
 (a) such documents as Seller may reasonably request for the
purpose of 
  
 (i) evidencing the accuracy of
any representation or warranty of Buyer, 
  
 (ii) evidencing the performance by Buyer of, or the compliance by Buyer with, any covenant or obligation required to be performed or complied with by Buyer or 
  
 5.2.5 No Injunction 
  
 There shall not be in effect any Legal Requirement or any injunction or other Order that (a) prohibits the
consummation of the Contemplated Transactions and (b) has been adopted or issued, or has otherwise become effective, since the date of this Agreement. 
  
 ARTICLE VI 
 INDEMNIFICATION

  
 6.1 Survival of Representations and Warranties.

  
 All representations and warranties of the
parties made in this Agreement or in any exhibit, statement, Schedule, certificate, instrument or any document delivered pursuant hereto shall survive the Closing. All representations and warranties hereunder shall be deemed to be material and
relied upon by the parties with or to whom the same were made, notwithstanding any investigation or inspection made by or on behalf of such party or parties. 
  

 30 

 6.2 Indemnification of Buyer. 
  
 Seller shall hold Buyer and its respective affiliates and the stockholders, directors, officers, partners,
successors, assigns, and agents of each of them (the “Buyer Indemnified Persons”), harmless and indemnify each of them from and against any and all claims, losses, damages, liabilities, penalties, fines, expenses or costs
(“Losses”), and will reimburse the Buyer Indemnified Persons for any loss, liability, claim, damage, expense (including costs of investigation and defense and reasonable attorneys’ fees and expenses) or diminution of value, whether or
not involving a Third-Party Claim (in all, “Indemnified Losses”), incurred or to be incurred by any Buyer Indemnified Person resulting from or arising out of: 
  
 (a) any breach or violation of Seller’s representations, warranties, covenants, or agreements contained
in this Agreement or in any documents delivered pursuant hereto; or 
  
 (b) any Liability arising out of the ownership or operation of the Assets prior to the Effective Time other than the Assumed Liabilities; 
  
 (c) any brokerage or finder’s fees or commissions or similar payments based upon any agreement or
understanding made, or alleged to have been made, by any Person with Seller in connection with any of the Contemplated Transactions; 
  
 (d) any noncompliance with any Bulk Sales Laws or fraudulent transfer law in respect of the Contemplated Transactions; 
  
 (e) any liability under the WARN Act or any similar state or
local Legal Requirement that may result from an “Employment Loss”, as defined by 29 U.S.C. sect. 2101(a)(6), caused by any action of Seller prior to the Closing or by Buyer’s decision not to hire previous employees of Seller (unless
caused by Buyer’s decision not to honor offers of employment made to Seller employees as contemplated under this Agreement; 
  
 (f) any Employee Plan established or maintained by Seller; or 
  
 (g) the assertion against any Buyer Indemnified Person of any liability other than an Assumed Liability,
including without limitation any Third Party Claims under any Excluded Contracts for breach or failure of performance or otherwise. 
  
 Except as provided in Section 6.2.1 with respect to environmental matters, the right to indemnification under this Section 6.2 is subject to the following limitations:

  

	 	(i)	The Seller shall have no liability under this Section 6.2 unless one or more of the Buyer’s Indemnified Persons gives written notice to the Seller asserting a claim for
Indemnified Losses, including reasonably detailed facts and circumstances pertaining thereto, before the expiration of the period set forth below: 

  

	 	(A)	 for claims under clauses (a), (b), (c) or (g) above, a period of two (2) years from the May Transition Date, provided that for claims (1) relating to the
representations and warranties set forth in the first sentence of Section 3.5 shall survive the 

  

 31 

	 	 
Closing Date without limitation, and (2) relating to the representations and warranties set forth in Section 3.4, the Excluded Liabilities under Section
2.3(c)(i), and any breach of the covenants set forth in Section 7.3 shall survive the Closing Date until the expiration of the statute of limitations applicable to the matters set forth therein; 

  

	 	(B)	for claims under clause (d) above, until the expiration of the statute of limitations. 

  

	 	(C)	for claims under clauses (e), or (f) above, a period of three (3) years from the Closing Date. 

  

	 	(ii)	Indemnification for claims under clauses (a), (b), (c) or (g) shall be payable by the Seller only if the aggregate amount of all Losses hereunder by the Buyer’s Indemnified
Persons exceeds $250,000 (the “Threshold”), and then only for the amount by which such Losses exceed $150,000. The Sellers aggregate liability for indemnification under clauses (a), (b), (c) and (g) above shall not be greater than
$5,000,000. The foregoing limitations shall not apply to indemnification for breaches of the representations and warranties set forth in Section 3.4, the Excluded Liabilities under Section 2.3(c)(i), and any breach of the covenants set forth in
Section 7.3 or for any remedies for breach or default by Seller of any of the terms of the 1B Lease Assignment. 

  

	 	(iii)	Subject to and without limiting Section 6.4 below, the indemnification provided for in this Section 6.2 shall be the exclusive remedy for breaches of representations, warranties and
covenants contained in this Agreement by Seller, except for claims for equitable remedies including without limitation injunctive relief, provided that Buyer shall not be deemed to have waived any right of recourse (whether a claim under this
Section 6.2 or otherwise) arising from fraud or intentional misconduct of Seller or anyone else and provided further that Buyer shall not have waived or be limited in enforcing or pursuing any remedies for breach or default by Seller of any of the
terms of the 1B Lease Assignment. 

  

	 	(iv)	Losses shall be calculated net of any insurance proceeds or tax benefits realizable to the Buyer as a result of any Losses for which indemnification is sought pursuant to this
Agreement. 

  
 6.2.1 Environmental Indemnity of
Buyer. 
  
 Notwithstanding the survivability or
limits, if any, of any representation contained herein or the absence of any representation herein, Seller shall indemnify, defend, and hold harmless the Buyer Indemnified Persons from and against, and Seller shall waive any claim for contribution
or indemnity from any of the Buyer Indemnified Persons with respect to: 
  
 (a) any Environmental Health and Safety Liabilities imposed upon any Buyer Indemnified Person after the Closing Date relating to conditions, conduct, circumstances or events relating to the Leased Real Property prior
to the Closing Date; 
  

 32 

 (b) any violation by Seller or Liability under any Environmental Law, including any such
Liability arising out of conduct of Seller prior to the Closing Date, which is imposed upon any Buyer Indemnified Person; 
  
 (c) Seller’s actions or failures to act that resulted in the Release of any Hazardous Material; 
  
 (d) the presence in, on, or migrating to or from, any Leased
Real Property, or in the improvements thereon, of Hazardous Materials; 
  
 (e) the storage, handling or disposal of polychlorinated biphenyls or other Hazardous Materials by Seller on or from the Leased Real Property at or prior to Closing; 
  
 (f) any breach or violation of Seller’s representations
or warranties under Section 3.19; and 
  
 (g) any
Actions or Orders relating to the foregoing, including without limitation those brought or issued by any Government or third party, against any Buyer Indemnified Person. 
  
 6.3 Indemnification of Seller. 
  
 Buyer shall hold Seller and its affiliates and directors, officers, successors, assigns, and agents of each of them (the “Seller
Indemnified Persons”) harmless and indemnify each of them from and against and will reimburse any and all Indemnified Losses incurred or to be incurred by any of them resulting from or arising out of: 
  
 (a) any breach or violation of Buyer’s representations,
warranties, covenants and agreements contained in this Agreement, including the provisions of this Article VI; or 
  
 (b) the assertion against any such party of any liability or obligation of Buyer pursuant to the Assumed Liabilities, except in each case
to the extent Buyer is entitled to be indemnified pursuant to Section 6.2 hereof with respect to the facts and circumstances giving rise to such Seller Indemnified Person’s claim. 
  
 6.4 Set-off Rights. 
  
 Upon notice to Seller specifying in reasonable detail the basis therefor, Buyer may set off any amount to which it may be entitled under
this Article VI against amounts otherwise payable to Seller hereunder, provided that the Contingent Transition Payment shall not be subject to the right of set-off pursuant to this Section 6.4. The exercise of such right of setoff by Buyer in good
faith, whether or not ultimately determined to be justified, will not constitute an event of default hereunder. Neither the exercise of nor the failure to exercise such right of setoff will constitute an election of remedies or limit Buyer in any
manner in the enforcement of any other remedies that may be available to it. 
  

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 6.5 Third Party Claims 
  
 (a) Promptly after receipt by a Person entitled to indemnity hereunder (an “Indemnified Person”)
of notice of the assertion of a Third-Party Claim against it, such Indemnified Person shall give notice to the Person obligated to indemnify under such Section (an “Indemnifying Person”) of the assertion of such Third-Party Claim, provided
that the failure to notify the Indemnifying Person will not relieve the Indemnifying Person of any liability that it may have to any Indemnified Person, except to the extent that the Indemnifying Person demonstrates that the defense of such
Third-Party Claim is prejudiced by the Indemnified Person’s failure to give such notice. 
  
 (b) If an Indemnified Person gives notice to the Indemnifying Person pursuant to Section 6.5(a) of the assertion of a Third-Party Claim,
the Indemnifying Person shall be entitled to participate in the defense of such Third-Party Claim and, to the extent that it wishes (unless (i) the Indemnifying Person is also a Person against whom the Third-Party Claim is made and the Indemnified
Person determines in good faith that joint representation would be inappropriate or (ii) the Indemnifying Person fails to provide reasonable assurance to the Indemnified Person of its financial capacity to defend such Third-Party Claim and provide
indemnification with respect to such Third-Party Claim), to assume the defense of such Third-Party Claim with counsel satisfactory to the Indemnified Person. After notice from the Indemnifying Person to the Indemnified Person of its election to
assume the defense of such Third-Party Claim, the Indemnifying Person shall not, so long as it diligently conducts such defense, be liable to the Indemnified Person under this Article VI for any fees of other counsel or any other expenses with
respect to the defense of such Third-Party Claim, in each case subsequently incurred by the Indemnified Person in connection with the defense of such Third-Party Claim, other than reasonable costs of investigation. If the Indemnifying Person assumes
the defense of a Third-Party Claim, no compromise or settlement of such Third-Party Claims may be effected by the Indemnifying Person without the Indemnified Person’s Consent unless (A) there is no finding or admission of any violation of Legal
Requirement or any violation of the rights of any Person; (B) the sole relief provided is monetary damages that are paid in full by the Indemnifying Person; and (C) the Indemnified Person shall have no liability with respect to any compromise or
settlement of such Third-Party Claims effected without its Consent. If notice is given to an Indemnifying Person of the assertion of any Third-Party Claim and the Indemnifying Person does not, within thirty (30) days after the Indemnified
Person’s notice is given, give notice to the Indemnified Person of its election to assume the defense of such Third-Party Claim, the Indemnifying Person will be bound by any compromise or settlement effected by the Indemnified Person provided
such compromise or settlement provides a full release of the Indemnified Person from further liability under such Third-Party Claim and provided that compromise or settlement does not exceed the limitations on indemnification set forth in subsection
6.2(g) above. 
  
 (c) Notwithstanding the
foregoing, if an Indemnified Person determines in good faith that there is a reasonable probability that a Third-Party Claim may adversely affect it or its Related Persons other than as a result of monetary damages for which it would be entitled to
indemnification under this Agreement, the Indemnified Person may, by notice to the Indemnifying Person, assume the exclusive right to defend, compromise or settle such Third-Party Claim, but the Indemnifying Person will not be bound by any
determination of any Third-Party Claim so defended for the purposes of this Agreement or any compromise or settlement effected without its Consent (which may not be unreasonably withheld). 
  

 34 

 (d) Notwithstanding the provisions of Section 9.12, Seller hereby consents to the
nonexclusive jurisdiction of any court in which a Proceeding in respect of a Third-Party Claim is brought against any Buyer Indemnified Person for purposes of any claim that a Buyer Indemnified Person may have under this Agreement with respect to
such Proceeding or the matters alleged therein and agree that process may be served on Seller with respect to such a claim anywhere in the world. 
  
 (e) With respect to any Third-Party Claim subject to indemnification under this Article VI: (i) both the Indemnified Person and the
Indemnifying Person, as the case may be, shall keep the other Person fully informed of the status of such Third-Party Claim and any related Proceedings at all stages thereof where such Person is not represented by its own counsel, and (ii) the
parties agree (each at its own expense) to render to each other such assistance as they may reasonably require of each other and to cooperate in good faith with each other in order to ensure the proper and adequate defense of any Third-Party Claim.

  
 (f) With respect to any Third-Party Claim
subject to indemnification under this Article VI, the parties agree to cooperate in such a manner as to preserve in full (to the extent possible) the confidentiality of all Confidential Information and the attorney-client and work- product
privileges. In connection therewith, each party agrees that: (i) it will use its Best Efforts, in respect of any Third-Party Claim in which it has assumed or participated in the defense, to avoid production of Confidential Information (consistent
with applicable Law), and (ii) all communications between any party hereto and counsel responsible for or participating in the defense of any Third-Party Claim shall, to the extent possible, be made so as to preserve any applicable attorney-client
or work-product privilege. 
  
 ARTICLE VII 
 COVENANTS 
  
 7.1 Non-Competition Agreement. 
  
 In consideration of the consummation of the transactions contemplated hereby: 
  
 (a) For the period from the Closing Date through May 9, 2010, the running of such time period shall be
tolled during any period of time during which Seller violates this Section 7.1 (the “Non-Compete Period”), Seller shall not: 
  
 (i) Directly or indirectly through any affiliate or other entity, whether a subsidiary, joint venture, partnership or other collaboration
agreement or in an agency capacity, compete, assist in or provide financial resources to any activity which competes with Buyer in the Non-Compete Field anywhere in the world; 
  
 (ii) Conduct any activities with the intent of discovering or developing new components in the Non-Compete
Field; 
  
 (iii) Conduct any activities on behalf
of a third party that use existing components of the Non-Compete Field, or that have the intent of discovering or developing new components in the Non-Compete Field; 
  

 35 

 (iv) Use or disclose to anyone except authorized personnel of Buyer, whether or not for
its benefit or otherwise, any confidential matters concerning the Acquired Assets or the Non-Compete Field, including, without limitation, trade secrets, customer lists and credit records, mailing lists, consultancy arrangements, pricing policies,
operational methods, marketing plans or strategies, product development and techniques or plans, research and development programs and plans, business acquisition plans, new personnel acquisition plans, designs and design projects and any other
research or business information concerning the Acquired Assets or the Non-Compete Field that a reasonable person would maintain as confidential. For purposes of this Agreement, confidential information shall not include such information that: (a)
is now, or hereafter becomes, through no act or failure to act on behalf of the Seller, generally known or available to the public; (b) is hereafter received by the Seller from a third party without breach of any obligation to the Buyer; or (c) is
required to be disclosed by applicable Law or a court order, including applicable securities laws or stock exchange rules or regulations, provided, however, that in the event that the either party intends to disclose the other party’s
confidential information pursuant to this subsection (c), the disclosing party shall, to the extent reasonably practicable, provide the non-disclosing party with prompt written notice of such intended disclosure such that the non-disclosing party
may seek an appropriate protective order or other appropriate remedy; 
  
 (v) Directly or indirectly solicit, encourage to leave employment, or hire any Hired Ag Employees then employed by Buyer in the Non-Compete Field. 
  
 (b) Seller acknowledges that the foregoing restrictions are reasonable agrees that in the event of any
breach thereof the harm to Buyer will be irreparable and without adequate remedy at law, and therefore that injunctive relief with respect thereto will be appropriate without requiring the Buyer to post a bond. In the event that a court of competent
jurisdiction determines, in an action brought by or on behalf of Buyer, that any of the foregoing provisions are unenforceable as stated, the parties intend that such restrictions be modified to permit the maximum enforceable restriction on
Seller’s competition with the Buyer in the Non-Compete Field. 
  
 7.2 Employees and Employee Benefits 
  
 (a) Information on Ag Employees. For the purpose of this Agreement, the term “Ag Employees” shall mean all employees employed on the Closing Date by Seller who are engaged in the operations relating to the Seller’s
agricultural business. 
  
 (b) Employment of Ag
Employees by Buyer. 
  
 (i) Buyer shall be
obligated to make an offer to (and hire if such offer is accepted): (A) no fewer than 50 Ag Employees whose primary job function is related directly to the performance of scientific research work (hereinafter “Ag Research Employees”) and
(B) no fewer than 8 Ag Employees whose primary job function is to provide support for Seller’s operations, facilities, and ongoing business (hereinafter “Ag Support Employees”) subject to the limitations set forth herein. Buyer may
make offers to all Ag Employees (inclusive of any Key Employees hired by Buyer) who have been working in the Non-Compete Field for the Seller. In the event that fewer than 50 Ag Research Employees accept such offers, Buyer shall be obligated to
identify and extend offers to an additional seven (7) Ag Research Employees, but shall in no event be required to hire more than an aggregate of 50 Ag Research Employees (inclusive of Key Employees). In the event 

  

 36 

 
that fewer than 8 of those Ag Support Employees to whom Buyer makes offers accept such offers, Buyer shall have no obligation to extend additional offers.
Further, if any Ag Support Employees are made unavailable for hiring by Seller and no acceptable alternative Ag Support Employee, as reasonably determined by Buyer, is made available for hiring by Seller, then Buyer’s obligation to make offers
to Ag Support Employees shall be reduced by the number of such Ag Support Employees made unavailable by Seller. The Buyer shall otherwise remain subject to the limitations on hiring Seller’s employees as set forth in the Non-Disclosure
Agreement between the parties dated as of December 10, 2004. Buyer will provide Seller with a list of Ag Employees to whom Buyer has made an offer of employment that has been accepted to be effective on the May Transition Date (the “Hired Ag
Employees”). All such offers shall include wages and benefit packages no less favorable than wage and benefit packages currently available to such Ag Employees. Subject to Legal Requirements, Buyer will have reasonable access to the Facilities
and personnel Records (including performance appraisals, disciplinary actions, and grievances, provided that access to any individual Ag Employee’s Records be subject to the prior consent of such Ag Employee) of Seller for the purpose of
preparing for and conducting employment interviews with all Ag Employees and will conduct the interviews as expeditiously as possible prior to the May Transition Date. Access will be provided by Seller upon reasonable prior notice during normal
business hours. Effective immediately before the May Transition Date, Seller will terminate the employment of all of its Hired Ag Employees. 
  
 (ii) Seller shall not solicit the continued employment of any Ag Employee (unless and until Buyer has informed Seller in writing that the
particular Ag Employee will not receive any employment offer from Buyer) or the employment of any Hired Ag Employee after the May Transition Date. Buyer shall inform Seller promptly of the identities of those Ag Employees to whom it will not make
employment offers, and Seller shall assist Buyer in complying with the WARN Act (if necessary) as to those Ag Employees. 
  
 (iii) It is understood and agreed that (A) Buyer’s expressed intention to extend offers of employment as set forth in this Section
shall not constitute any commitment, Contract or understanding (expressed or implied) of any obligation on the part of Buyer to a post- May Transition Date employment relationship of any fixed term or duration or upon any terms or conditions other
than those that Buyer may establish pursuant to individual offers of employment, and (B) employment offered by Buyer is “at will” and may be terminated by Buyer or by an employee at any time for any reason (subject to any written
commitments to the contrary made by Buyer or an employee and Legal Requirements). Nothing in this Agreement shall be deemed to prevent or restrict in any way the right of Buyer to terminate, reassign, promote or demote any of the Hired Ag Employees
after the May Transition Date or to change adversely or favorably the title, powers, duties, responsibilities, functions, locations, salaries, other compensation or terms or conditions of employment of such employees except that (i) Buyer agrees to
make offers to at least 58 Ag Employees such that such individuals offered employment shall not be eligible to benefits under the WARN Act. 
  
 (c) Salaries and Benefits. 
  
 (i) Seller shall be responsible for (A) the payment of all wages and other remuneration due to Ag Employees with respect to their services
as employees of Seller through the close of business on the May Transition Date and all vacation pay earned prior to the May Transition Date; and (B) any and all payments to employees required under the WARN Act (if 

  

 37 

 
applicable). For purposes of determining eligibility, Buyer shall recognize the service credit of each Hired Ag Employee to the same extent as such years of
service was recognized by Seller. Buyer shall make all Hired Ag Employees eligible for Buyer’s health insurance coverage in accordance with Buyer’s normal employment practices for similarly situated employees; provided that to the extent
necessary, Buyer shall cause its insurance carriers to credit all Hired Ag Employees (and their beneficiaries) with any deductibles and out-of-pocket expenses paid under the applicable Seller Employee Plan in the year of initial participation in the
applicable Buyer plans that are group health plans (within the meaning of Section 5000(b)(i) of the Code); and 
  
 (ii) Seller shall be liable for any claims made or incurred by Ag Employees and their beneficiaries through the May Transition Date under
the Employee Plans. For purposes of the immediately preceding sentence, a charge will be deemed incurred, in the case of hospital, medical or dental benefits, when the services that are the subject of the charge are performed and, in the case of
other benefits (such as disability or life insurance), when an event has occurred or when a condition has been diagnosed that entitles the employee to the benefit. 
  
 (d) Seller’s Retirement and Savings Plans. 
  
 (i) Seller shall cause all Hired Ag Employees who are
participants in Seller’s retirement plans to become vested in their benefits under Seller’s retirement plans as of the May Transition Date, and Seller (or Seller’s retirement plans) shall retain sole liability for the payment of such
vested benefits. Seller shall cause the assets of each Employee Plan to equal or exceed the benefit liabilities of such Employee Plan on a plan-termination basis as of the Effective Time if necessary to insure compliance with the preceding sentence.

  
 (e) No Transfer of Assets. Neither Seller nor
its Related Persons will make any transfer of pension or other employee benefit plan assets to Buyer. 
  
 (f) Collective Bargaining Matters. Buyer is not obligated to assume any collective bargaining agreements under this Agreement. Any
bargaining obligations of Buyer with any union with respect to bargaining unit employees subsequent to the May Transition, whether such obligations arise before or after the May Transition, shall be the sole responsibility of Buyer. 
  
 (g) General Employee Provisions. 
  
 (i) Seller and Buyer shall give any notices required by
Legal Requirements and take whatever other actions with respect to the plans, programs and policies described in this Section 7.2 as may be necessary to carry out the arrangements described in this Section 7.2. 
  
 (ii) Seller and Buyer shall provide each other with such
plan documents and summary plan descriptions, employee data or other information as may be reasonably required to carry out the arrangements described in this Section 7.2. 
  
 (iii) If any of the arrangements described in this Section 7.2 are determined by the IRS or other
Governmental Body to be prohibited by law, Seller and Buyer shall modify such arrangements to as closely as possible reflect their expressed intent and retain the allocation of economic benefits and burdens to the parties contemplated herein in a
manner that is not prohibited by law. 
  

 38 

 (iv) Seller shall provide Buyer with completed I-9 forms and attachments with respect to
all Hired Ag Employees, except for such employees as Seller certifies in writing to Buyer are exempt from such requirement. 
  
 (v) Buyer shall not have any responsibility, liability or obligation, whether to Ag Employees, former employees, their beneficiaries or to
any other Person, with respect to any employee benefit plans, practices, programs or arrangements (including the establishment, operation or termination thereof and the notification and provision of COBRA coverage extension) maintained by Seller.

  
 (vi) Seller will cooperate with Buyer and its
counsel in the event any Hired Ag Employee(s) have applied for any visa or green card. 
  
 7.3 Tax Covenants 
  
 (a) Seller and Buyer, upon request, shall use their reasonable efforts to provide or obtain from any Taxing authority any certificate or other document necessary to mitigate, reduce or eliminate any Taxes (including additions thereto or
interest and penalties thereon) that otherwise would be imposed with respect to the transactions contemplated in this Agreement. 
  
 (b) Seller and Buyer agree to furnish or cause to be furnished, upon request, as promptly as practicable, such information and assistance
(including access to books and records) as is reasonably necessary for the preparation of any Tax Return, claims for refund or audit or prosecution or defense of any claim, suit or proceeding relating to any proposed adjustment of Taxes paid.

  
 (c) To the extent that there are Taxes
imposed on Buyer or the Acquired Assets and attributable to any Taxable period that begins before the Closing Date and ends after the Closing Date (a “Straddle Period”), such Taxes shall be apportioned between Buyer and Seller in the
following manner: All Taxes attributable to that portion of a Straddle Period ending on the Closing Date (the “Pre-Closing Straddle Period”) shall be attributable to Seller, and all Taxes attributable to that portion of a Straddle Period
that begins after the Closing Date shall be allocated to Buyer. In the case of any Taxes for a Straddle Period, the portion of such Taxes that are allocated to the Pre- Closing Straddle Period shall be (x) the amount that would be payable if the
relevant Taxable period ended at the end of the Closing Date pursuant to an interim closing of the books in the case of all Taxes (other than the Taxes described in (y) below) and (y) in the case of Taxes not imposed on or measured by net income,
gross income or capital and that cannot be allocated based upon an interim closing of the books, the amount of such Tax for the entire Taxable period multiplied by a fraction the numerator of which is the total number of days in that portion of such
Taxable period ending at the end of the Closing Date and the denominator of which is the total number of days in such Taxable period. 
  
 (d) All transfer, sales, recording or other similar Taxes imposed in connection with the transactions contemplate herein, whether imposed
on Buyer, Seller or the Acquired Assets, shall be the sole responsibility of Seller. 
  

 39 

 7.4 Period from Closing Date through May Transition Date. 
  
 (a) Seller shall continue to work in good faith to perform
its obligations under the Existing Contract, as amended, through the May Transition Date to ensure an orderly transition and data transfer, and otherwise perform its obligations under the Existing Contract. 
  
 (b) Between the Closing Date and the May Transition Date,
Seller shall: (i) continue to conduct its business operations in respect of the completion and performance of the Existing Contract in the Ordinary Course of Business and as contemplated under the Amendment to the Existing Contract; (ii) use its
commercially reasonable efforts to keep available the services of its officers, employees and agents and maintain its relations and good will with suppliers, customers, landlords, creditors, employees, agents and others having business relationships
with it in connection with business operations in respect of the completion and performance of the Existing Contract; (iii) comply with all legal requirements to the business operations in respect of the completion and performance of the Existing
Contract and satisfy all contractual obligations applicable under the Existing Contract; (iv) continue in full force and effect its the insurance coverage under the policies with respect to the foregoing, and (v) continue financial support services,
information technology support, security and other operational support services. 
  
 (c) Without limiting the generality of the foregoing, Seller shall make available to Buyer inventors who were or remain employees of
Seller for the purpose of continuing patent applications transferred to Buyer hereunder, and shall use commercially reasonable efforts to assist Buyer in obtaining such inventors’ signatures and authorizations on assignments, patent
applications, and other documents required for the prosecution, issuances and maintenance of Patents and Patent applications transferred to Buyer hereunder. 
  
 7.5 Transition Services; Right of First Refusal on Retained Equipment. 
  
 (a) Seller and Buyer agree to enter into good faith negotiations for Seller to provide to Buyer certain
services following the Closing Date which had theretofore been performed by Seller in connection with the operations of the Acquired Assets in the Non-Compete Field, provided that Buyer shall be under no obligation to accept such services or, if
Buyer does accept such services, for any particular period of time. Any such services shall be agreed to in writing and listed and described in a transition services agreement (such services, the “Transition Services Agreement”). The
Transition Services Agreement, if any, may set for the per service cost (or other basis for cost of such services) and the allocation thereof between the parties. Seller agrees that any such Transition Services will be provided by Seller with
substantially the same levels of service, quality, priority and cost as such Transition Services were provided to the Acquired Assets prior to the date hereof. 
  

(b) As set forth in the Access Agreement, in the event that Seller proposes to dispose of all or any of the Retained Equipment, or if
such Retained Equipment is no longer subject to a security interest, Buyer shall have the right of first refusal to purchase such Retained Equipment at an amount to be negotiated by the parties, such amount not to exceed the book value thereof.

  

 40 

 ARTICLE VIII 
 [RESERVED] 
  
 ARTICLE IX

 MISCELLANEOUS PROVISIONS 
  
 9.1 Notice. 
  
 All notices, requests, demands, and other communications required or permitted under this Agreement shall be in writing and shall be
deemed to have been duly given and made upon being delivered either by courier or fax delivery to the party for whom it is intended, provided that a copy thereof is deposited, postage prepaid, certified or registered mail, return receipt requested,
in the United States mail, bearing the address shown in this Section for, or such other address as may be designated in writing hereafter by, such party: 
  
 If to Buyer: 
  
 Monsanto Company 
 800 North Lindberg Blvd.

 St. Louis Missouri 63167 
 Attn: General Counsel 
 Fax: (314) 694-2816 
  

With a copy to: 
  
 Robert J. Endicott, Esq. 
 Bryan Cave LLP

 One Metropolitan Square 
 Suite
3600 
 St. Louis, Missouri 63102-2750 
 Fax: (314) 259-2020 
  
 If to Seller: 
  
 J. Barry Buzogany, Esq. 
 Vice President and General Counsel 
 Icoria,
Inc. 
 108 T.W. Alexander Dr. P.O. Box 14528 
 Research Triangle Park, NC 27709 
 Fax: (919) 425-2915 
  

 41 

 With a copy to: 
  

Mintz Levin 
 One Financial Center

 Boston, Massachusetts 02111 
 Attention: Neil H. Aronson, Esquire 
 Fax: 617-542-2241 
  
 9.2 Entire Agreement. 
  
 This Agreement and the Schedules and Exhibits hereto (as executed at the Closing) embody the entire agreement and understanding of the
parties hereto with respect to the subject matter hereof, and supersede all prior and contemporaneous agreements and understandings relative to such subject matter. 
  
 9.3 Assignment; Binding Agreement. 
  

This Agreement and various rights and obligations arising hereunder shall inure to the benefit of and be binding upon the parties
hereto, their successors and permitted assigns. Neither this Agreement nor any of the rights, interests, or obligations here under shall be transferred, delegated, or assigned by Seller without the prior written consent of Buyer (except that Seller
may assign its rights here under to any entity which acquires all or substantially all of the assets of Seller, or acquires Seller by merger or similar transaction), or by Buyer without the prior written consent of Seller, except that Buyer shall
have the right to transfer and assign its rights, benefits or obligations under this Agreement to any of its affiliates without Seller’s consent. 
  
 9.4 Counterparts. 
  
 This Agreement may be executed simultaneously in multiple counterparts, each of which shall be deemed an original, but all of which taken
together shall constitute one and the same instrument. 
  
 9.5
Headings; Interpretation. 
  
 The article and
Section headings contained in this Agreement are inserted for convenience only and shall not affect in any way the meaning or interpretation of the Agreement. Each reference in this Agreement to an Article, Section, Schedule or Exhibit, unless
otherwise indicated, shall mean an Article or a Section of this Agreement or a Schedule or Exhibit attached to this Agreement, respectively. References herein to “days,” unless otherwise indicated, are to consecutive calendar days. The
term “person” includes any Government. Gender-specific references such as “its,” “his,” and “her” shall include all other genders. 
  
 9.6 Expenses. 
  
 Each of the parties hereto shall pay all costs and expenses incurred on its behalf in connection with the negotiation, preparation and
execution of this Agreement and the consummation of the transactions contemplated hereby. 
  

 42 

 9.7 Remedies Cumulative. 
  
 All rights and remedies of the parties under this Agreement are cumulative and without prejudice to any
other rights or remedies under Law. 
  
 9.8 Governing Law.

  
 This Agreement shall in all respects be
construed in accordance with and governed by the substantive laws of the State of Delaware, without reference to its choice of law rules. 
  
 9.9 Confidentiality. 
  
 No party to this Agreement shall make any announcement or other disclosure of the terms hereof or the transactions contemplated hereby
(except disclosure to their respective professional advisors) without the prior mutual written consent of Seller, Buyer and Stockholder, except as required by Law. 
  
 9.10 Further Assurances. 
  
 From and after the Closing, the parties shall do such acts and execute such documents and instruments as may be reasonably required to
make effective the transactions contemplated hereby. 
  
 9.11 Bulk
Sales. 
  
 Seller agrees to indemnify, defend and
hold harmless Buyer from any and all loss, cost or expenses resulting from the assertion of claims made against the Assets sold hereunder or against Buyer by creditors of Seller under applicable bulk sales law (if any) with respect to liabilities
and obligations of Seller not assumed by Buyer hereunder, such indemnity to be in accordance with the provisions of Article VI hereof. 
  
 9.12 Submission to Jurisdiction; Waivers. 
  
 Each of the parties hereto irrevocably agrees that any legal action or proceeding with respect to this Agreement or for recognition and
enforcement of any judgment in respect hereof brought by another party hereto or its successors or assigns may be brought and determined in the (i) courts of the State of North Carolina or (ii) the United States District Court for the Eastern
District of North Carolina, and each of the parties hereto hereby irrevocably submits with regard to any legal action or proceeding with respect to this Agreement or for recognition and enforcement of any judgment in respect hereof brought by
another party hereto (or its successors or assigns) for himself or itself and in respect to his or its property, generally and unconditionally, to the nonexclusive jurisdiction of the Courts of the State of North Carolina or the United States
District Court for the Eastern District of North Carolina. Each of the parties hereto hereby irrevocably waives, and agrees not to assert, by way of motion, as a defense, counterclaim, or otherwise, in any action or proceeding with respect to this
Agreement, (a) any claim that he or it is not personally subject to the jurisdiction of the above named courts for any reason other than the failure to serve process in accordance with this Section 9.12, (b) that it or its property is exempt or
immune from jurisdiction of any such court or from any legal process commenced in such courts (whether through judgment or otherwise), and (c) to the fullest extent permitted by applicable Law that (i) the 

  

 43 

 
suit, action or proceeding in any such court is brought in an inconvenient forum, (ii) the venue of such suit, action or proceeding is improper and (iii)
this Agreement, or the subject matter hereof, may not be enforced in or by such courts. 
  
 9.13 Public Announcement. 
  
 The parties acknowledge that the execution and delivery of this Agreement may constitute entering into a definitive material agreement with respect to the Seller. The parties agree that no SEC filing, press release or
other public statement concerning the negotiation, execution and delivery of this Agreement and the other agreements and transactions contemplated hereby shall be issued or made without the prior written approval of Buyer (which approval shall not
be unreasonably withheld). Without limiting the generality of the foregoing, neither party shall publicly disclose the purchase price, except as required by applicable Law or regulations of any exchange on which such party’s securities may be
listed or included. To the extent the Amendment to the Existing Contract shall be deemed required to be filed as a material amendment to a material contract by Seller, Seller shall file a confidential treatment request with the staff of the SEC
seeking confidential treatment of terms to be discussed and agreed upon in consultation with Buyer and its counsel. 
  

 44 

 IN WITNESS WHEREOF, each of the parties hereto has caused this Agreement to be executed as of the date first above
written. 
  

			
	 MONSANTO COMPANY

		
	By:	 	/s/    RICHARD B. CLARK        
	 Name:
	 	Richard B. Clark
	 Title:
	 	Vice President & Controller

  

			
	ICORIA, INC.
		
	By:	 	 
	 	 	 Name:

	 	 	 Title:

  

 IN WITNESS WHEREOF, each of the parties hereto has caused this Agreement to be executed as of the date
first above written. 
  

					
	 MONSANTO COMPANY

			
	By:	 	 	 	 
	 	 	 Name:
	 	 
	 	 	 Title:
	 	 

  

			
	ICORIA, INC.
		
	By:	 	/s/    HEINRICH GUGGER        
	 	 	 Heinrich Gugger
 President & CEO

  
 [Execution
Page to Asset Purchase Agreement] 
  

  
 Exhibit 2.4(c)

  
 Milestones 
  
 The Buyer’s payment of the Contingent Transition Payment is conditioned upon the
Seller’s substantial completion in all material respects of the Milestones (as defined in the Asset Purchase Agreement) set forth below by January 31, 2006. The determination as to whether such Milestones have been completed shall be determined
mutually by the parties in good faith. 
  

	 	1.	Satisfactory completion of the Existing Contract 

  

	 	a.	Data center made available and operational –data tapes or equivalent delivered on the same or better schedule than current 

  

	 	b.	Data center separation complete 

  

	 	c.	Screening schedule completed as described in latest amendment unless goals deleted by Buyer (data meeting QC requirements) 

  

	 	d.	Prior to the May Transition Date, the Seller (a) shall not lay off or otherwise terminate any full or part-time employees identified by Buyer as Hired Ag Employees other than in
accordance with past practices in the Ordinary Course of Business, and not as a result of the Contemplated Transactions or other and (b) the Seller shall maintain adequate staffing consistent with past practices to fulfill its obligations under the
Existing Contract. 

  

	 	2.	All historical data and materials shall be transferred from Seller to Buyer and all backup copies destroyed or otherwise protected from inadvertent disclosure in a manner reasonably
acceptable to Buyer. 

  

	 	3.	All equipment shall be transferred and made operational in the 1B Facilities. 

  

	 	4.	The Seller shall provide the required access to the 1A Facilities under the Access Agreement. 

  

	 	5.	The Seller shall transfer all LIMS and Imaging know-how and working documentation, which shall include standard operating procedures and maintenance documentation currently
available for such equipment. 

  

	 	6.	The Intellectual Property transfer shall be complete. 

  
 Seller agrees in good faith to as promptly as practicable do such acts and execute such documents and instruments as may be reasonably required to make
effective such transfers described in Items 5 and 6. 
  

 46 

  
 TABLE OF CONTENTS

  

									
	 	  	 	  	Page

	 ASSET PURCHASE AGREEMENT
	  	1
		
	 RECITALS
	  	1
		
	 ARTICLE I DEFINITIONS
	  	1
		
	 ARTICLE II PURCHASE AND SALE OF ASSETS
	  	11
				
	 	  	2.1	 	Purchased Assets	  	11
				
	 	  	2.2	 	Rights to Certain Seller Retained Intellectual Property/Seller Non-Asset	  	12
				
	 	  	(a)	 	Seller agrees to grant or assign, and hereby grants, or otherwise assigns, to the Buyer an exclusive, royalty-free,
irrevocable, license to make, have made, use sell, import
and export products and processes covered by the
Patents and Intellectual Property described on Schedule 2.2-A hereto (the “Seller Licensed Intellectual
Property”), including the right to sublicense any of the foregoing rights,
solely in the Buyer’s Field	  	12
				
	 	  	2.3	 	Assignment and Assumption of Liabilities and Obligations	  	13
				
	 	  	2.4	 	Purchase Price	  	14
				
	 	  	2.5	 	Closing	  	14
				
	 	  	2.6	 	Allocation of Purchase Price	  	14
				
	 	  	2.7	 	Closing Obligations	  	14
				
	 	  	2.8	 	Exclusive Rights to Data, Materials, IP and other Project Technology	  	16
				
	 	  	2.9	 	Milestone Dispute Resolution	  	16
				
	 	  	2.10	 	Certain Grant-Back Rights	  	16
		
	ARTICLE III REPRESENTATIONS AND WARRANTIES OF SELLER	  	17
				
	 	  	3.1	 	Corporate Organization, Qualification and Power of Seller	  	17
				
	 	  	3.2	 	Authorization of Agreement	  	17
				
	 	  	3.3	 	Conflicts; Consents of Third Parties	  	17
				
	 	  	3.4	 	Taxes	  	18
				
	 	  	3.5	 	Title to Acquired Assets	  	19
				
	 	  	3.6	 	Sufficiency of Acquired Assets	  	19
				
	 	  	3.7	 	No Breach of Law or Governing Document; Licenses and Permits	  	19
				
	 	  	3.8	 	Contracts and Commitments	  	20
				
	 	  	3.9	 	Litigation and Arbitration	  	20
				
	 	  	3.10	 	Solvency	  	21
				
	 	  	3.11	 	Disclosure	  	21
				
	 	  	3.12	 	Financing Statements	  	21
				
	 	  	3.13	 	Books and Records	  	22
				
	 	  	3.14	 	Leased Real Property	  	22
				
	 	  	3.15	 	Condition of Facilities	  	22
				
	 	  	3.16	 	Absence of Certain Developments	  	23
				
	 	  	3.17	 	Intellectual Property	  	24
				
	 	  	3.18	 	Brokers and Finders	  	24

  

 47 

									
	 	 	3.19	 	Environmental Matters	  	25
				
	 	 	 	 	Except as set forth on Schedule 3.19 hereto:	  	25
					
	 	 	 	 	(a)	  	all Leased Real Property, all current or previous conditions on and uses of the Leased Real Property, and all current or previous ownership or operation by Seller or any other party of the
Leased Real Property (including without limitation transportation and disposal of Hazardous Materials by or for Seller) comply and have at all times complied with, and do not cause, have not caused, and will not cause any Environmental, Health and
Safety Liabilities to be incurred by Seller;	  	25
					
	 	 	 	 	(b)	  	the operations of the Seller are and have been in compliance in all material respects with all applicable Environmental Laws, which compliance includes obtaining, maintaining and complying
with all material Permits required under applicable Environmental Laws to operate in the Non-Compete Field; Seller is not in violation of and has not violated any Environmental Law; Seller has obtained and is in compliance with all necessary
Environmental Permits, and no deficiencies have been asserted by any Government or authority with respect to such Environmental Permits;	  	25
					
	 	 	 	 	(c)	  	except as set forth in the 1999 and 2005 Phase I Reports, there has been no Release of any kind on, beneath, above, or into the Leased Real Property or into the Environment from the Leased
Real Property of any Hazardous Materials, which has resulted in contamination in excess of applicable federal, state or local limits requiring remediation under any Environmental Law;	  	25
					
	 	 	 	 	(d)	  	Seller does not own or operate a treatment storage or disposal facility as defined under the Resource Conservation and Recovery Act. There are and have been no Hazardous Materials stored,
disposed of, generated, manufactured, refined, transported, produced or treated at, upon or from the Leased Real Property by Seller other than in material compliance with Environmental Laws;	  	25
					
	 	 	 	 	(e)	  	no expenditure other than in the Ordinary Course of Business will be required in order for Buyer to comply with any Environmental Laws in effect at the time of the Closing in connection with
operation in the Non-Compete Field on the Leased Real Property;	  	25
					
	 	 	 	 	(f)	  	there never has been pending or, to Seller’s Knowledge, threatened against Seller, or to Seller’s Knowledge, any other Person relating to the Leased Real Property, any pending
Proceedings, based on or related to any Environmental Permit, any Environmental Law, or any alleged Environmental Health and Safety Liabilities;	  	25
					
	 	 	 	 	(g)	  	the Seller is not the subject of any outstanding Order or Contract with any Governmental Body pursuant to Environmental Laws which imposes material obligations on the Seller;	  	25
					
	 	 	 	 	(h)	  	to the Knowledge of the Seller, there are no investigations relating to the Acquired Assets, or currently or previously owned, operated or leased property of the Seller pending or threatened
which would reasonably be expected to result in the Seller incurring material Liability pursuant to any Environmental Law;	  	25

  

 48 

									
	 	 	 	 	(i)	  	Seller has not transported or disposed of, or arranged for the transportation or disposal of, any Hazardous Materials to any location which is: (i) listed on, or proposed for listing on, the
EPA’s National Priorities List published at 40 CFR Part 300 or on any similar state list; or (ii) the subject of any regulatory action which has led to claims against Seller for damages to natural resources, personal injury, clean-up costs or
clean-up work	  	26
					
	 	 	 	 	(j)	  	other than as identified in Schedule 3.19 hereto, neither Seller, nor any other Person relating to the Leased Real Property, has ever received from any Person any notice of, or has any
knowledge of, any past, present or anticipated future events, conditions, circumstances, activities, practices, incidents, actions, agreements or plans that would: (i) materially interfere with, prevent, or increase the costs of compliance or
continued compliance with any Environmental Permits or any renewal or transfer thereof or any Environmental Law; (ii) make more stringent any restriction, limitation, requirement or condition under any Environmental Law or any Environmental Permit
in connection with the operations on the Leased Real Property; or (iii) give rise to any Proceeding or material Environmental Health and Safety Liabilities based on or related to any Environmental Permit or any Environmental Law	  	26
				
	 	 	3.20	 	Indebtedness	  	26
				
	 	 	3.21	 	Employee Benefits	  	26
		
	ARTICLE IV REPRESENTATIONS AND WARRANTIES OF BUYER	  	26
				
	 	 	4.1	 	Authorization	  	27
				
	 	 	4.2	 	Brokers, Finders	  	27
			
	 	 	No finder, broker, agent, or other intermediary acting on behalf of Buyer is entitled to a commission, fee, or other
compensation or obligation in connection with the negotiation
or consummation of this Agreement or any of the
transactions contemplated hereby	  	27
				
	 	 	4.3	 	No Conflict of Transaction With Obligations and Laws	  	27
					
	 	 	 	 	(a)	  	Neither the execution, delivery or performance of this Agreement nor the Ancillary Agreements to which the Buyer is a party, nor the performance of the transactions contemplated hereby and
thereby, will: (i) constitute a breach or violation of the Buyer’s Constituent Documents; (ii) require any consent, approval or authorization of or declaration, filing or registration with any person other than a Governmental Authority
described in paragraph (b) below; (iii) conflict with or constitute (with or without the passage of time or the giving of notice) a breach of, or default under any debt instrument to which the Buyer is a party, or give any person the right to
accelerate any indebtedness or terminate, modify or cancel any material right; (iv) constitute (with or without the passage of time or giving of notice) a default under or breach of any other material agreement, instrument or obligation to which the
Buyer is a party or by which it or its assets are bound; or (v) result in a violation of any Law or Court Order applicable to the Buyer or its business or assets, except where such breach,	  	 

  

 49 

									
	 	 	 	 	 	  	violation, default, failure to obtain any consent, approval, authorization or declaration, or make any filing or registration would not, either individually or in the aggregate, have a
Material Adverse Effect upon the Buyer or materially impair or preclude the Buyer’s ability to consummate the transactions contemplated by this Agreement	  	27
					
	 	 	 	 	 (b)
	  	The execution, delivery and performance of this Agreement and the Ancillary Agreements to which the Buyer is a party and the transactions contemplated hereby and thereby by the Buyer do not
require the consent, waiver, approval, authorization, exemption of or giving of notice by the Buyer to any Governmental Authority, except for those: (i) provided for in this Agreement; and (ii) which would not, either individually or in the
aggregate, have a Material Adverse Effect upon the Buyer or materially impair or preclude the Buyer’s ability to consummate the transactions contemplated by this Agreement	  	27
		
	ARTICLE V CONDITIONS TO CLOSING	  	28
				
	 	 	5.1	 	Buyer’s Obligation	  	28
					
	 	 	 	 	 5.1.1
	  	Accuracy of Representations	  	28
					
	 	 	 	 	 5.1.2
	  	Seller’s Performance	  	28
					
	 	 	 	 	 5.1.3
	  	Consents	  	28
					
	 	 	 	 	 5.1.4
	  	Additional Documents	  	28
					
	 	 	 	 	 5.1.5
	  	No Proceedings	  	29
					
	 	 	 	 	 5.1.6
	  	No Conflict	  	29
					
	 	 	 	 	 5.1.7
	  	Existing Contract	  	29
					
	 	 	 	 	 5.1.8
	  	Governmental Authorizations	  	29
					
	 	 	 	 	 5.1.9
	  	Employees	  	29
				
	 	 	5.2	 	Seller’s Obligation	  	29
					
	 	 	 	 	 5.2.1
	  	Accuracy of Representations	  	29
					
	 	 	 	 	 5.2.2
	  	Buyer’s Performance	  	30
					
	 	 	 	 	 5.2.3
	  	Consents	  	30
					
	 	 	 	 	 5.2.4
	  	Additional Documents	  	30
					
	 	 	 	 	 5.2.5
	  	No Injunction	  	30
		
	ARTICLE VI INDEMNIFICATION	  	30
				
	 	 	6.1	 	Survival of Representations and Warranties	  	30
				
	 	 	6.2	 	Indemnification of Buyer	  	31
				
	 	 	 	 	 Except as provided in Section 6.2.1 with respect to environmental matters, the right to indemnification under this
Section 6.2 is subject to the following limitations:
	  	31
					
	 	 	 	 	 (a)
	  	any Environmental Health and Safety Liabilities imposed upon any Buyer Indemnified Person after the Closing Date relating to conditions, conduct, circumstances or events relating to the
Leased Real Property prior to the Closing Date;	  	32
					
	 	 	 	 	 (b)
	  	any violation by Seller or Liability under any Environmental Law, including any such Liability arising out of conduct of Seller prior to the Closing Date, which is imposed upon any Buyer
Indemnified Person;	  	33
					
	 	 	 	 	 (c)
	  	Seller’s actions or failures to act that resulted in the Release of any Hazardous Material;	  	33

  

 50 

									
	 	 	 	 	(d)	 	the presence in, on, or migrating to or from, any Leased Real Property, or in the improvements thereon, of Hazardous Materials;	  	33
					
	 	 	 	 	(e)	 	the storage, handling or disposal of polychlorinated biphenyls or other Hazardous Materials by Seller on or from the Leased Real Property at or prior to Closing;	  	33
					
	 	 	 	 	(f)	 	any breach or violation of Seller’s representations or warranties under Section 3.19; and	  	33
					
	 	 	 	 	(g)	 	any Actions or Orders relating to the foregoing, including without limitation those brought or issued by any Government or third party, against any Buyer Indemnified Person	  	33
				
	 	 	6.3	 	Indemnification of Seller	  	33
				
	 	 	6.4	 	Set-off Rights	  	33
				
	 	 	6.5	 	Third Party Claims	  	34

									
		
	ARTICLE VII COVENANTS	  	35
				
	 	 	7.1	 	Non-Competition Agreement	  	35
			
	 	 	In consideration of the consummation of the transactions contemplated hereby:	  	35
				
	 	 	7.2	 	Employees and Employee Benefits	  	36
				
	 	 	7.3	 	Tax Covenants	  	39
				
	 	 	(a)	 	Seller and Buyer, upon request, shall use their reasonable efforts to provide or obtain from any Taxing authority any
certificate or other document necessary to mitigate,
reduce or eliminate any Taxes (including additions thereto or interest
and penalties thereon) that otherwise would be imposed with respect to the transactions contemplated in this Agreement	  	39
				
	 	 	(b)	 	Seller and Buyer agree to furnish or cause to be furnished, upon request, as promptly as practicable, such information
and assistance (including access to books and
records) as is reasonably necessary for the preparation of any Tax Return,
claims for refund or audit or prosecution or defense of any claim, suit or proceeding relating to any proposed adjustment
of Taxes paid	  	39
				
	 	 	(c)	 	To the extent that there are Taxes imposed on Buyer or the Acquired Assets and attributable to any Taxable period that
begins before the Closing Date and ends after the
Closing Date (a “Straddle Period”), such Taxes shall be apportioned
between Buyer and Seller in the following manner: All Taxes attributable to that portion of a Straddle Period ending on
the Closing Date (the “Pre-Closing
Straddle Period”) shall be attributable to Seller, and all Taxes attributable to that
portion of a Straddle Period that begins after the Closing Date shall be allocated to Buyer. In the case of any Taxes for a
Straddle Period, the portion
of such Taxes that are allocated to the Pre-Closing Straddle Period shall be (x) the amount
that would be payable if the relevant Taxable period ended at the end of the Closing Date pursuant to an interim closing
of the books in the case of
all Taxes (other than the Taxes described in (y) below) and (y) in the case of Taxes not
imposed on or measured by net income, gross income or capital and that cannot be allocated based upon an interim
closing of the books, the amount of such
Tax for the entire Taxable period multiplied by a fraction the numerator of
which is the total number of days in that portion of such Taxable period ending at the end of the Closing Date and the
denominator of which is the total number of days
in such Taxable period	  	39

  

 51 

							
	 	 	(d)	  	All transfer, sales, recording or other similar Taxes imposed in connection with the transactions contemplate herein, whether imposed on Buyer, Seller or the Acquired Assets, shall be the
sole responsibility of Seller.	  	39
	 	 	7.4	  	Period from Closing Date through May Transition Date.	  	40
	 	 	(c)	  	Without limiting the generality of the foregoing, Seller shall make available to Buyer inventors who were or remain employees of Seller for the purpose of continuing patent applications
transferred to Buyer hereunder, and shall use commercially reasonable efforts to assist Buyer in obtaining such inventors’ signatures and authorizations on assignments, patent applications, and other documents required for the prosecution,
issuances and maintenance of Patents and Patent applications transferred to Buyer hereunder.	  	40
		
	ARTICLE VIII [RESERVED]	  	41
		
	ARTICLE IX MISCELLANEOUS PROVISIONS	  	41
	 	 	9.1	  	Notice	  	41
	 	 	9.2	  	Entire Agreement	  	42
	 	 	9.3	  	Assignment; Binding Agreement	  	42
	 	 	9.4	  	Counterparts	  	42
	 	 	9.5	  	Headings; Interpretation	  	42
	 	 	9.6	  	Expenses	  	42
	 	 	9.7	  	Remedies Cumulative	  	43
	 	 	9.8	  	Governing Law	  	43
	 	 	9.9	  	Confidentiality	  	43
	 	 	9.10	  	Further Assurances	  	43
	 	 	9.11	  	Bulk Sales	  	43
	 	 	9.12	  	Submission to Jurisdiction; Waivers	  	43
	 	 	9.13	  	Public Announcement	  	44

  

 52 

 SCHEDULES 
  

			
	 Schedule 2.1(a)
	  	Specified Tangible Assets
	 Schedule 2.1(b)
	  	Intellectual Property
	 Schedule 2.1(h)
	  	Excluded Assets
	 Schedule 2.2-A
	  	Seller Licensed Intellectual Property
	 Schedule 2.2-B
	  	Non-Assert IP
	 Schedule 2.3(a)
	  	Assumed Liabilities
	 Schedule 2.6
	  	Purchase Price Allocation
	 Schedule 3.1
	  	Authorized Jurisdictions
	 Schedule 3.3(a)
	  	No Conflicts
	 Schedule 3.3(b)
	  	Required Consent
	 Schedule 3.5
	  	Encumbrances
	 Schedule 3.6
	  	Sufficiency of Acquired Assets
	 Schedule 3.7
	  	Government Licenses, Permits to Conduct Business
	 Schedule 3.8
	  	Contracts
	 Schedule 3.8(b)
	  	Excluded Contracts relating to Non-Compete Field
	 Schedule 3.9
	  	Litigation and Arbitration
	 Schedule 3.12
	  	UCC Financing Statements
	 Schedule 3.14
	  	Leased Real Property
	 Schedule 3.14(e)
	  	1B Facilities Service Contracts
	 Schedule 3.16
	  	Absence of Certain Developments
	 Schedule 3.17(a)
	  	Material Intellectual Property Exclusions
	 Schedule 3.17(b)
	  	Intellectual Property Agreements
	 Schedule 3.17(c)
	  	Sublicenses Of Transferred Intellectual Property
	 Schedule 3.19
	  	Environmental Matters
	 Schedule 3.20
	  	Indebtedness
	 Schedule 3.21
	  	Employee Benefit Plans

  

 1 

 EXHIBITS 
  

			
	 Exhibit 2.4(c)
	  	Milestones
	 Exhibit 2.7(a)(i)
	  	Bill of Sale
	 Exhibit 2.7(a)(iii)
	  	1B Lease Assignment & Assumption Agreement
	 Exhibit 2.7(a)(iv)
	  	Patent/Trademark Assignment
	 Exhibit 2.7(a)(vi)
	  	Access Agreement
	 Exhibit 2.7(a)(vii)
	  	Existing Contract Amendment
	 Exhibit 2.7(a)(viii)
	  	Opinion of Morris, Nichols, Arsht and Tunnell
	 Exhibit 5.1.9
	  	Eleven Key Employees

  

 2ASSIGNMENT AGREEMENT

 Exhibit 10.2 
  
 ASSIGNMENT AND ASSUMPTION AGREEMENT 
  
 THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (the “Assignment Agreement”) is made as of the
         day of March, 2005, by and between ARE-108 ALEXANDER ROAD, LLC (formerly known as ARE-104 ALEXANDER ROAD, LLC), a Delaware limited liability company (“Landlord”),
ICORIA, INC. (formerly known as Paradigm Genetics, Inc.), a Delaware corporation (“Tenant”), and MONSANTO COMPANY, a Delaware corporation (“New Tenant”). 
  
 WITNESSETH: 
  
 WHEREAS, Landlord and Tenant entered into that certain Lease Agreement [Phase 1B: Greenhouse], dated April 3, 2000 (the
“Lease”), a true, accurate and complete copy of which is attached hereto as Exhibit A and incorporated herein by reference, for a greenhouse located at 104T Alexander Avenue in the County of Durham, State of North
Carolina (the “Premises,” as defined in the Lease); and 
  
 WHEREAS, New Tenant has agreed to assume, effective as of the Assignment Date (as hereinafter defined), the obligations of Tenant thereafter accruing under the Lease subject to the assignment by Tenant of all of its
right, title and interest in and under the Lease to New Tenant, upon the execution by Landlord and New Tenant of the First Amendment to Lease attached hereto as Exhibit B and incorporated herein by reference (the “First
Amendment”) and subject to the other terms and conditions set forth herein; and 
  
 WHEREAS, Landlord has agreed to consent to said assignment and to enter into the First Amendment, subject to the terms and conditions set forth herein; and 
  
 WHEREAS, Tenant also leases an office and lab facility (the “Office/Lab”) within the Project
pursuant to the Amended and Restated Lease Agreement [Phase 1A: Office/Laboratory], dated on or about the date of the Lease (the “Office/Lab Lease”), which Tenant is not assigning to New Tenant; and 
  
 WHEREAS, words and phrases having defined meanings in the Lease shall have
the same respective meanings when used herein, unless otherwise expressly defined herein; 
  
 NOW, THEREFORE, in consideration of the foregoing and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 
  
 1. Assignment and Delivery of Premises. Tenant hereby assigns,
transfers and conveys unto New Tenant, effective as of May 9, 2005 (the “Assignment Date”), all right, title and interest of Tenant in and to the Lease. Tenant shall deliver exclusive possession of the Premises to New Tenant
on the Assignment Date. New Tenant will accept possession of the Premises on the Assignment Date in its “AS-IS” physical condition, subject to the representations and warranties of Tenant set forth in Section 8 below and the
agreements set forth herein, as well any other written representations, warranties and agreements between Tenant and New Tenant made as part of its contemplated business transaction. 
  
 2. Assumption. New Tenant hereby assumes and agrees to perform when due each and every obligation of the
“Tenant” under the Lease, as amended by the First Amendment, accruing from and after the Assignment Date. 
  

 1 

 3. Assignment Indemnification. 
  
 (a) Tenant agrees to defend promptly, indemnify and hold New Tenant harmless with respect to any claims,
demands, obligations, damages, costs, payments and expenses (including reasonable attorneys’ fees and costs), arising or resulting from any breach, violation or failure to perform any obligations of tenant under the Lease which arise and relate
to the period before the Assignment Date and/or arising or resulting from any breach by Tenant of its obligations under Section 6 hereof or from any work or activities of Tenant thereunder (collectively, “Tenant
Liabilities”), any such defense to be with counsel reasonably satisfactory to New Tenant. The indemnification obligations set forth herein shall survive any termination of the Lease. 
  
 (b) New Tenant agrees to defend promptly, indemnify and hold
Tenant harmless with respect to any claims, demands, obligations, damages, costs, payments and expenses (including reasonable attorneys’ fees and costs), arising or resulting from any breach, violation or failure to perform any obligations of
tenant under the Lease, as amended by the First Amendment, which arise and relate to the period on and after the Assignment Date (“New Tenant Liabilities”), any such defense to be with counsel reasonably satisfactory
to New Tenant. The indemnification obligations set forth herein shall survive any termination of the Lease. 
  
 4. Landlord’s Consent to Assignment and Release. 
  
 (a) Landlord hereby consents to the foregoing assignment and assumption of the Lease and agrees that the same is an “Approved
Transfer” for all purposes under the Lease. Landlord hereby agrees to recognize the right of New Tenant to exercise all rights and to enjoy all interests and privileges of the “Tenant” under the Lease from and after the Assignment
Date. Notwithstanding anything to the contrary in the Lease, in the event of any default by Tenant of its obligations under the Lease occurring prior to the Assignment Date (including, without limitation, in the event that any insolvency event
described in Section 20(f) of the Lease occurs), Landlord agrees that Landlord shall not have the right to terminate the Lease, take possession of the Premises or otherwise pursue any remedy for the default of Tenant that would impair or otherwise
adversely affect New Tenant’s use and enjoyment of the Premises and its rights and privileges under the Lease. In addition, in the event Tenant rejects the Lease in bankruptcy proceedings prior to the Assignment Date, Landlord and New Tenant
agree that such rejection shall not affect the enforceability of this Assignment Agreement as between Landlord and New Tenant, and this Assignment Agreement, together with the Lease, as amended by the First Amendment, shall continue in full force
and effect as between Landlord and New Tenant (in which event, after the date hereof, the Assignment Date shall be accelerated and shall coincide with the date of said rejection). 
  
 (b) Notwithstanding the provisions of Section 22 of the Lease, Landlord hereby releases Tenant from the
performance of any and all obligations arising or accruing under the Lease on or after the Assignment Date, other than any and all obligations of Tenant under Section 30 (Environmental Requirements) of the Lease. Tenant shall remain responsible for
the performance of Section 30, in its current form as of the date hereof, for the remainder of the Term of the Lease and such responsibilities and obligations thereunder shall be included as “Tenant Liabilities” for all purposes hereunder.
Notwithstanding anything to the contrary in the Lease, Landlord further agrees that New Tenant shall have no liability to Landlord with respect to any Tenant Liabilities. 
  
 (c) Within ten (10) days following the date hereof, Landlord agrees to request from the landlord under the
Ground Lease the recognition of the assignment to New Tenant of the Lease, as amended by the First Amendment, in accordance with Section 12(d) of the Ground Lease and to cooperate, as reasonably necessary, with New Tenant’s efforts to have the
parties execute mutually 

  

 2 

 
satisfactory documentation confirming any recognition agreement upon the part of the landlord under the Ground Lease, as contemplated by said Section 12(d).

  
 (d) Landlord, Tenant and New Tenant shall
provide one another with copies of all correspondence, reports, notices, tests and other written documents received from or sent to any Governmental Authority or the Ground Lessor relating to the handling, storage, disposal or omissions of Hazardous
Materials at, on, under or about the Premises and/or the Project, promptly following said receipt of submission of the same. Each party is not required, however, to provide the others with any portion(s) of the same containing information of a
proprietary nature that, in and of themselves, do not contain material information with regard to any Hazardous Materials or hazardous activities, it being understood and agreed that it is not the intent of this Section to provide the other parties
with information that could be detrimental to such party’s business should such information become possessed by such party’s competitors or other third parties. Accordingly, each party, except as may be provided otherwise herein or
required by law, shall (i) keep confidential the information contained in the same, and (ii) disclose such information only to such party’s officers, directors, employees, or consultants with a need to know in connection with such party’s
management of, or operations at, the Project or, with regard to Landlord, in connection with Landlord’s ordinary course of ownership of the Project or in connection with Landlord’s sale or financing of the Project, provided that such party
shall inform all non-affiliated recipients of such information of the confidentiality requirement and (to the extent within such party’s control) cause such confidence to be maintained; provided, however, that disclosure of such information by
such party shall not be prohibited if that disclosure is of information that is a matter of public record or public knowledge or was obtained by such party from sources other than the disclosing party. This provision shall the expiration or earlier
termination of the Lease and the Office/Lab Lease. 
  
 5.
Deposits and Adjustments. 
  
 (a) Landlord
agrees to release the Security Deposit and the Demolition Deposit to Tenant within fifteen (15) business days following the Assignment Date, and to refund any sums, and release any letters of credit, to Tenant to the extent held by Landlord in
connection therewith. 
  
 (b) In addition, Tenant
and New Tenant agree, as between themselves, to the following provisions concerning adjustments of amounts due under the Lease and other matters related to the assignment contemplated herein: 
  
 (i) Tenant acknowledges its obligation under the Lease to
pay all Rent (including, without limitation, Base Rent, Tenant’s Share of Operating Expenses, Improvement Rent, Taxes, Utilities, insurance premiums and all other charges and amounts that Tenant is obligated to pay under the Lease) accruing or
otherwise attributable to periods prior to the Assignment Date, and Tenant agrees and covenants to timely honor said obligation. The parties agree that installments of Rent shall be pro-rated on a per diem basis, as between Tenant and New Tenant,
such that promptly upon detailed written demand therefor made on or after the Assignment Date, New Tenant shall reimburse Tenant for any amounts of Rent theretofore paid by Tenant which are for periods of time occurring on or after the Assignment
Date; provided, however, Tenant and New Tenant agree to prorate and each pay to Landlord on May 1, 2005, their respective shares of the monthly installments for May of Base Rent, Improvement Rent and Tenant’s Share of estimated Operating
Expenses. If any Rent or related charges covering the period up to the Assignment Date are not known or cannot be ascertained by the Assignment Date, then as soon as such costs and charges are known or ascertainable, they shall be prorated as of the
Assignment Date and paid by Tenant or New Tenant, as the case may be, according to the number of days in the period covered by the charge through the day immediately preceding the Assignment Date (payable by Tenant) and on or after the Assignment
Date (payable by New Tenant). There shall be a 

  

 3 

 
readjustment based on the final charges when available, and Tenant or New Tenant, as appropriate, shall pay to the other party on demand the difference
between the original adjustment and the readjustment. 
  
 (ii) If New Tenant receives a refund with respect to Tenant’s Share of the Operating Expenses for the calendar year of 2004 under Section 5 of the Lease, then New Tenant agrees to promptly pay Tenant said refund. If New Tenant receives
a refund with respect to Tenant’s Share of the Operating Expenses for the calendar year of 2005 under Section 5 of the Lease, then New Tenant agrees to promptly pay Tenant its prorata share of said refund, allocable to the period from January
1, 2005 through the day immediately preceding the Assignment Date. Alternatively, if the Annual Statement for the calendar year of 2004 or any prior year shows an amount owing to Landlord, then Tenant shall pay to New Tenant, promptly on demand,
said amount, or, if the Annual Statement for the calendar year of 2005 shows an amount owing to Landlord, then Tenant shall pay to New Tenant, promptly on demand, Tenant’s prorata share of said amount, allocable to the period from January 1,
2005 through the day immediately preceding the Assignment Date. 
  
 (iii) On or before the Assignment Date, Tenant shall transfer to New Tenant all unexpired warranties, if any, covering the Premises (including, without limitation, its facilities and operating systems) or any part
thereof. On or before the date hereof, Tenant shall turn over to New Tenant true, accurate and complete copies of such warranties, the final Greenhouse Design Development Plans and any as-built plans or surveys and the like of the Premises or any
part thereof, together with all operating manuals, instructions, diagrams, and parts lists with regard to the Premises (including, without limitation, its facilities and operating systems) or any part thereof, if and to the extent in Tenant’s
possession or control. 
  
 6. Separation of the Premises and
the Office/Lab. 
  
 (a) Tenant and New Tenant
agree, as between themselves, to the following provisions concerning the separation of the Premises and the Office/Lab: 
  
 (i) Prior to the Assignment Date, Tenant at its expense shall install and calibrate utility revenue grade metering or sub-metering so that
the utilities servicing the Premises are separately metered from the utility meters otherwise measuring utility consumption at the Project (including, without limitation, at the Office/Lab). The work and specifications for, as well as the location
within the Premises of, such meters/sub-meters shall be acceptable to New Tenant, on a commercially reasonable basis (provided, however, such reasonableness standard shall include an equitable balancing of the relative costs and benefits of any
condition or change that New Tenant may raise in connection with is review and it shall not be reasonable for New Tenant to insist upon changes which impose additional expense upon Tenant and which are purely a result of New Tenant’s corporate
policies or matters of taste or aesthetics). No new chillers will be installed at the Premises; rather, New Tenant will have the right to services from the existing chillers per the terms and provisions of a separate agreement between Tenant and New
Tenant to be entered into prior to the Assignment Date. In the event such metering cannot be accomplished prior to the Assignment Date or thereafter for reasons beyond the control of Tenant, Tenant and New Tenant shall work together in good faith to
agree upon the allocation of such costs as between Tenant and the Premises, on the one hand, and New Tenant and the Office/Lab, on the other hand; provided, however, in the event Tenant and New Tenant are unable to agree, they shall hire a
consultant, who is reasonably acceptable to Tenant and New Tenant, to analyze and better apportion such expenses. Tenant and New Tenant shall accept the consultant’s method for apportioning such costs, absent manifest error. Tenant and New
Tenant shall each pay half of the fees of such consultant. 
  

 4 

 (ii) Following the date hereof, with all due diligence, Tenant shall demise and separate
any connected portions of the Premises and the Office/Lab by closing common hallways and access with fireproof partitions and finishes comparable to adjacent areas. All such work shall be carried out by Tenant in accordance with the terms and
conditions of Section 12 of the Lease hereof and the plans and specifications for which shall be subject to the prior review and approval of New Tenant, which approval New Tenant shall not withhold, condition or delay other than on a commercially
reasonable basis (provided, however, such reasonableness standard shall include an equitable balancing of the relative costs and benefits of any condition or change that New Tenant may raise in connection with is review and it shall not be
reasonable for New Tenant to insist upon changes which impose additional expense upon Tenant and which are purely a result of New Tenant’s corporate policies or matters of taste or aesthetics). In addition, all such demising and separation work
shall be performed by Tenant on a lien-free basis, in a good and workmanlike manner, in accordance with all applicable Legal Requirements and, if and to the extent such work is not completed prior to the Assignment Date, without any unreasonable
interference with New Tenant’s business operations and its use and enjoyment of the Premises. In addition, on or prior to the Assignment Date, Tenant shall cause an occupancy permit or its equivalent to be issued in favor of New Tenant
permitting its occupancy of the Premises if and to the extent required under applicable Legal Requirements. 
  
 (iii) Tenant and New Tenant acknowledge and agree that New Tenant will have some access rights to the Office/Lab after the Assignment Date
pursuant to the terms of a separate agreement to be entered into between Tenant and New Tenant prior to the Assignment Date, and in connection with that separate agreement that New Tenant shall not be deemed to have accepted any responsibilities or
liabilities under the Office/Lab Lease by virtue of such access. New Tenant shall repair and restore promptly, at its own expense, any damage to the Premises or the Office/Lab caused by New Tenant during such access (which damage New Tenant shall
use reasonable efforts to avoid causing) and that the conduct of New Tenant during such access shall be in accordance with all applicable Legal Requirements. 
  

(b) Landlord agrees that to the extent its approval is required for the plans and specifications of the alterations contemplated in the
foregoing subsection (a), under Section 12 of the Lease or under the Office/Lab Lease, Landlord shall not unreasonably withhold, condition or delay such approval. Tenant and New Tenant acknowledge and agree that Landlord has no obligation to make or
perform any such alterations in furtherance of the separation of the Office/Lab and Premises, the agreements in the foregoing subsection (a) being agreements between Tenant and New Tenant. 
  
 7. Lease Amendment. Landlord and New Tenant agree that on or before
the Assignment Date, Landlord and New Tenant shall execute and enter into the First Amendment, effective as of the Assignment Date. Prior to the Assignment Date, (a) New Tenant shall prepare and provide Attachment C to the First Amendment, (b)
Landlord shall provide New Tenant with copies of all environmental test, reports, inspections, surveys, samples, studies and other analyses of the Project, the Additional Site, any adjacent property and/or any part thereof, which are not included as
part of the Environmental Information listed in Exhibit L to the Lease, to the extent the same are in Landlord’s reasonable possession or control and such materials will be listed on Attachment B to the First Amendment, and (c) New Tenant shall
have a Phase I environmental site assessment prepared by ARCADIS G&M, INC., at New Tenant’s expenses, a copy of which New Tenant shall provide to Landlord prior to the Assignment Date and which shall be listed in said Attachment B.

  

 5 

 8. Tenant’s Estoppel. Tenant hereby certifies, represents and warrants to New Tenant and
Landlord that: 
  
 (a) Tenant is the tenant under
the Lease, which Lease is in full force and effect and has not been amended or modified prior to the Effective Date, and the copy of the Lease attached hereto as Exhibit A is a true, correct and complete copy of the Lease. There are no
agreements, other than the Lease, between Landlord and Tenant with respect to the Lease, the Premises, the Project or the real estate of which the same forms a part. 
  
 (b) Prior to the date hereof, Tenant has delivered to New Tenant true, accurate and complete copies of any
and all subordination, non-disturbance and attornment agreements with regard to the Premises. The consent of the holder(s) of any mortgages and the like referenced therein to this Assignment Agreement and/or the First Amendment is not required
expressly therein, nor will the absence of any such consent result in any rights or privileges of Tenant from failing to transfer fully to the New Tenant as contemplated herein, including, without limitation, any right to enforce non-disturbance and
attornment agreements running in favor of Tenant thereunder with regard to the Lease, as amended by the First Amendment. 
  
 (c) For all purposes related to the Lease, the “Commencement Date” under the Lease is November 1, 2000 and the initial
“Term” shall expire on October 31, 2010. 
  
 (d) For all purposes related to the Lease, the aggregate “Construction Costs” shall be $5,748,614.29, the aggregate “Disbursed Construction Allowance” shall be $3,000,000, the aggregate “Excess Disbursed
Construction Allowance” shall be $1,000,000, and the initial equal monthly installments of “Improvement Rent” shall be $14,347.09. As of April 1, 2005, the principal of the Excess Disbursed Construction Allowance remaining unpaid is
$698,109.13. Attached hereto as Exhibit C and incorporated herein by reference is an amortization schedule of all remaining installments of Improvement Rent due and payable under the Lease after the date hereof. 
  
 (e) The Base Rent was last paid for the month during which
the date hereof occurred. The rate of Base Rent currently in effect is $30,708.79 per month. No payment of the Base Rent is currently past due and owing under the Lease. 
  
 (f) Tenant’s Share is 36.85%. Tenant’s Share of Operating Expenses for the calendar year 2005 is
$74,564.64, and one-twelfth of said sum, which is $6,213.72, was last paid for the month during which the date hereof occurred. The rate of the Improvement Rent currently in effect is $15,669.07 per month. The Improvement Rent was last paid for the
month during which the date hereof occurred. The Rent Commencement Date under the Development Rights Agreement is November 1, 2000 and the current rate of the annual Development Rights Rent thereunder, a portion of which is passed through to Tenant
under Section 38 of the Lease, is $23,487.60 per annum and Tenant’s Share thereof is $8,655.18. Tenant is not responsible to pay any of the annual rent provided for in the Ground Lease, per Section 38(b) of the Lease. No payment of any
Additional Rent is currently past due and owing under the Lease. 
  
 (g) Prior to the date hereof, Tenant has delivered to New Tenant true, accurate and complete copies of all environmental test, reports, inspections, surveys, samples, studies and other analyses of the Project and/or
the Additional Site and/or any part thereof that are in Tenant’s possession or control. 
  

 6 

 (h) Any improvements, alterations, installations and the like required by the terms of
the Lease to be made by Tenant or Landlord have been completed in compliance with the terms thereof. Any Construction Defects have been remedied fully prior to the date hereof. 
  
 (i) There are no events or conditions existing, which, with notice or the lapse of time or both, could
constitute a monetary or other default of the “Tenant” or, to the knowledge of Tenant, the “Landlord” under the Lease. 
  
 (j) Neither the Project nor the Premises is subject to any lease, tenancy, easement, covenant, restriction, mortgage, lien or other
encumbrances to which Tenant is a party or which results from Tenant’s activities at the Project (e.g., a mechanics’ lien) or, to Tenant’s knowledge, to which Tenant is not a party, that would materially interfere with New
Tenant’s use and enjoyment of the Premises for purposes of a plant analysis and growth room facility, commercial greenhouse and headhouse. In addition, use of the Premises a plant analysis and growth room facility, commercial greenhouse and
headhouse is permissible under all applicable Legal Requirements with regard to zoning and related matters. 
  
 (k) Tenant has not received any notice of, and has no knowledge of, any violation of any Legal Requirements relating to the use or
condition of the Premises (including, without limitation, the buildings, structures, improvements, fixtures and facilities located therein or thereon), the Project, the Additional Site or the real estate of which the Premises forms a part.

  
 (l) Tenant has no knowledge of any Hazardous
Materials that are presently upon or beneath the Project, except as may be disclosed in the documents delivered by Tenant under Section 8(h) hereof and by Landlord under Section 9(d) hereof. In addition, Tenant has no knowledge of the
existence of any Previously Unknown Contamination. 
  
 (m) Permanent certificates of occupancy or their equivalent required from all governmental authorities have been issued and are in effect for the Premises (including, without limitation, for the operation of the Premises as a plant analysis
and growth room facility, commercial greenhouse and headhouse) and have been paid for in full and are fully transferable (without penalty, cost, premium or the consent of any third parties) to New Tenant. Tenant has received no written notice and,
to Tenant’s knowledge, is not otherwise aware that it has failed to obtain or renew any licenses, permits, authorizations and approvals required from any governmental agencies for its current business operation at the Premises. 
  
 (n) To Tenant’s knowledge, the Premises are served by
all utilities necessary for electricity, natural gas, water, telephone, sanitary sewers and storm sewers, and all other utility service necessary or required for the present use and operation of the Premises and for use of the Premises as a plant
analysis and growth room facility, commercial greenhouse and headhouse, through adjacent public roads and dedicated private and permanent public easements and rights of way and any and all “tap fees” or other connection fees for the use of
such utilities have been paid for. 
  
 (o) There
is no claim, suit, litigation, proceeding or action pending or, to Tenant’s knowledge, threatened against Tenant that relates to the Project, the Lease and/or the use or ownership thereof, and Tenant has no knowledge of any basis for any such
claim, suit, litigation, proceeding or action. 
  

 7 

 9. Landlord’s Estoppel. Landlord hereby certifies, represents and warrants to New Tenant
that: 
  
 (a) Landlord is the landlord under the
Lease, which Lease is in full force and effect and has not been amended or modified prior to the Assignment Date, and the copy of the Lease attached hereto as Exhibit A is a true, correct and complete copy of the Lease. There are no
agreements, other than the Lease, between Landlord and Tenant with respect to the Lease, the Premises, the Project or the real estate of which the same forms a part, that would be binding on New Tenant or New Tenant’s rights and privileges
under the Lease after the Assignment Date. 
  
 (b) Prior to the date hereof, Landlord has delivered to New Tenant true, accurate and complete copies of the Ground Lease and the Development Rights Agreement which are in full force and effect and have not been amended or modified prior to
the Assignment Date. As of the date hereof, Landlord has not been able to locate a copy of the Cost Sharing Agreement, but will provide a copy to Tenant if and when it is able to locate the same. 
  
 (c) Landlord is the ground lessee of the Project under the
Ground Lease and its leasehold interest is not currently subject to any mortgages or similar security instruments. To Landlord’s knowledge it has satisfied its construction obligations under Section 5 (Construction of the Initial Improvements)
under the Ground Lease and no Event of Default (as defined under the Ground Lease) by Landlord exists as of the date hereof or will exist as of the Assignment Date. 
  
 (d) There are no events or conditions existing, which, with notice or the lapse of time or both, could
constitute a monetary or other material default of the “Landlord” or, to the knowledge of Landlord, the “Tenant” under the Lease. 
  
 (e) There is no claim, suit, litigation, proceeding or action filed against Landlord or, to Landlord’s knowledge, threatened in a
writing received by Landlord that relates to the Project, the Lease and/or the use or ownership thereof. 
  
 (f) To Landlord’s knowledge, the representations of Tenant in Section 8(c), (d), (e) or (f) above are true, complete or not
misleading in any way. 
  
 10. Brokers. Landlord, Tenant
and New Tenant each represents and warrants that neither it nor any of its representatives, employees or agents has dealt or consulted with any real estate broker or agent in connection with the transaction contemplated by this Assignment Agreement
or the First Amendment, except for Tenant’s broker, The Staubach Company, for whose commissions Tenant is solely responsible. Each party (the “Indemnitor”) hereby agrees to indemnify, defend (by counsel reasonably
acceptable to the indemnified party) and hold the other parties harmless against any claim or demand made by any real estate broker or agent claiming to be the procuring cause of this transaction by reason of words or actions of the Indemnitor or
Indemnitor’s representative, employee or agent. 
  
 11.
Notices. All notices, demands, requests, consents or approvals which may or are required to be given by either party to the other shall be in writing and shall be deemed given as of the date of personal delivery (including, without
limitation, via Federal Express or another reputable overnight delivery service) or as of three (3) days following deposit in the United States Certified or Registered Mail, postage prepaid, to Landlord and Tenant at their respective addresses set
forth in the Basic Lease Provisions of the Lease and to New Tenant at the address set forth in paragraph 10 of the First Amendment, or to such other address as either party may designate in writing from time to time. 
  

 8 

 12. Miscellaneous. The recitals to this Assignment Agreement are incorporated herein by reference.
This Assignment Agreement shall be binding on and shall inure to the benefit of the parties named herein and to their respective successors and assigns. Section 6 hereof shall also be binding upon any tenant and its assignees and subtenants
under the Office/Lab Lease, and Tenant shall be responsible for insuring that the appropriate agreements are put in place to insure such binding effect. This Assignment Agreement embodies the entire agreement between the parties with respect to the
subject of this Assignment Agreement and it supersedes any prior agreements, whether written or oral, with respect to the same. No amendment or modification of this Assignment Agreement shall be binding or effective unless in writing and signed by
the parties hereto. The failure of any party to insist upon prompt and strict performance of any of the terms, conditions or undertakings of this Assignment Agreement, or to exercise any right herein conferred, in any one or more instances, shall
not be construed as a waiver of the same or any other term, condition, undertaking or right. This Assignment Agreement shall be construed and interpreted according to the laws of the State of North Carolina. The parties each warrant and represent
that said party is duly authorized to execute, deliver and perform this Assignment Agreement and all documents and instruments and transactions contemplated hereby and incidental hereto. This Assignment Agreement may be executed in one or more
counterparts, each of which shall be deemed an original and all such counterparts, taken together, shall constitute but one and the same instrument. 
  
 [The remainder of this page is intentionally blank.] 
  

 9 

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

			
	 TENANT:

	
	 ICORIA, INC.

		
	By:	 	/s/    HEINRICH GUGGER        
	 Name:
	 	Heinrich Gugger
	 Title:
	 	President & CEO
	
	 NEW TENANT:

	
	 MONSANTO COMPANY

		
	By:	 	/s/    RICHARD B. CLARK        
	 Name:
	 	Richard B. Clark
	 Title:
	 	Vice President & Controller
	
	 LANDLORD:

	
	 ARE-108 ALEXANDER ROAD, LLC,
 a Delaware limited liability company

		
	By:	 	ALEXANDRIA REAL ESTATE REAL ESTATE EQUITIES, L.P., a Delaware limited partnership, managing member

									
				
	 	 	 	 	 By:
	 	ARE-QRS CORP., a Maryland corporation, general partner
					
	 	 	 	 	 	 	By:	 	/s/    JENNIFER PAPPAS        
	 	 	 	 	 	 	 Name:
	 	Jennifer Pappas
	 	 	 	 	 	 	 Title:
	 	V.P. & ASSISTANT SECRETARY

  
 SCHEDULE OF EXHIBITS 
  

					
	 EXHIBIT A
	 	—	  	THE LEASE [Attach the Lease]
	 EXHIBIT B
	 	—	  	FIRST AMENDMENT TO LEASE [Attach the Form of First Amendment]
	 EXHIBIT C
	 	—	  	AMORTIZATION SCHEDULE OF IMPROVEMENT RENT [Attach Spreadsheet of Amortization Schedule for Improvement Rent listing the date on which each monthly installment is due beginning
with March 1, 2005 through the term of the Lease, the amount of each installment and the respective amounts of principal and interest payments comprising each installment]

  

  
 EXHIBIT A 

 
 THE LEASE 
  
 [Attach the Lease] 
  

 11 

  
 LEASE AGREEMENT

 [Phase 1B: Greenhouse] 
  
 This LEASE AGREEMENT (this “Lease”), dated April 3, 2000 (the “Effective Date”), is made between ARE-104 ALEXANDER ROAD,
LLC, a Delaware limited liability company (“Landlord”), and PARADIGM GENETICS, INC., a Delaware corporation (“Tenant”). 
  
 RECITALS 
  
 A. Landlord has entered into a Ground Lease Agreement dated as of July 27, 1999 (the “Original Ground Lease”), with Triangle Service
Center, Inc., a North Carolina corporation (“Ground Lessor”), pursuant to which Landlord has ground leased approximately 6.084 acres of land within the Triangle Park Research Center (which is located within Research Triangle Park
(“RTP”), Durham County, North Carolina), as more fully described in Exhibit A-1 (the “Site”). The Original Ground Lease is evidenced of record by a certain Memorandum of Ground Lease dated as of July
27, 1999, and recorded July 27, 1999, in Book 2684, Page 795 of the Official Records of Durham County, North Carolina (the “Official Records”). In addition, Ground Lessor and Landlord have entered into or, concurrently with the
execution of this Lease, are entering into, (i) a certain Agreement Regarding Allocation of Development Rights (the “Development Rights Agreement”) (which will be evidenced of record by a certain Memorandum of Agreement Regarding
Allocation of Development Rights to be recorded in the Official Records), and (ii) a certain First Amendment to Ground Lease Agreement (the “Ground Lease Amendment”). The Original Ground Lease, the Ground Lease Amendment, and any
other subsequent amendments or modifications thereto shall be referred to collectively as the “Ground Lease”. 
  
 B. Landlord desires to lease to Tenant, and Tenant desires to lease from Landlord, certain improvements that Landlord is hereby agreeing to cause to be
constructed, or to permit to be constructed, on the Site, including, but not limited to, a plant analysis and growth room facility, a commercial greenhouse, and a headhouse (collectively, the “Greenhouse”). 
  
 C. Landlord and Tenant have entered into a separate Amended and Restated
Lease Agreement (the “Office / Lab Lease”) for the lease of certain other improvements that Landlord is agreeing to cause to be constructed, or to permit to be constructed, on other parts of the Site, including, but not limited to,
a first-class scientific research and development building (the “Office / Lab”). 
  
 BASIC LEASE PROVISIONS 
  

			
	 Address:
	  	Fronting on T.W. Alexander Avenue, RTP, North Carolina (numbered address to be obtained later).
		
	 Premises:
	  	The Greenhouse, containing approximately 31,776 rentable square feet, as more fully described in Exhibit B.

  

			
	 Net Greenhouse Lease
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 2

  

			
	Base Rent:	  	Annual base rent equal to $315,000.00, payable in equal monthly installments equal to $26,250.00.
		
	Improvement Rent:	  	Equal monthly installments of improvement rent equal to the monthly payment necessary to amortize fully the “Excess Disbursed Construction Allowance” (as defined below) over
a period of 120 months at an annual interest rate of 12.00%.
		
	Rent Adjustment Percentage:	  	 Base Rent: 4.00%;
 Improvement Rent:
2.228%.

		
	Tenant’s Share:	  	36.85%.
		
	Rentable Area of Premises:	  	Greenhouse: approximately 31,776 sq. ft.
		
	Rentable Area of Project:	  	 Greenhouse: approximately 31,776 sq. ft.;
 Office /
Lab: approximately 54,463 sq. ft.;
 Total: approximately 86,239 sq. ft.

		
	Target Commencement Date:	  	November 1, 2000.
		
	Security Deposit:	  	An amount equal to the sum of 6 monthly payments of Base Rent plus 6 monthly payments of Improvement Rent (estimated as of the date hereof as approximately
$243,500.00).
		
	Demolition Deposit:	  	$600,000.00.
		
	Term:	  	120 months from the 1st day of the 1st full month following the month in which the Commencement Date occurs.
		
	Term Extensions:	  	2 options to extend the Term for 5 years each.
		
	Permitted Use:	  	Plant analysis and growth room facility, commercial greenhouse, and headhouse.
		
	Landlord’s Broker:	  	None.
		
	Tenant’s Broker:	  	Advantis Realty (formerly known as Goodman Segar).

  

			
	 Net Greenhouse Lease
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 3

  

			
	Address for Rent Payment:	  	Landlord’s Notice Address:
		
	 135 N. Los Robles Avenue, Suite 250
 Pasadena, California
91101
 Attention: Accounts Receivable
	  	 135 N. Los Robles Avenue, Suite 250
 Pasadena,
California 91101
 Attention: General Counsel

  
 Tenant’s Notice Address:

  
 104 Alexander Dr., Building 2 
 RTP, North Carolina 27709 
 Attention: Mr. Ian Howes 
                  Chief Financial Officer 
  
 The following Exhibits are or will be attached hereto and are incorporated herein by this
reference: 
  

					
	x EXHIBIT A-1 – DESCRIPTION OF SITE	  	 ̈ EXHIBIT F – ORIGINAL SECURITY AMOUNT
	x EXHIBIT A-2 – DESCRIPTION OF ADDL SITE	  	x EXHIBIT G – RULES AND REGULATIONS
	x EXHIBIT B – DESCRIPTION OF PREMISES	  	x EXHIBIT H – TENANT’S PERSONAL PROPERTY
	x EXHIBIT C – WORK LETTER	  	x EXHIBIT I – ESTOPPEL CERTIFICATE
	 ̈ EXHIBIT D – COMMENCEMENT DATE; TERM	  	x EXHIBIT J – LOAN SUBORDINATION AGMT
	 ̈ EXHIBIT E –	 	CONSTR COSTS; DISBURSED	  	x EXHIBIT K – LEASE SUBORDINATION AGMT
	 	 	CONSTR ALLOWANCE; EXCESS	  	x EXHIBIT L – ENVIRONMENTAL INFORMATION
	 	 	DISBURSED CONSTR ALLOWANCE;	  	x EXHIBIT M – HAZARDOUS MATERIALS LIST
	 	 	IMPROVEMENT RENT	  	 

  
 AGREEMENT

  
 NOW, THEREFORE, in consideration of the mutual covenants
and agreements contained in this Lease, the receipt and legal sufficiency of which are hereby acknowledged by the parties hereto, Landlord and Tenant hereby agree as follows: 
  
 1. Lease of Premises. Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from
Landlord, effective as of the “Commencement Date” (as defined below) for the Term set forth in the Basic Lease Provisions, upon and subject to all of the terms and conditions of the Ground Lease. The Site and all improvements
thereon and appurtenances thereto are collectively referred to herein as the “Project”, and the portions of the Project that are for the non-exclusive use of Tenant and the guests, invitees, licensees, and other authorized users of
the Project (including, without limitation, Ground Lessor and any approved subtenants) are collectively referred to herein as the “Common Areas” (all as more fully described in Exhibit B). Landlord reserves the right to
modify the Common Areas, provided that such modifications do not materially adversely affect Tenant’s use of the Premises for the Permitted Use. 
  
 2. Delivery; Commencement Date; Acceptance of Premises. 
  

(a) Landlord shall use commercially reasonable efforts to deliver the Premises to Tenant (“Deliver” or
“Delivery”) on or before the Target Commencement Date, 
  

			
	 Net Greenhouse Lease
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 4

  

 
with “Landlord’s Work” (as defined in the Work Letter attached as Exhibit C (the “Work Letter”))
“Substantially Completed” (as defined in the Work Letter). If Landlord Delivers the Premises Substantially Completed before the Target Commencement Date, Tenant shall pay to Landlord, in addition to any “Rent” (as
defined in Section 3(c) below) then due under this Lease, a sum equal to 1/2 day of Rent for each day that such Delivery precedes the Target Commencement Date. If Landlord fails to timely Deliver the Premises Substantially Completed, Landlord
shall not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable, except as may be expressly provided otherwise herein. 
  
 (i) Notwithstanding the foregoing, if Landlord does not Deliver the Premises Substantially Completed by the
Target Commencement Date and the aggregate delay that is due solely to “Landlord Caused Delays” (as defined below) exceeds 150 days, this Lease shall be voidable by Tenant by giving Landlord “Notice” (as defined in
Section 44(a) below) of Tenant’s election to void this Lease within 5 business days after such 120th
day, and if voided: (A) the Security Deposit (if paid) and the Demolition Deposit (if paid) shall be returned to Tenant and (B) neither Landlord nor Tenant shall have any further rights, duties, or obligations under this Lease, except with respect
to provisions that expressly survive termination of this Lease (as provided in Section 28 below). Except as may be expressly provided otherwise herein, Tenants right to void this Lease shall be Tenants sole and exclusive remedy at law, in
equity, or otherwise for Landlord’s failure to timely Deliver the Premises Substantially Completed. If Tenant does not give Landlord Notice of Tenant’s election within the required 5 business days, Tenant’s right to void this Lease
shall terminate and this Lease shall continue in full force and effect. If Landlord Delivers the Premises Substantially Completed after the Target Commencement Date but the aggregate delay that is due solely to Landlord Caused Delays does not exceed
150 days, or the aggregate delay that is due solely to Landlord Caused Delays exceeds 150 days but Tenant does not timely elect to void this Lease, Tenant shall be entitled to an abatement of Rent equal to 1 day of Rent for each day of the delay
that is due solely to Landlord Caused Delays. As used herein, the term “Landlord Caused Delay” shall mean any delay for a reason other than a “Tenant Caused Delay” (as defined in the Work Letter) or a “Force
Majeure Delay” (as defined in the Work Letter). 
  
 (ii) Notwithstanding the foregoing, (A) if Landlord Delivers the Premises Substantially Completed after the Target Commencement Date and the aggregate delay that is due solely to Force Majeure Delays does not exceed
120 days, Tenant shall not be entitled to any abatement of Rent for the delay that is due solely to Force Majeure Delays, (B) if Landlord Delivers the Premises Substantially Completed after the Target Commencement Date and the aggregate delay that
is due solely to Force Majeure Delays exceeds 120 days but does not exceed 240 days, Tenant shall be entitled to an abatement of Rent equal to 1/2 day of Rent for each day of Force Majeure Delays in excess of 120 days, and (C) if Landlord Delivers
the Premises Substantially Completed after the Target Commencement Date and the aggregate delay that is due solely to Force Majeure Delays exceeds 240 days, Tenant shall be entitled to an abatement of Rent equal to 1 day of Rent for each day of
Force Majeure Delays in excess of 240 days; provided, however, that, for purposes of this Section 2(a)(ii), Force Majeure Delays shall not include any delays resulting from a “Force Majeure” (as defined in
Section 34 below) that is solely attributable to “Pre-Existing Contamination” (as defined in Section 19.a.xii. of the Ground Lease). 
  
 (b) The “Commencement Date” shall be earliest of: (i) the date Landlord Delivers the Premises Substantially Completed;
(ii) the date Landlord could have Delivered the Premises Substantially Completed but for Tenant Caused Delays or Force Majeure Delays; and (iii) the date Tenant conducts any business in any part of the Premises; provided, however, that

  

			
	 Net Greenhouse Lease
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 5

  

 
for purposes of this Section 2(b), Force Majeure Delays shall not include any delays resulting from a Force Majeure that is solely attributable to
Pre-Existing Contamination. Upon either party’s request, the other party shall execute and deliver a written acknowledgment of the Commencement Date and the expiration date of the Term, when the same have been established, and shall attach the
acknowledgment to this Lease as Exhibit D; provided, however, either party’s failure to execute and deliver such acknowledgment shall not affect the other party’s rights hereunder. 
  
 (c) Except as may be expressly provided otherwise in the
Work Letter, Tenant shall accept the Premises in their condition as of the Commencement Date, subject to all applicable laws, ordinances, regulations, covenants, and restrictions. Neither Landlord nor any agent of Landlord has made or will make any
representation or warranty with respect to the condition of any or all of the Premises or the Project and/or the suitability of the Premises for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises are
suitable for Tenant’s intended purposes. Except as may be expressly provided otherwise in the Work Letter: (i) Landlord has no obligation for any defects in the Premises; and (ii) Tenant’s taking possession of the Premises shall be
conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time possession was taken. Any occupancy of the Premises by Tenant before the Commencement Date shall be subject to all of the terms and
conditions of this Lease, including the obligation to pay Rent. 
  
 3. Rent. 
  
 (a) Base
Rent. Tenant shall pay to Landlord equal monthly installments of annual base rent, which annual base rent initially shall be equal to $315,000.00 and which equal monthly installments of annual base rent initially shall be equal to $26,250.00
(“Base Rent”). 
  
 (b)
Additional Rent. In addition to Base Rent, Tenant shall pay to Landlord all of the following as additional rent (“Additional Rent”): 
  
 (i) Tenants Share (as set forth in the Basic Lease Provisions) of “Operating Expenses” (as defined in Section 5
below). Tenant’s Share shall be reasonably adjusted by Landlord following a measurement of the rentable square footage of the Premises and the Project to be done by Landlord within 60 days of the Commencement Date, or as soon as reasonably
possible thereafter, and shall be subject to further adjustment for changes in the physical size of the Premises or the Project occurring thereafter (any measurement required under this Lease shall be performed in accordance with the 1996 Standard
Method of Measuring Floor Area in Office Buildings as adopted by the Building Owners and Managers Association (ANSI/BOMA Z65.1-1996)). 
  
 (ii) “Improvement Rent” (as defined below). As more fully described in the Work Letter, Landlord is making available to
Tenant an allowance (the “Construction Allowance”) to be used by Tenant solely for the costs of designing, permitting, and constructing the Greenhouse, which costs shall include, but not be limited to, payments to surveyors,
engineers, architects, consultants, contractors, sub-contractors, and all other persons and laborers of every class providing services, performing labor, or furnishing skill or other necessary services used in or contributing to such construction,
the cost of materials or equipment used or consumed in such construction, the cost (including legal and engineering fees and disbursements) of obtaining, maintaining, renewing, or revising permits, licenses, approvals, certificates, or other
entitlements, premiums and fees for all insurance maintained by Landlord in connection with the construction, initial financing and debt service (including 

  

			
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principal), all “Administrative Rent” (as defined in Section 6.1 of the Work Letter), and all “Taxes” (as defined in
Section 9 below) that become due and payable while construction is being performed (collectively, the “Construction Costs”). The maximum amount of the Construction Allowance shall be $3,000,000.00 (adjusted for any
amounts actually received by Landlord as reimbursement under Sections 19.b. or 19.d. of the Ground Lease and retained by Landlord pursuant to the terms and conditions of a certain Cost Sharing Agreement dated July 27,1999, between Landlord and
Tenant (the “Cost Sharing Agreement”)); Tenant hereby acknowledges and agrees that the aggregate Construction Costs may exceed the Construction Allowance (as adjusted and actually disbursed to or for the benefit of Tenant, the
“Disbursed Construction Allowance”)), and that Tenant may be responsible for any such excess, as provided in the Work Letter (including, but not limited to, Sections 6.2 and 6.4 thereof). Tenant shall pay to
Landlord equal monthly installments of improvement rent (“Improvement Rent”), which installments of Improvement Rent are intended generally to constitute repayment of any portion of the Disbursed Construction Allowance that exceeds
$2,000,000.00 (the “Excess Disbursed Construction Allowance”) and shall be equal to the equal monthly payments that would be necessary to amortize fully the Excess Disbursed Construction Allowance over a period of 120 months at an
annual interest rate of 12.00%. For illustration purposes only, if the Excess Disbursed Construction Allowance is $1,000,000.00, the equal monthly installments of Improvement Rent will be $14,347.09. Upon either party’s request, the other party
shall execute and deliver a written acknowledgment of the aggregate Construction Costs, the Disbursed Construction Allowance, the Excess Disbursed Construction Allowance, and the initial equal monthly installments of Improvement Rent computed on
such Excess Disbursed Construction Allowance, when the same have been established, and shall attach the acknowledgment to this Lease as Exhibit E; provided, however, either party’s failure to execute and deliver such
acknowledgment shall not affect the other party’s rights hereunder. 
  
 Notwithstanding the foregoing, Tenant, at any time after the 36th month of the Term, shall have the right to prepay, without penalty or premium, all of the Improvement Rent that will be due for the remainder of the Term, which prepayment
(the “Improvement Rent Prepayment”) shall be equal to the balance of the Excess Disbursed Construction Allowance that has not been amortized through monthly installments of Improvement Rent as of the end of the calendar month in
which such full payment is actually made to Landlord by Tenant (the “Prepayment Month”). Under no circumstances will Tenant have the right to make a partial prepayment of Improvement Rent. Rent adjustments (pursuant to Section
4 below) shall not be considered when calculating the balance of the Excess Disbursed Construction Allowance that has not been amortized. Tenant may exercise this prepayment right only by giving Notice to Landlord of Tenant’s election to
exercise such right at least 12 months prior to the expiration of the Prepayment Month. For illustration purposes only, if the Excess Disbursed Construction Allowance is $1,000,000.00 and the Prepayment Month is the 36th month of the Term, the
Improvement Rent Prepayment will be $812,740.72. Tenant shall have no obligation to make any monthly payments of Improvement Rent after Tenant makes the Improvement Rent Prepayment. The Improvement Rent Prepayment shall be deemed fully earned by
Landlord and non-refundable to Tenant. 
  
 (iii)
Any and all other amounts Tenant assumes or agrees to pay under the provisions of this Lease, including, without limitation, any and all other sums that may become due by reason of any “Default” (as defined in Section 20
below) or other failure to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after any applicable notice and cure period. 
  

			
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 (c) Rent. Base Rent and Additional Rent shall together be denominated
“Rent”. All monthly installments of Rent shall be paid in advance on or before the 1st day of each
calendar month during the Term and during any Term Extension. Payments of Rent for any fractional calendar month shall be prorated and paid on the basis of a 30-day month. Tenant’s obligation to pay Rent and other sums to Landlord under this
Lease and Landlord’s obligations under this Lease shall be separate and independent obligations. Except to the extent, and only to the extent, expressly provided otherwise in Sections 2(a)(i) and (ii) above, all Rent shall be paid
to Landlord without demand, abatement, reduction, deduction, or set-off, in lawful money of the United States of America at the office of Landlord for payment of Rent set forth in the Basic Lease Provisions, or to such other person or at such other
place as Landlord may from time to time designate in writing. 
  
 4. Rent Adjustments. Base Rent and Improvement Rent shall be increased on the 1st annual anniversary
of the 1st day of the 1st full month during the Term, and on each annual anniversary of such date thereafter during the remainder of the Term, by (i) multiplying the Base Rent payable immediately before such adjustment by the
Rent Adjustment Percentage applicable to Base Rent and adding the resulting amounts to the Base Rent payable immediately before such adjustment and (ii) multiplying the Improvement Rent payable immediately before such adjustment by the Rent
Adjustment Percentage applicable to Improvement Rent and adding the resulting amounts to the Improvement Rent payable immediately before such adjustment. Base Rent and Improvement Rent, as so adjusted, shall thereafter be due as provided herein.
Rent adjustments for any fractional calendar month shall be prorated. 
  
 5. Operating Expense Payments. No later than 10 business days prior to the 1st day of the 1st full month during the Term and no later, than 30 days prior to the 1st day of each
calendar year during the Term and any Term Extension, Landlord shall deliver to Tenant a written estimate of Operating Expenses for the remainder of the calendar year or for the following calendar year, as the case may be (the “Annual
Estimate”), which may be revised by Landlord from time to time during the relevant calendar year. During each month of the Term and any Term Extension, Tenant shall pay Landlord an amount equal to 1/12th of the annual cost, as reasonably
estimated by Landlord from time to time, of Tenant’s Share of Operating Expenses for the Project. The term “Operating Expenses” means all reasonable costs and expenses of any kind or description whatsoever incurred or accrued
by Landlord with respect to the Project (including, without limitation, the rent (as the same may be adjusted from time to time) and all expenses to be paid or reimbursed by Landlord under the Development Rights Agreement, maintenance and repair
costs, insurance premiums (for the insurance described in Section 17 below), Taxes, “Utilities” (as defined in Section 11 below), costs of capital repairs and improvements (amortized over the useful life of the
improvement, not to exceed 7 years), reasonable reserves consistent with good business practice for future repairs and replacements, and administrative rent for management services in the amount of 2.50% of the then applicable Base Rent), excluding
only: 
  
 (a) the original construction costs of
the Project (including Construction Costs); 
  
 (b) capital expenditures for expansion of the Project or for the remodeling or refurbishment of the Project to a materially higher standard than existed on the Commencement Date; 
  

			
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 (c) costs directly and solely attributable to correcting a “Construction
Defect” (as defined in the Work Letter); 
  
 (d) interest and amortization of funds borrowed by Landlord, whether secured or unsecured; 
  
 (e) depreciation of the Project (except for capital improvements the cost of which are specifically includable in Operating Expenses);

  
 (f) salaries, wages, or other compensation
paid to officers and employees of Landlord who are not assigned to the operation, management, maintenance, or repair of the Project; 
  
 (g) any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than Tenant;

  
 (h) legal expenses incurred in the
negotiation of this Lease; 
  
 (i) costs relating
to maintaining Landlord’s existence, either as a corporation, partnership, or other entity; 
  
 (j) costs (including “Legal Fees” (as defined in Section 44(k) below)) arising from the enforcement
of this Lease or claims, disputes, or potential disputes pertaining to Landlord and/or the Project; 
  
 (k) costs incurred by Landlord due to the violation by Landlord of the terms and conditions of this Lease; 
  
 (l) costs incurred by Landlord due to the violation by
Landlord of any “Legal Requirements” (as defined in Section 7 below); 
  
 (m) tax penalties incurred as a result of Landlord’s negligence, inability, or unwillingness to make payment and/or to file any tax
or informational returns when due; 
  
 (n)
overhead or profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for the provision of goods and/or services in or to the Project, but only to the extent the same exceeds the overhead or profit increment that would be paid
to unaffiliated third parties on a competitive basis for providing the same goods and/or services; 
  
 (o) costs arising from Landlord’s charitable or political contributions; 
  
 (p) costs incurred in the sale or refinancing of the
Project; 
  
 (q) net income, franchise, capital
stock, estate, or inheritance taxes; and 
  
 (r)
any costs of constructing, repairing, or maintaining any new improvement within the Project, or of providing any new and recurring service, where the new improvement or the new service is not requested or approved by Tenant, and (i) there is
or will be no material benefit to Tenant from the new improvement or the new service, or (ii) regardless of the benefit to Tenant, construction of the new improvement commences or the new service is first provided 

  

			
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in the final 12 months of the Term or the first Term Extension and Tenant has elected not to exercise its then applicable Extension Right. 
  
 Within 120 days after the end of each calendar year, Landlord shall furnish
to Tenant a statement (an “Annual Statement”) showing in reasonable detail: (i) the total and Tenant’s Share of actual Operating Expenses for the previous calendar year, and (ii) the total of Tenant’s
payments in respect of Operating Expenses for such year. If Tenants Share of actual Operating Expenses for such year exceeds Tenants payments of Operating Expenses for such year, the excess shall be immediately due and payable by Tenant as Rent. If
Tenants payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year, Landlord shall, in its sole and absolute discretion, either (x) credit the excess amount to the next succeeding installments
of estimated Operating Expenses due hereunder, or (y) pay the excess to Tenant within 30 days after delivery of such Annual Statement. 
  
 The Annual Statement shall be final and binding upon Tenant unless Tenant, within 30 days after Tenants receipt thereof, shall contest any item therein by
giving Notice to Landlord, specifying each item contested and the reason therefor. If, during such 30-day period, Tenant reasonably and in good faith questions or contests the correctness of Landlord’s statement of Tenants Share of Operating
Expenses, Landlord will provide Tenant access to Landlord’s books and records and such information as Landlord reasonably determines to be responsive to Tenant’s questions. If, after Tenants review of such information, Landlord and Tenant
cannot agree upon the amount of Tenant’s Share of Operating Expenses, then Tenant shall have the right to have an independent public accounting firm selected from among the 6 largest in the United States, hired by Tenant (at Tenant’s sole
cost and expense) and approved by Landlord (which approval shall not be unreasonably withheld or delayed), audit and/or review such Landlord’s books and records for the year in question (the “Independent Review”).
The results of any such Independent Review shall be binding on Landlord and Tenant If the Independent Review shows that Tenant’s pro rata share of the Operating Expenses actually paid by Tenant for the calendar year in question exceeded
Tenant’s obligations for such calendar year, Landlord shall at Landlord’s option either (i) credit the excess amount to the next succeeding installments of estimated Operating Expenses due hereunder, or (ii) pay the excess to Tenant within
30 days after delivery of the results of such Independent Review, except that after expiration or termination of the Term or any Term Extension, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. If the
Independent Review shows that Tenant’s payments of Tenants Share of Operating Expenses for such calendar year were less than Tenant’s obligation for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after
delivery of the results of such Independent Review. If the Independent Review shows that Tenant has overpaid Tenant’s pro rata share of Operating Expenses by more than 5.00%, then Landlord shall reimburse Tenant for all costs incurred by Tenant
for the Independent Review. Operating Expenses for the calendar years in which Tenant’s obligation to share therein begins and ends shall be prorated. 
  
 6. Security Deposit. 
  
 (a) Tenant shall deposit with Landlord on the Commencement Date security for the performance of all of Tenant’s obligations hereunder
(the “Security Deposit”) in an amount equal to 6 initial monthly payments of Base Rent plus 6 initial monthly payments of Improvement Rent (the “Original Security Amount”). Upon
either party’s request, the other party shall execute and deliver a written acknowledgment of the Original Security Amount when the same has been established, and shall attach the acknowledgment to this Lease as 

  

			
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Exhibit F; provided, however, either party’s failure to execute and deliver such acknowledgment shall not affect the other
party’s rights hereunder. At least one-sixth of the Security Deposit shall be in cash and up to five-sixths of the Security Deposit may be in the form of an unconditional and irrevocable letter of credit (a “Letter of
Credit”); provided, however, that the entire Security Deposit may be in the form of a Letter of Credit at any time after Tenant completes an initial public offering of Tenant’s capital shares. Landlord shall hold
the cash portion of the Security Deposit in an interest bearing account (which may contain Landlord’s own funds), with any interest accruing on such cash portion being for Tenant’s benefit. Any Letter of Credit that constitutes a portion
of the Security Deposit: (i) shall be in form and substance satisfactory to Landlord, in Landlord’s sole and absolute discretion; (ii) shall name Landlord as sole beneficiary; (iii) shall not refer to this Lease, the Project, or the Premises or
any circumstances, factors, or rights that might be related thereto, but shall expressly allow Landlord to draw upon the Letter of Credit in any amount, and at any time and from time to time, simply by delivering to the issuer a clean sight draft on
the Letter of Credit, without any other demand, statement, or other representation regarding Landlord’s rights under this Lease or with respect to the Letter of Credit; (iv) shall be drawable on an FDIC-insured financial institution
satisfactory to Landlord, in Landlord’s reasonable discretion, with any draws to be payable from such financial institution’s own immediately available funds; (v) shall be drawable at the branch or office of the issuer that Landlord may
choose, in Landlord’s sole and absolute discretion; and (vi) shall expressly allow Landlord to draw the full amount of the Letter of Credit if Tenant does not provide Landlord with a substitute Letter of Credit complying with all of the
requirements hereof at least 10 days before the stated expiration date of such Letter of Credit. 
  
 (b) If, at any time during the Term or any Term Extension, Tenant satisfies both the “Net Worth Test” (as defined
below) and the “Profitability Test” (as defined below) (each, a “Reduction Requirement” and collectively, the “Reduction Requirements”), then the
amount of the Security Deposit shall be reduced to an amount equal to one-half of the amount of the Security Deposit then held by Landlord. For purposes of this provision, the “Net Worth Test” shall be deemed satisfied at any time
that (i) Tenant’s stock is listed on either the New York Stock Exchange or the NASDAQ stock market, and (ii) Tenant has maintained a net worth of at least $100,000,000.00, using a market capitalization analysis based on the daily closing
trading price of Tenants common stock, for the immediately preceding consecutive 90 business days. For purposes of this provision, the “Profitability Test” shall be deemed satisfied at any time that (x) Tenant’s
net revenues after taxes for the immediately preceding fiscal year exceed $1,000,000.00, and (y) the aggregate amount of Tenant’s “Liquid Assets” (as defined below), as certified by a nationally recognized,
independent public accounting firm or as demonstrated in annual audited financial statements, equals or exceeds Tenants anticipated expenses for the shorter of (1) 30 months and (2) the remainder of the Term. For purposes of the Profitability Test,
(A) “Liquid Assets” shall mean all cash, cash equivalents, liquid short term investments, and short term accounts receivables from unrelated third parties, and (B) the phrase “remainder of the
Term” shall include any period for which Tenant has an “Extension Right” (as defined in Section 41(a) below), regardless of whether any such Extension Right has been exercised, unless such
Extension Right has been waived or otherwise is no longer exercisable (provided, however, that under no circumstances shall the “remainder of the Term” be fewer than 12 months, unless there are fewer than
3 months actually remaining in the Term and any Term Extension that may be available to Tenant, in which case the “remainder of the Term” shall be deemed to be 6 months). Within 60 days after Tenant provides Landlord
with written evidence reasonably satisfactory to Landlord demonstrating that Tenant then satisfies both of the Reduction Requirements, Landlord shall pay to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest
hereunder) one-half of the amount of the Security Deposit then held by Landlord, including one-half of the interest that has accrued on the Security Deposit, if 

  

			
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any (provided, however, that if any portion of the Security Deposit is then in the form of a Letter of Credit, Landlord will return such Letter
of Credit to Tenant upon Tenants delivery to Landlord of cash (if then required hereunder) plus a substitute Letter of Credit complying with all of the requirements hereof in an aggregate amount equal to one-half of the amount of the Security
Deposit held by Landlord immediately prior to Landlord’s return of the Letter of Credit). This reduced amount shall be deemed to be the amount of the “Security Deposit” for all purposes related to this Lease from and after the date
that Landlord returns to Tenant any portion of the Security Deposit then held by Landlord in accordance with this provision. Notwithstanding the foregoing, the Security Deposit shall be increased to an amount equal to twice the amount of the
Security Deposit then held by Landlord if there is a Default or if Tenant fails to continue to satisfy both of the Reduction Requirements. Landlord shall have the right (not to be exercised more than twice each calendar year) to request written
evidence from Tenant demonstrating that Tenant continues to meet both of the Reduction Requirements. Tenant shall pay to Landlord the amount of the required increase in the Security Deposit within 15 days after Landlord gives Tenant written demand
to do so (provided, however, that if any portion of the Security Deposit is then in the form of a Letter of Credit, Landlord will return such Letter of Credit to Tenant upon Tenant’s delivery to Landlord of cash (if then required
hereunder) plus a substitute Letter of Credit complying with all of the requirements hereof in an aggregate amount equal to twice the amount of the Security Deposit held by Landlord immediately prior to Landlord’s return of the Letter of
Credit). This increased amount shall be deemed to be the amount of the “Security Deposit’ for all purposes related to this Lease from and after the date that Landlord gives Tenant written demand to increase the amount of the Security
Deposit in accordance with this provision. 
  
 (c) If, at any time during the Term, Tenant makes the improvement Rent Prepayment, then the amount of the Security Deposit shall be reduced by an amount equal to (i) 6 initial monthly payments of Improvement Rent if, at that time, the
Security Deposit has not been reduced in accordance with Section 6(b) above, and (ii) 3 initial monthly payments of Improvement Rent if, at that time, the Security Deposit has been reduced in accordance with Section 6(b) above. Within
30 days after Tenant makes the Improvement Rent Prepayment, Landlord shall pay to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) an amount equal to the required reduction in the amount of the
Security Deposit, including the interest that has accrued on such amount, if any (provided, however, that if any portion of the Security Deposit is then in the form of a Letter of Credit, Landlord will return such Letter of Credit to
Tenant upon Tenant’s delivery to Landlord of cash (if then required hereunder) plus a substitute Letter of Credit complying with all of the requirements hereof in an aggregate amount equal to the amount of the Security Deposit held by Landlord
immediately prior to Landlord’s return of the Letter of Credit less the required reduction in such amount). This reduced amount shall be deemed to be the amount of the “Security Deposit” for all purposes related to this Lease
from and after the date that Landlord returns to Tenant any portion of the Security Deposit in accordance with this provision. 
  
 (d) Landlord shall hold the Security Deposit as security for the performance of Tenant’s obligations under this Lease. The Security
Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of a Default. At any time that Landlord reasonably believes that a Default has occurred and remains uncured, Landlord may use all or any part of the Security
Deposit (including accrued interest, if any) to pay or perform any obligation of Tenant under this Lease or to compensate Landlord for any loss or damage resulting from any Default, without prejudice to any other remedy provided herein or provided
by law. Upon any such use of all or any portion of the Security Deposit, Tenant shall deposit with Landlord, within 5 days after Landlord gives Tenant a written demand therefor, cash (or, if appropriate, a 

  

			
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substitute Letter of Credit complying with all of the requirements hereof) in the amount that will restore the Security Deposit to its required amount. Upon
bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings. Tenant hereby waives
the provisions of any law, now or hereafter in force, that provide that 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 Tenant, or to clean the
leased premises, it being agreed that Landlord may claim, in addition, those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer,
employee, agent or invitee of Tenant 
  
 (e) If
Landlord transfers its interest in the Project or this Lease, Landlord shall either (i) transfer any balance of the Security Deposit then held by Landlord (including accrued interest, if any) to a person or entity assuming Landlord’s
obligations under this Section, or (ii) pay to Tenant any balance of the Security Deposit then held by Landlord (including accrued interest, if any). Upon the transfer to such transferee or the payment to Tenant, Landlord shall have no further
obligation with respect to the Security Deposit, and Tenant’s right to the Security Deposit shall apply solely against Landlord’s transferee. 
  
 (f) Landlord’s obligation with respect to the Security Deposit is that of a debtor, not a trustee. The Security Deposit shall be the
property of Landlord, but shall be paid to Tenant when Tenant’s obligations under this Lease have been completely fulfilled. If Tenant and all assignees of Tenant’s interest hereunder fully perform every provision of this Lease to be
performed by Tenant and return the Premises to Landlord upon the expiration or earlier termination of this Lease, Landlord shall pay to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) any balance of
the Security Deposit then held by Landlord (including accrued interest, if any) within 60 days after the expiration or earlier termination of this Lease. 
  
 7. Use. The Premises shall be used solely for the Permitted Use set forth in the Basic Lease Provisions and for lawful purposes incidental
thereto, all in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises, and the use and occupancy thereof (collectively,
“Legal Requirements”). Tenant, within 5 days’ after Notice from Landlord, shall cause to be discontinued any use of the Premises that is declared by any governmental authority haying jurisdiction to be a violation of any Legal
Requirement. Provided that Tenant has prior knowledge of the then current terms of Landlord’s insurance coverage with respect to the Project, (i) Tenant will not use or permit the Premises to be used for any purpose or in any manner that would
void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler or other credits, and Tenant, within 5 days’ after Notice from Landlord, shall cause to be discontinued any such use, and
(ii) Tenant shall reimburse Landlord promptly upon demand for any additional premium charged for any insurance policy maintained by Landlord as a result of Tenant’s failure to comply with the provisions of this Section. Tenant will use the
Premises in a careful, safe and proper manner and will not commit waste, overload the floor or structure of the Premises, subject the Premises to uses that would damage the Premises or obstruct or interfere with the rights of Landlord or other
guests, invitees, licensees, or other authorized users of the Project, including conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises, or using or allowing the Premises to be used for any unlawful
purpose. Tenant shall cause any office equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations therefrom from extending into Common Areas or other space in the 

  

			
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Project Tenant shall not place any equipment weighing 500 pounds or more in or upon the Premises or transport or move such items through the Common Areas of
the Project or in the Project elevators without the prior written consent of Landlord. Except as may be provided under the Work Letter, Tenant, without the prior written consent of Landlord, shall not use the Premises in any manner that will require
ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the Premises and as usually furnished for the Permitted Use. 
  
 Tenant, at its sole expense, shall make any alterations or modifications, to
the interior or the exterior of the Premises or the Project, that are required by Legal Requirements (including, without limitation, compliance of the Premises with the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq.
(together with regulations promulgated pursuant thereto, “ADA”)) related to Tenants use or occupancy of the Premises, provided that the foregoing obligation shall not apply to the extent any non-compliance with Legal Requirements is
due to a Construction Defect. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all
reasonable expenses incurred in investigating or resisting the same (including, without limitation, Legal Fees) (collectively, “Claims”) arising out of or in connection with Legal Requirements and Tenant shall indemnify, defend,
hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any failure of the Premises to comply with any Legal Requirement, except to the extent and only to the extent, a Claim is attributable to a
Construction Defect or to the gross negligence or willful misconduct of Landlord. 
  
 8. Holding Over. If, with Landlord’s express written consent, Tenant retains possession of the Premises after the expiration or earlier termination of this Lease, such possession, unless otherwise agreed
in writing, shall be subject to immediate termination by Landlord at any time, and all of the other terms and provisions of this Lease (including, without limitation, the adjustment of Rent pursuant to Section 4 hereof but excluding any
expansion or renewal option or other similar right or option) shall remain in full force and effect during such holdover period, and in such case Tenant shall continue to pay Rent in the amount payable upon the date of the expiration or earlier
termination of this Lease or such other amount as Landlord may indicate, in Landlord’s sole and absolute discretion, in such written consent. All other payments shall continue under the terms of this Lease. If Tenant remains in possession of
the Premises after the expiration or earlier termination of this Lease without the express written consent of Landlord, Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150.00%
of the Rent in effect during the last 30 days prior to the expiration or earlier termination of this Lease. In addition, Tenant shall be responsible for all damages suffered by Landlord resulting from or occasioned by Tenants holding over. No
holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section shall not be construed as consent for Tenant to retain possession of the Premises.
Acceptance by Landlord of Rent after the expiration or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease. 
  
 9. Taxes. Tenant shall pay all taxes, levies, assessments and governmental charges of any kind (collectively referred to as
“Taxes”) imposed by any federal, state, regional, municipal, local, or other governmental authority or agency, including, without limitation, quasi- public agencies (collectively, “Governmental Authority”) in
connection with the Project and accruing during the Term and any Term Extension, including, without limitation, all Taxes: (i) imposed on or measured by or based, in whole or in part, on rent payable to Landlord under 

  

			
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this Lease and/or from the rental by Landlord of the Project, (ii) based on the square footage, assessed value or other measure or evaluation of any kind of
the Premises or the Project, (iii) assessed or imposed by or on the operation or maintenance of the Premises or the Project (including parking), (iv) assessed or imposed by, or at the direction of, or resulting from statutes or regulations, or
interpretations thereof, promulgated by, any Governmental Authority, (v) assessed or imposed by reason of the subsequent occurrence of certain specified events (including, but not limited to, the construction of additional improvements within the
Project), or (vi) imposed as a license or other fee on Landlord’s business of leasing space in the Project. Landlord shall cause all Taxes to be billed directly to Tenant by the Governmental Authority, and Landlord shall promptly forward to
Tenant any bills for Taxes that Landlord nevertheless may receive. All payments of Taxes shall be made at least 10 business days prior to delinquency, and Tenant shall promptly furnish Landlord with satisfactory evidence that all Taxes have been so
paid; provided, however, that Tenant shall not be responsible for evidence of timely payment or for any penalties, surcharges, or similar charges imposed upon delinquency if the delinquency is due solely to any failure by Landlord to
forward promptly to Tenant any bills for Taxes that Landlord may receive. If any Taxes cover any period of time beginning before the Commencement Date or ending after the expiration or earlier termination of this Lease, Tenant’s responsibility
for such Taxes shall be prorated to cover only that portion of such Taxes applicable to the period that the Lease is in effect, and Landlord shall promptly reimburse Tenant for any overpayment (provided that all Taxes that become due and payable
while construction is being performed shall still be included in and a part of Base Construction Costs). Tenant may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens securing Taxes. Taxes shall not
include any of the following (except to the extent any of the following are in substitution for any Taxes payable hereunder): (x) any net income taxes that may be imposed on Landlord, or (y) any revenue taxes that may be imposed on any sale of
Landlord’s interest in the Project. Tenant also shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord
or Tenant If Tenant fails to pay any Taxes, Landlord shall have the right (but not the obligation) to pay the same, and any amount actually so paid by Landlord shall be payable to Landlord on demand as Additional Rent or includable by Landlord as an
Operating Expense. 
  
 10. Parking. At no additional cost
to Tenant, Tenant shall have a license to use at least 33 parking spaces at the Site. Such license shall be effective during the Term and any Term Extension, shall be revocable by Landlord upon the expiration or earlier termination of this Lease,
and shall be limited by and subject to any changes mandated by Legal Requirements (including zoning restrictions) that may be enacted or first effective after the Effective Date and to any changes in the design of the Premises requested or approved
by Tenant and made after the Effective Date. 
  
 11. Utilities;
Services. Subject to the terms of this Section, Landlord shall cause to be provided to the Project and the Premises, water, electricity, gas, light, power, telephone, sewer, and other utilities (including fire sprinklers) (collectively,
“Utilities”). Tenant shall arrange for refuse and trash collection and janitorial services provided to the Premises. Landlord shall cause all Utilities to be charged directly to Tenant by the provider. Tenant shall pay directly to
the Utility provider, prior to delinquency, all charges for Utilities used on the Premises during the Term and any Term Extension, all maintenance charges for Utilities, and any storm sewer charges or other similar charges for Utilities imposed by
any Governmental Authority or Utility provider, and any taxes, penalties, surcharges, or similar charges thereon. If Tenant fails to pay any Utilities in the manner required hereunder, Landlord shall have the right (but not the obligation) to pay
the same, and the amount thereof shall be payable to Landlord on 

  

			
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demand as Additional Rent or includable by Landlord as an Operating Expense. No interruption or failure of Utilities, from any cause whatsoever other than
Landlord’s willful misconduct, shall result in eviction or constructive eviction of Tenant, termination of this Lease or the abatement of Rent. 
  
 12. Alterations and Trade Fixtures. Any alterations, additions, or improvements made to the Premises (“Alterations”) by or on
behalf of Tenant, including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal, or realignment of furniture systems (other than removal of furniture systems owned or paid
for by Landlord) not involving any modifications to the structure or connections (other then by ordinary plugs or jacks) to “Building Systems” (as defined in Section 13 below) shall be subject to Landlord’s prior written
consent, which consent (i) will not be unreasonably withheld or delayed with respect to non-structural Alterations to the interior of the Premises that do not involve any Building Systems or puncturing, relocating, or removing the roof or any
existing load-bearing walls (“Non-Structural Alterations”), and (ii) may be withheld, in Landlord’s sole and absolute discretion, with respect to all other Alterations. Notwithstanding the foregoing, Landlord’s prior
consent will not be required with respect to Non-Structural Alterations if the cost of each such Non-Structural Alteration does not exceed $5,000.00 (“Permitted Non-Structural Alterations”), the aggregate cost of all
such Permitted Non-Structural Alterations does not exceed $25,000.00 in any consecutive 12 month period, and Tenant provides Landlord with Notice of each such Permitted Non-Structural Alteration, accompanied by any plans, specifications, bid
proposals, work contracts, or other information concerning the nature and cost of each such Permitted Non-Structural Alteration that Tenant may have in its possession or control, including the identities and mailing addresses of all persons
performing work or supplying materials (collectively, “Alterations Information”). If Landlord approves any Alterations, Landlord may impose such conditions on tenant in connection with the commencement, performance, and completion
of such Alterations as Landlord may deem appropriate (in Landlord’s reasonable discretion, with respect to Non-Structural Alterations, and in Landlord’s sole and absolute discretion, with respect to all other Alterations). Any request for
approval shall be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by such Alterations Information as may be reasonably requested by Landlord. Landlord’s right to review plans and
specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that such plans and specifications or construction comply with applicable Legal Requirements. Tenant, at its sole cost and
expense, shall cause all Alterations to comply; with insurance requirements known to Tenant and Legal Requirements and shall implement any alteration or modification required by Legal Requirements as a result of any Alterations. Except as to
Permitted Non-Structural Alterations, Tenant shall pay to Landlord, on demand as Additional Rent, an amount equal to 5.00% of all charges incurred by Tenant or its contractors or agents in connection with any Alterations to cover Landlord’s
overhead and expenses for plan review, coordination, scheduling, and supervision. Tenant will give Landlord Notice at least 5 days (or any longer period that may be required under the Ground Lease) before beginning any Alterations so that Landlord
may post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant, at its sole cost and expense, shall correct any faulty work or inadequate cleanup done by Tenant or its contractors within 5 business days after
Notice of the same from Landlord. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any reasonable and necessary expenses incurred by Landlord by reason of such faulty work or inadequate cleanup or by reason of
delays caused by the same. 
  
 Tenant shall furnish security or
make other arrangements satisfactory to Landlord to assure payment for the completion of all work free and clear of “Liens” (as defined in Section 15 

  

			
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below), and shall provide certificates of insurance for workers compensation and other coverage in amounts and from an insurance company satisfactory to
Landlord protecting Landlord against liability for personal injury or property damage during construction (copies of such certificates will suffice, so long as the original certificates are forwarded to Landlord within 2 business days thereafter).
Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii)
as-built plans for any such Alteration. 
  
 Other than the items,
if any, listed on Exhibit H and any items agreed by Landlord in writing to be included on Exhibit H in the future (“Tenant’s Property”), all Alterations, all “Tenant Improvements” (as defined in
the Work Letter), and all other equipment, fixtures, trade fixtures, machinery, built-in furniture and cabinets, and other additions and improvements attached to or built into the Premises, including, without limitation, fume hoods that penetrate
the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems,
and any power generator and transfer switch (collectively, “Installations”), shall be and shall remain the property of Landlord during the Term and any Term Extension and following the expiration or earlier termination of this
Lease, shall not be removed by Tenant at any time during the Term or any Term Extension, and, subject to the provisions of Section 42 below, shall remain upon and be surrendered with the Premises as a part thereof following the expiration or
earlier termination of this Lease; provided, however, that Landlord, at the time its approval of any Installation is requested, may elect to cause Tenant to remove such Installation upon the expiration or earlier termination of this
Lease. If Landlord so elects, Tenant shall remove such Installation upon the expiration or earlier termination of this Lease and restore any damage caused by or occasioned as a result of such removal. During any such restoration period, Tenant shall
pay Rent to Landlord as provided herein as if Tenant otherwise occupied said space. Landlord and Tenant hereby acknowledge and agree that the list of Tenant’s Property attached hereto as Exhibit H is intentionally over-inclusive and
includes items that will be used, located, placed, and/or stored in the Office / Lab. Tenant shall be solely responsible for keeping records regarding the actual location of each particular item of Tenant’s Property. For purposes of this Lease,
if, at any time, any particular item of Tenant’s Property is not within the Premises, such item shall be presumed to be within the Office / Lab. 
  
 13. Tenant’s Repairs. During the Term and any Term Extension, Tenant shall keep all components of the Premises and the Project in good order,
condition, and repair (to the extent the need for such repairs occurs as a result of Tenants use of the portion of the Premises or Project requiring repairs), reasonable wear and tear and Construction Defects excluded, including, but not limited to,
all equipment or facilities, such as plumbing, heating, ventilation, and air-conditioning (“HVAC”), electrical and lighting facilities, boilers, pressure vessels, fire protection systems, fixtures, exterior and interior walls,
foundations, ceilings, roofs, floors, windows, doors, plate glass, landscaping and irrigation systems, driveways and parking areas, fences, retaining walls, signs, and sidewalks (“Building Systems”). Tenant’s obligations shall
include restorations, replacements, or renewals when necessary. During the Term and any Term Extension, Tenant also shall keep the exterior appearance of the Greenhouse in a condition consistent with the exterior appearance of other substantially
similar facilities of comparable age and size (“Similar Facilities”) located within the area commonly known as the “1-40/RTP sub-market’ (the “Sub-Market”), including, when necessary, the exterior sealing,
resealing, or repainting of the Greenhouse. Tenant, in keeping the Premises and the Project in good order, condition, and repair, shall exercise and perform good maintenance practices, 

  

			
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specifically including the procurement and maintenance of service contracts, with copies to Landlord, in customary form and substance for, and with
contractors specializing and experienced in the maintenance of, the following Building Systems (the “Service Contracts”): (i) HVAC, (ii) boilers and pressure vessels, (iii) fire protection systems, (iv) landscaping and irrigation
systems, (v) roof covering and drains, (vi) driveways and parking areas, (vii) basic Utilities feeds to the perimeter of the Greenhouse, and (viii) any other Building Systems reasonably required by Landlord. Tenant’s obligations under this
Section shall be at Tenant’s sole cost and expense. If Tenant fails to repair or maintain any portion of the Premises or the Project as required under this Section within 15 days after Landlord gives Tenant written demand to so repair or
maintain, Landlord may perform such work and the reasonable and necessary cost thereof shall be payable to Landlord on demand as Additional Rent or includable by Landlord as an Operating Expense. 
  
 Notwithstanding the foregoing, if any “Major Repair” (as
hereinafter defined) is required, Landlord shall be responsible for completing a “Restoration” (as hereinafter defined). As used herein, the term “Major Repair” shall mean the following: (a) during the final 12
months of the Term or any Term Extension (provided that Tenant has elected not to exercise any then available Extension Right or no Extension Right is then available) (the “Final 12 Months”), any repair to any Building System other
than a “Tenant Specific Building System” (as hereinafter defined) that will cost more than 60.00% of the cost of replacing such Building System; and (b) at all other times, any repair to any Building System that will cost more than
50.00% of the cost of replacing such Building System. As used herein, the term “Tenant Specific Building System” shall mean any Building System that is necessary only because of Tenant’s specific use of the Premises or the
conduct of Tenant’s specific business operations on the Premises. As used herein, the term “Restoration” shall mean the following: (x) during the Final 12 Months, repairing or replacing the Building System in question,
at Landlord’s sole option; and (y) at all other times, replacing the Building System in question. The cost of any Restoration shall be includable by Landlord as an Operating Expense, provided that the cost of any Restoration that involves
replacing the Building System in question shall be deemed a capital improvement and amortized over the useful life of the improvement (not to exceed 7 years). Under all circumstances, Landlord shall have no obligation with respect to any Building
System to the extent any repair of such Building System becomes necessary because of Tenant’s failure to exercise and perform adequate maintenance as required hereunder. 
  
 Notwithstanding the foregoing, substantial repairs to the Premises or the Project required as the result of fire,
earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18. 
  
 14. Landlord’s Repairs. It is intended by Landlord and Tenant that Landlord shall have no obligation, in any manner whatsoever, to repair or
maintain the Premises or the Project (including, without limitation, the Building Systems), except to the extent, and only to the extent, of any repairs that are necessary solely because of Construction Defects, Landlord’s gross negligence or
willful misconduct, the elements, or the age of the Premises or the Project. It is also intended by Landlord and Tenant that the terms of this Lease shall govern their respective obligations regarding repair and maintenance of the Premises and the
Project and Tenant expressly waives the benefit of any state or local law now or hereafter in effect to the extent any such law is inconsistent with the terms of this Lease. Notwithstanding the foregoing, Landlord shall not be in default in its
obligations under this Section if: 
  
 (a) with
respect to Construction Defects that Landlord reasonably determines, in good faith, involve or may involve structural components of the Premises or pose 

  

			
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or may pose a significant risk of personal injury or substantial property damage (“Serious Construction Defects”), the applicable
contractor, despite Landlord’s reasonable efforts, fails to remedy such Construction Defect within 30 days after Tenant gives Landlord Notice of such Construction Defect, but Landlord, within 30 days thereafter, commences and diligently and
continuously prosecutes such remedial action to completion, at Landlord’s sole cost and expense; 
  
 (b) with respect to Construction Defects that Landlord reasonably determines, in good faith, are not Serious Construction Defects or
involve Tenant’s Property, the applicable contractor, despite Landlord’s reasonable efforts, fails to remedy such Construction Defect within 30 days after Tenant gives Landlord Notice of such Construction Defect, in which case Landlord
shall have no further obligation with respect to such Construction Defect other than to cooperate, at no cost to Landlord, with Tenant should Tenant elect to pursue a claim against such contractor, provided that Tenant indemnifies and holds Landlord
harmless from and against any liability, loss, cost, damage, or expense that may arise because Tenant’s claim is denied or is determined to be baseless, erroneous, faulty, groundless, improper, inappropriate, unfounded, or otherwise unjustified
or unwarranted; or 
  
 (c) with respect to any
part of the Premises or the Project, any action by Tenant has directly resulted in the invalidation of any otherwise enforceable warranty or bond that would cover the cost of remedying such Construction Defect 
  
 Any determination made by Landlord pursuant to paragraph (a) or (b) above shall be deemed
reasonable and in good faith if based on advice received by Landlord from an independent and duly licensed design or construction consultant (a “Defect Consultant”). Tenant may ask a Defect Consultant to provide written confirmation
of the advice given Landlord in connection with a determination by Landlord that a specific Construction Defect is not a Serious Construction Defect if, and only if, (i) Tenant gives Landlord Notice of such desire within 3 business days after
receiving Notice of Landlord’s determination, and (ii) Tenant is solely responsible for any fee, cost, charge, or other assessment imposed by the Defect Consultant for providing such written confirmation; provided, however, that
Tenant understands and agrees that Landlord’s waiver of the potential conflict of interest facing the Defect Consultant shall be strictly limited to the advice, and only the advice, given Landlord in the specific instance in question and shall
not apply, under any circumstances, to any other advice or matters that may be the subject of the services provided to Landlord by the Defect Consultant 
  
 15. Liens. Tenant, at Tenant’s sole cost and expense, shall pay for all work performed for, materials furnished to, or obligations incurred by
Tenant in connection with the Premises or the Project, and shall keep the Premises and the Project free from, and shall discharge, by bond or otherwise, any mechanic’s or materialmen’s lien or claim of lien filed against the Premises or
the Project for work claimed to have been done for, materials claimed to have been furnished to, or obligations claimed to have been incurred by, Tenant in connection with the Premises or the Project (generally, “Liens”). Tenant
shall discharge any such Lien within 10 days after Tenant receives notice of such Lien. With respect to any Alterations for which the estimated cost exceeds $15,000.00, Landlord may require Tenant, at Tenant’s sole cost and expense, to provide
a lien and completion bond in an amount equal to 150.00% of such estimated cost, insuring Landlord against any liability for any Liens that may arise from such Alterations. Should Tenant fail to discharge any Lien in the manner and at the time
provided herein, Landlord shall have the right, but not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the Lien as a claim against title to the Project and the cost thereof shall be immediately due from
Tenant as Additional Rent. If Tenant 

  

			
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shall lease or finance the acquisition of office equipment, furnishings, or other personal property of a removable nature used by Tenant in the operation of
Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing Statement executed by Tenant will on its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant
located within the Premises. In no event shall the address of the Project be furnished on the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant.

  
 16. Indemnification. 
  
 (a) Tenant hereby indemnifies and agrees to defend, save,
and hold Landlord harmless from and against any and all Claims for injury or death to persons or damage to property occurring within or about the Premises or the Project, arising directly or indirectly out of Tenant’s use or occupancy of the
Premises or the Project or a breach or default by Tenant in the performance of any of its obligations hereunder, except to the extent caused by the gross negligence or willful misconduct of Landlord. 
  
 (b) Landlord hereby indemnifies and agrees to defend, save,
and hold Tenant harmless from and against any and all Claims for injury or death to persons or damage to property occurring within or about the Premises or the Project, to the extent, and only to the extent, caused by the gross negligence or willful
misconduct of Landlord. Under no circumstances, however, shall Landlord be liable to Tenant for, and Tenant assumes all risk of, damage to personal property (including, without limitation, loss of records kept within the Premises). Further, Tenant
waives any and all Claims for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records). Finally, Landlord shall not be liable for any
damages arising from any act, omission, or neglect of any guests, invitees, licensees, and other authorized users of the Project or of any other third party. 
  
 17. Insurance. Landlord shall maintain all insurance against any peril generally included within the classification “Fire and Extended
Coverage”, sprinkler damage (if applicable), vandalism and malicious mischief covering the full replacement cost of the Project, as the same shall exist from time to time, or the amount required by Ground Lessor or any lender of Landlord
holding a security interest in Landlord’s interest in the Project, but in no event more than the commercially reasonable and available insurable value thereof. Landlord also may maintain, but is not obligated to maintain, such other insurance
and additional coverages as Landlord may deem necessary, including, but not limited to, comprehensive public liability, flood, environmental hazard, earthquake, loss or failure of building equipment, and rental loss during periods of repair or
rebuilding. The Project may be included in a blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurer’s cost calculations). Tenant hereby acknowledges that Tenant
has been provided with a written summary of the insurance coverage that Landlord will be maintaining with respect to the Project as of the Commencement Date; Landlord will be responsible for notifying Tenant of any material changes in such insurance
coverage made after the Commencement Date. 
  
 Tenant, at its sole
expense, shall maintain during the Term and any Term Extension: all risk property insurance covering tine full replacement cost of all property and improvements installed or placed in the Premises by Tenant; worker’s compensation insurance with
no less than the minimum limits required by law; employees liability insurance with such limits as required by law; and comprehensive public liability insurance, with a minimum limit of not less 

  

			
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than $2,000,000 per occurrence for death or bodily injury and not less than $1,000,000 for property damage with respect to the Premises. Landlord may from
time to time require reasonable increases in any such limits. The comprehensive public liability insurance policies shall name Landlord, its officers, directors, employees, managers, agents, invitees and contractors (collectively, “Related
Parties”), as additional insureds; insure on an occurrence and not a claims-made basis; be issued by insurance companies that have a rating of not less than policyholder rating of A and financial category rating of at least Class XII in
“Best’s Insurance Guide”; shall not be cancelable unless 30 days prior written notice shall have been given to Landlord from the insurer, contain a hostile fire endorsement and a contractual liability endorsement; and provide primary
coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). Such policies or certificates thereof shall be delivered to Landlord by Tenant upon commencement of the
Term and upon each renewal of said insurance (upon renewal, copies of such policies or certificates will suffice, so long as the original policies or certificates are forwarded to Landlord within 2 business days thereafter). Tenant’s policy may
be a “blanket policy” which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 20 days prior to the expiration of such policies, furnish Landlord with
renewals or binders. Tenant agrees that if Tenant does not maintain such insurance, Landlord shall have the right (but not the obligation) to procure said insurance on Tenant’s behalf. 
  
 In each instance where insurance is to name Landlord as an additional
insured, Tenant, upon Landlord’s written request, shall furnish certificates so evidencing Landlord as additional insured to: (i) Ground Lessor, (ii) any lender of Landlord holding a security interest in any portion of the Project, and/or (iii)
any management company retained by Landlord to manage the Project. Further, Tenant agrees that Landlord may require insurance policy limits to be raised to conform to the requirements of Ground Lessor and/or Landlord’s lender. 
  
 The property insurance obtained by Landlord and Tenant shall include a waiver
of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective Related Parties, in connection with any toss or damage thereby insured against. Neither party nor its
respective Related Parties shall be liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained hereunder, and each party waives any claims against the other party, and its respective
Related Parties for such loss or damage. The failure of a party to insure its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant hereby waives all claims against such parties for,
business interruption and losses occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever. If the foregoing waivers shall
contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the others insurer. 
  
 The cost of any insurance procured and/or maintained by Landlord pursuant to this Section shall be included as an Operating
Expense. 
  
 Notwithstanding any provision of this Section,
Landlord shall insure, and shall bear all risk of loss with respect to, the Premises and the Project at all times prior to the Commencement Date, with the exception of any acts or omissions by Tenant or its agents or contractors. 
  

			
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 18. Restoration. If at any time during the Term or any Term Extension the Project or the Premises are
damaged by a fire or other insured casualty, Landlord shall notify Tenant within 45 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take to restore the Project or the Premises, as applicable. If the
restoration time is estimated to exceed 6 months, either party, by giving Notice to the other party, may elect to terminate this Lease as of the date that is 75 days after the date of discovery of such damage. Unless either party elects to terminate
this Lease, Landlord, subject to receipt of sufficient insurance proceeds, shall promptly restore the Premises (excluding any Alterations installed by Tenant and any other improvements installed by Landlord and paid for by Tenant after Substantial
Completion of the original Premises), subject to delays arising from the collection of insurance proceeds, from Force Majeure events, or as needed to obtain any license, clearance, or other authorization of any kind required to enter into and
restore the Premises issued by any Governmental Authority having jurisdiction over the use, storage, release or removal of Hazardous Materials in, on, or about the Premises (collectively referred to herein as “Hazardous Materials
Clearances”); provided, however, that if such repair or restoration of the Premises is not Substantially Complete within 9 months after the date of discovery of the damage (to be extended by 1 day for each day that the
restoration time is estimated to exceed 6 months, provided that neither party elected to terminate this Lease based on such estimate), either party, by giving Notice to the other party, may elect not to proceed with such repair and restoration, in
which event Landlord shall be relieved of its obligations to make such repairs or restoration and this Lease shall terminate effective as of the date of such election. 
  
 Tenant, at its expense, shall promptly perform, subject to delays arising from the collection of insurance proceeds, from
Force Majeure events or to obtain Hazardous Material Clearances, all repairs or restoration not required to be done by Landlord and, as soon as reasonably practicable, shall re-enter the Premises and commence doing business in accordance with this
Lease. Notwithstanding the foregoing, Landlord may terminate this Lease if the Premises are damaged during the last 18 months of the Term or of any Term Extension and Landlord reasonably estimates that it will take more than 60 days to repair such
damage, or if insurance proceeds are not available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances are obtained until the Premises are repaired and restored, in the proportion that the area of the
Premises that is not usable by Tenant, if any, bears to the total area of the Premises, unless Landlord provides Tenant with other space during the period of repair that is suitable, in Tenant’s reasonable discretion, for the temporary conduct
of Tenant’s business. Such abatement shall be Tenant’s sole and exclusive remedy at law, in equity, or otherwise, and except as provided herein, Tenant waives any right to terminate the Lease by reason of damage or casualty loss.

  
 The provisions of this Lease, including this Section,
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, or any other portion of the Project, and any statute or regulation that is now or may hereafter be
in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing this Section sets forth their entire understanding and
agreement with respect to such matters. 
  
 19.
Condemnation. If any part of the Premises or the Project is taken for any public or quasi-public use under any governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a
“Taking” or “Taken”), and the Taking would, in Tenant’s judgment prevent or materially interfere with Tenant’s use of the Premises for the Permitted Use or, in Landlord’s judgment, materially
interfere with or impair Landlord’s 

  

			
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ownership or operation of the Project, then upon Notice by either party to the other party this Lease shall terminate and Rent shall be apportioned as of
said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially reasonable under the circumstances to their condition
prior to such partial taking and the Rent payable hereunder during the unexpired portion of the Term or any Term Extension shall be reduced to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be
entitled to receive the entire price or award from any such Taking without any payment to Tenant and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not
diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s Trade Fixtures,
if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project 
  
 20. Events of Default. Each of the following events shall be a
default (“Default”) by Tenant under this Lease: 
  
 (a) Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder when due; provided, however, that Landlord will give Tenant Notice and an opportunity
to cure any failure to pay Rent within 3 days of any such Notice not more than once in any 12 month period and Tenant agrees that such Notice shall be in lieu of and not in addition to any notice required by law. 
  
 (b) Insurance. (i) Any insurance required to
be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and (ii) Tenant shall fail to obtain
replacement insurance at least 20 days before the expiration of the current coverage. 
  
 (c) Abandonment. Tenant shall abandon the Premises. 
  
 (d) Improper Transfer. Tenant shall assign, sublease or otherwise transfer or attempt to
transfer all or any portion of Tenant’s interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such action is not
released within 90 days of the action. 
  
 (e)
Liens. Tenant shall fail to satisfy its obligations under Section 15. 
  
 (f) Insolvency Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall: (i) make a general
assignment for the benefit of creditors; (ii) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it bankrupt or insolvent, or seeking reorganization, arrangement,
adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a
“Proceeding for Relief”); (iii) become the subject of any Proceeding for Relief that is not dismissed within 90 days of its filing or entry; or (iv) die or suffer a legal disability (if Tenant guarantor, or surety is an individual)
or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 
  

			
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 (g) Estoppel Certificate or Subordination Agreement. Tenant fails to execute
any document required from Tenant under Sections 23, 27, or 38 within 10 days after a second Notice requesting such document. 
  
 (h) Office / Lab Lease. Tenant is in breach of, in default under, or otherwise has failed to comply with the agreements, terms,
covenants and conditions to be performed by Tenant in connection with the Office / Lab Lease, after any applicable notice and cure periods. 
  
 (i) [Intentionally Omitted] 
  
 (j) Other Defaults. Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this
Section, and except as otherwise expressly provided herein, such failure shall continue for a period of 30 days after Notice thereof from Landlord to Tenant. 
  
 Any Notice given under Section 20(g) or (j) hereof, shall: (i) specify the alleged default, (ii) demand that Tenant cure such default, (iii)
be in lieu of, and not in addition to, or be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such Notice;
provided, however, that if the nature of Tenant’s default is such that it cannot be cured by the payment of money and reasonably requires more than 30 days to cure, then Tenant shall not be deemed to be in default if Tenant
commences such cure within said 30-day period and thereafter diligently prosecutes the same to completion; provided further, however, that such cure shall be completed no later than 60 days from the date of Landlord’s Notice.

  
 21. Landlord’s Remedies. 
  
 (a) Payment By Landlord; Interest. Upon a Default by
Tenant hereunder, Landlord, without waiving or releasing any obligation of Tenant hereunder, may make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or
incurred, at the annual rate equal to 12.00% per annum or the highest rate permitted by law, whichever is less (the “Default Rate”), shall be payable to Landlord on demand as Additional Rent. Nothing herein shall be construed to
create or impose a duty on Landlord to mitigate any damages resulting from Tenant’s Default hereunder. 
  
 (b) Late Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due under this Lease will cause Landlord to incur
costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges that may be imposed on
Landlord under any “Mortgage” (as defined in Section 27 below) covering the Premises. Therefore, if Landlord does not receive any installment of Rent due from Tenant within 5 days after the date such payment is due, Tenant
shall pay to Landlord an additional sum of 6.00% of the overdue Rent as a late charge. In addition to the late charge, Rent not paid when due shall bear interest at the Default Rate from the 5th day after the date due until paid. Provided there is no other Default by Tenant hereunder, the foregoing late charge and interest at the Default Rate will not
be payable until the 2nd late payment of Rent in any 12 month period. Tenant agrees that the foregoing late charge
and interest at the Default Rate represent a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. Tenant also acknowledges that Landlord is entitled to use reasonable methods to deter delinquent payments
by Tenant and agrees that, under the circumstances in existence as of the 

  

			
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date of this Lease, the foregoing late charge and interest at the Default Rate are reasonable, as evidenced by the fact that, among other things, (i)
Landlord and Tenant have comparatively equal bargaining power, (ii) this Lease is not a pre-printed form document, and (iii) Tenant’s principals are well experienced in leasing properties, were represented by counsel in the negotiation and
documentation of this Lease, and bargained at arms length and without duress for all of the terms and conditions of this Lease, including this provision. 
  
 (c) Remedies. Upon the occurrence of a Default, Landlord, at its option, without further Notice to or demand on Tenant, shall have
the option, in addition to all other rights and remedies provided in this Lease, at law or in equity, 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. 
  
 (i) Terminate this Lease, or at
Landlord’s option, Tenant’s right to possession only, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, in accordance with applicable law and without prejudice to any
other remedy that 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; 
  
 (ii) Upon any termination of this Lease, whether pursuant to the foregoing Section 21(c)(i) or otherwise, Landlord may recover from Tenant the following: 
  
 (A) The worth at the time of award of any unpaid rent which has been earned at the time of such
termination; plus 
  
 (B) The worth at the time
of award of the amount by which the unpaid rent that would have 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 
  
 (C) The worth at the time of award of the amount by which
the unpaid rent for the balance of the Term or Term Extension (as the case may be) after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
  
 (D) 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, brokerage
commissions and advertising expenses incurred and the 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 
  
 (E) At Landlord’s election, such other amounts in
addition to or in lieu of the foregoing as may be permitted from time to time by applicable law. 
  
 The term “rent” as used in this Section 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 21(c)(ii)(A) and (B), above, the “worth at the time of award” shall be computed by allowing interest at the Default Rate. As used in Section 21(c)(ii)(C) 

  

			
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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 1.00%. 
  
 (iii) Landlord may continue this Lease in effect after Tenant’s Default and recover rent as it becomes due. Accordingly, if Landlord does not elect to terminate this Lease following a Default by Tenant, Landlord may, from time to time,
without terminating this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes due. 
  
 (iv) Whether or not Landlord elects to terminate this Lease following a Default by Tenant, 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 and absolute discretion, succeed to Tenant’s interest in such subleases,
licenses, concessions or arrangements. Upon 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. 
  
 (d) Effect of Exercise. Exercise by Landlord of any remedies hereunder or otherwise available shall not be deemed to be an
acceptance of surrender of the Premises and/or a termination of this Lease by Landlord, it being understood that such surrender and/or termination can be effected only by the express written agreement of Landlord and Tenant. Any law, usage, or
custom to the contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease
strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same and shall not be deemed a waiver of
Landlord’s right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of Rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and
no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to
re-enter, re-take or otherwise obtain possession of the premises as provided in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant shall be dispossessed by a judgment or by warrant of
any court or judge. Any reletting of the Premises or any portion thereof shall be on such terms and conditions as Landlord in its sole and absolute discretion may determine. Landlord shall not be liable, nor shall Tenant’s obligations hereunder
be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting or otherwise to mitigate any damages arising by reason of Tenant’s Default. 
  
 22. Assignment and Subletting. 
  
 (a) General Prohibition. Without Landlord’s
prior written consent, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or
license within the Premises and any attempt to do any of the foregoing shall be void and of no effect. For purposes of this Section, a transfer of ownership interests controlling Tenant shall be deemed an assignment of this Lease unless such
ownership interests are publicly traded. 
  

			
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 (b) Permitted Transfers. If Tenant desires to assign, sublease, hypothecate or
otherwise transfer this Lease or sublet the Premises (generally, a “Transfer”), then at least 15 business days, but not more than 30 business days, before the date Tenant desires the Transfer to be effective (the “Assignment
Date”), Tenant shall give Landlord a Notice (the “Assignment Notice”) containing such information about the proposed transferee, including the proposed use of the Premises and any Hazardous Materials proposed to be used or
stored in the Premises, the Assignment Date, any relationship between Tenant and the proposed transferee, and all material terms and conditions of the proposed Transfer, and such other information as Landlord may deem reasonably necessary or
appropriate to its consideration whether to grant its consent. Landlord may, by giving Notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant or refuse such consent, in its sole and absolute discretion, with
respect to any Transfer other than a straightforward sublease of not more than 3,000 square feet of the Premises (a “Minor Sublease”), or grant or refuse such consent, in its reasonable discretion, with respect to such a Minor
Sublease, or (ii) terminate this Lease with respect to the space described in the Assignment Notice, as of the Assignment Date (an “Assignment Termination”). If Landlord elects an Assignment Termination, Tenant shall have the right
to withdraw its Assignment Notice by Notice to Landlord of such election within 5 days after Landlord’s Notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall continue in full force
and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord to
exercise any such option to terminate this Lease shall be deemed to be Landlord’s consent to the proposed Transfer. Tenant shall reimburse Landlord for all reasonable out-of-pocket expenses, up to a maximum of $1,000.00, incurred by Landlord in
connection with its consideration of any Assignment Notice. 
  
 (c) Additional Conditions. As a condition to any such Transfer, Landlord may require: 
  
 (i) that any transferee agree, in writing at the time of such Transfer, that if Landlord gives such third party notice that Tenant is in
default under this Lease, such third party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability except to credit such payment against those due under this
Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, in no event shall Landlord or its successors or assigns be obligated to
accept such attomment; and 
  
 (ii) A list of
Hazardous Materials, certified by the proposed transferee to be true and correct, which the proposed transferee intends to use or store in the Premises together with the “Documents” (as defined in Section 30(b) below) with
respect to such proposed transferee. 
  
 (d)
No Release of Tenant. Notwithstanding any Transfer, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of Rent and for
compliance with all of Tenant’s other obligations under this Lease. If the Rent due and payable by a transferee (or a combination of the rental payable under such Transfer plus any bonus or other consideration therefor or incident thereto)
exceeds the rental payable under this Lease, then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder all such excess rental and other excess consideration within 10 days following receipt thereof by Tenant. If Tenant
shall 

  

			
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sublet the Premises or any part thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this
Lease, all rent from any such subletting and Landlord, as assignee, or a receiver for Tenant appointed on Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under this Lease; except that, until the
occurrence of a Default, Tenant shall have the right to collect such rent. 
  
 (e) No Waiver. The consent by Landlord to a Transfer shall not relieve Tenant or any transferee from obtaining the consent of Landlord to any further Transfer nor shall it release Tenant or any transferee from
full and primary liability under the Lease. The acceptance of Rent hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the
provisions of this Lease or a consent to any Transfer. 
  
 23.
Estoppel Certificate. Tenant shall within 15 business days of Notice from Landlord, execute, acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit I with the blanks filled in, and on
any other form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified
is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, or specifying
such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of this Lease or the Premises as may be reasonably requested thereon. Any such statement may be relied upon by any prospective purchaser or
encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure to deliver such statement within such time shall, at the option of Landlord, constitute a Default under this Lease, and, in any event,
shall be conclusive upon Tenant that the Lease is in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 
  
 24. Quiet Enjoyment. If Tenant shall perform all of the covenants and
agreements herein required to be performed by Tenant, Tenant shall, at all times during the Term and any Term Extension, have peaceful and quiet enjoyment of the Premises and the Project against any person claiming by, through, or under Landlord.

  
 25. Prorations. All prorations required or permitted to
be made hereunder shall be made on the basis of a 360-day year and 30-day months. 
  
 26. Rules and Regulations. Tenant shall, at all times during the Term and any Term Extension, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering
the use of the Premises and the Project and delivered to Tenant at least 30 days prior to their effective date. The current rules and regulations are attached hereto as Exhibit G. If there is any conflict between said rules and regulations
and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any obligation to enforce any rules or regulations against, and shall have no liability for the breach of any rules or regulations by,
other tenants in the Project. If Landlord chooses to enforce any rules or regulations against other tenants in the Project, Landlord shall do so in a non-discriminatory manner. 
  
 27. Subordination. This Lease and Tenant’s interest and rights hereunder are and shall be subject and
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hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancings,
assignments and extensions thereof (collectively, a “Mortgage”), without the necessity of any further instrument or act on the part of Tenant; provided, however, that so long as there is no Default hereunder, Tenants
receipt of a fully executed instrument containing appropriate non-disturbance provisions assuring Tenants quiet enjoyment of the Premises as set forth in Section 24 hereof shall be a condition precedent to the subordination of Tenant’s
interest and rights hereunder and Tenant’s right to possession of the Premises shall not be disturbed by the holder of any such Mortgage (a “Holder”). Tenant agrees, at the electron of any Holder, to attorn to any such Holder.
Tenant agrees, upon demand, to execute, acknowledge and deliver a Subordination, Non-Disturbance and Attomment Agreement substantially in the form attached hereto as Exhibit J (the “Loan Subordination Agreement”) or such
other instruments, confirming such subordination and such instruments of attomment as shall be reasonably requested by any Holder, provided any such instruments contain the appropriate non-disturbance provisions described above. Notwithstanding the
foregoing, any Holder may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by written notice to Tenant and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective dates of
execution, delivery, or recording and in that event such Holder shall have the same rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery, and recording of such Mortgage and had been assigned to
such Holder. Landlord shall use commercially reasonable efforts to obtain an express agreement from the Holder of any Mortgage that the lien of such Mortgage does not apply or attach to any property that, by operation of the terms of this Lease, is
deemed to be Tenant’s separate property, whether or not such property is, has been, or will become affixed to the Premises. The term “Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security
assignments and any other encumbrances given for value, and any reference to the “Holder” of a mortgage shall be deemed to include the beneficiary under a deed of trust. 
  
 28. Surrender. Upon expiration or earlier termination of Tenant’s right of possession, Tenant, subject to the
provisions of Section 42 below and to the exercise of any remedies by Landlord, may remove Tenant’s Property and shall surrender the Premises to Landlord in substantially the same condition as received, broom clean, ordinary wear
and tear, approved Alterations, and casualty loss and condemnation covered by Sections 18 and 19 excepted, and shall return to Landlord all keys to offices and restrooms furnished to, or otherwise procured by, Tenant. If any such key
is lost Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost key or the cost of changing the lock or locks opened by such lost key. Any Trade Fixtures, Alterations, and property not so removed by Tenant
as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or
disposition of such property. All obligations of either party that have arisen and/or become binding hereunder but have not been fully satisfied as of the expiration or earlier termination of this Lease shall survive such expiration or earlier
termination, including without limitation, indemnity obligations, payment obligations (including Rent), obligations concerning the condition and repair of the Premises, and the obligation to obtain all required Hazardous Materials Clearances.
Without limiting the generality of the foregoing, the following provisions shall survive the expiration or earlier termination of this Lease: (a) the indemnity obligations contained in Sections 7, 12, 14(b), 16(a),
16(b), 30(a), 30(d), 35, and 38(b); (b) the payment obligations contained in Sections 3, 5, 6, 8, 9, 11, 15, 21(a), 21b), 22(d), and 42;
(c) the maintenance, repair, restoration, and/or demolition obligations contained in Sections 12, 13, 18, and 42; (d) the obligation to obtain 

  

			
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Hazardous Materials Clearances contained in Sections 18 and 42; and (e) the agreements contained in Sections 29, 36, and
44. 
  
 29. Waiver of Jury Trial. TENANT AND
LANDLORD EACH AGREE NOT TO ELECT A TRIAL BY JURY, AND WAIVE ANY RIGHT TO A TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE
OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. THIS WAIVER IS GIVEN KNOWINGLY AND VOLUNTARILY, AND IS INTENDED TO ENCOMPASS EACH INSTANCE AND EACH ISSUE AS TO WHICH
THE RIGHT TO TRIAL BY JURY OTHERWISE WOULD ACCRUE. TENANT AND LANDLORD EACH AGREE THAT THIS PROVISION CONSTITUTES A WRITTEN CONSENT TO WAIVER OF TRIAL BY JURY, AND EACH PARTY AUTHORIZES THE OTHER PARTY TO FILE A COPY OF THIS PROVISION, IN ANY
PROCEEDING, AS CONCLUSIVE EVIDENCE OF THIS CONSENT TO WAIVER. 
  
 30. Environmental Requirements. 
  
 (a) Prohibition/Compliance. Landlord has provided Tenant with copies of all environmental tests, reports, inspections, surveys, samples, studies, and other analyses of the Site and of the approximately 4.916 acres of land adjacent to
the Site (more fully described in Exhibit A-2 (the “Additional Site”)) that are in Landlord’s possession or control or that Landlord, through the exercise of commercially reasonable efforts, has been able to obtain from
various Governmental Authorities having jurisdiction over “Hazardous Materials” (as hereinafter defined) that may be present at the Site or the Additional Site (collectively, the “Environmental Information”) A list
of the documents containing the Environmental Information is attached hereto as Exhibit L. Landlord shall not be responsible, and Tenant hereby waives any right to assert any claim against Landlord, for any Pre-Existing Contamination. In
addition to the forgoing, Tenant shall not cause or permit any Hazardous Materials to be brought upon, kept, or used in or about the Premises, the Project, or the Site in violation of applicable law. If Tenant breaches the obligation stated in the
preceding sentence, if the presence of Hazardous Materials permitted by Tenant results in contamination of the Premises, the Project the Site, or any adjacent property (including the Additional Site), or if any contamination of tine Premises,
Project, Site, or any adjacent property (including the Additional Site) that is not expressly identified in the Environmental Information (“Previously Unknown Contamination”) is discovered during the Term or any Term Extension or
renewal hereof or holding over hereunder and Tenant cannot demonstrate that such Previously Unknown Contamination was present at the Site before the Effective Date or is attributable solely to the actions or omissions of a person or entity other
than Tenant, Tenant shall indemnify, defend, and hold Landlord, its officers, directors, employees, agents and contractors harmless from any and all claims, judgments, damages, penalties, fines, costs, liabilities, or losses (including, without
limitation, diminution in value of the Premises or any portion of the Project, damages for the loss or restriction on use of rentable or usable space or of any amenity of the Premises or the Project, damages arising from any adverse impact on
marketing of space in the Premises or the Project, increase in the cost of designing, constructing, or permitting any additional improvements within the Project, and sums paid in settlement of claims and Legal Fees) that arise before or after the
expiration or earlier termination of this Lease as a result of such contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup,
remedial, removal, or restoration work required by any Governmental Authority because of Hazardous 

  

			
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Materials present in the air, soil, or ground water above, on, or under the Premises, the Project, the Site, or any adjacent property (including the
Additional Site). Without limiting the foregoing, if the presence of any Hazardous Materials within the Premises, the Project, the Site, or any adjacent property (including the Additional Site) caused or permitted by Tenant results in any
contamination of the Premises, the Project, the Site, or any adjacent property (including the Additional Site), Tenant shall promptly take all actions at its sole expense as are necessary to return the Premises, the Project, the Site, or any
adjacent property (including the Additional Site) to the condition existing prior to the time of such contamination, provided that Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so
long as such actions would not potentially have any material adverse long-term or short-term effect on the Premises, the Project, or the Site. 
  
 (b) Business. Landlord acknowledges that it is not the intent of this Section to prohibit Tenant from operating its business as
described in Section 7 above. Tenant may operate its business according to the custom of the industry so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all applicable governmental
requirements. A list identifying each type of Hazardous Materials that Tenant currently anticipates will be present on the Premises, the Project, or the Site and setting forth any and all governmental approvals or permits required in connection with
the presence of such Hazardous Materials on the Premises, the Project, or the Site (“Hazardous Materials List”) is attached hereto as Exhibit M. As a material inducement to Landlord to allow Tenant to use Hazardous Materials
in connection with its business, Tenant agrees to deliver to Landlord an updated Hazardous Materials List no more than 30 days prior to the Commencement Date. Tenant shall deliver to Landlord an updated Hazardous Materials List at least once a year
and shall also deliver an updated list before any new Hazardous Materials are brought onto the Premises, the Project or the Site. Tenant shall deliver to Landlord true and correct copies of the following documents (the “Documents”)
relating to the handling, storage, disposal, and emission of Hazardous Materials prior to the Commencement Date, or if unavailable at that time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports,
and correspondence; storage and management plans, notice of violations of any laws; plans relating to the installation of any storage tanks to be installed in or under the Premises, the Project, or the Site (provided said installation of tanks shall
only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all Governmental
Authorities for any storage tanks installed in, on, or under the Premises, the Project or the Site for the closure of any such tanks. Tenant is not required, however, to provide Landlord with any portion(s) of the Documents containing information of
a proprietary nature that, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities, it being understood and agreed that it is not the intent of this Section to provide Landlord with information that could
be detrimental to Tenant’s business should such information become possessed by Tenant’s competitors. Accordingly, Landlord, except as may be provided otherwise herein or required by law, shall (i) keep confidential the information
contained in the Documents, and (ii) disclose such information only to Landlord’s officers, directors, employees, or consultants with a need to know in connection with Landlord’s management of the Project, provided that Landlord shall
inform all non-affiliated recipients of such information of the confidentiality requirement and (to the extent within Landlord’s control) cause such confidence to be maintained; provided, however, that disclosure of such
information by Landlord shall not be prohibited if that disclosure is of information that is a matter of public record or public knowledge or was obtained by Landlord from sources other than Tenant. Tenant agrees that it shall, at its own expense,
and upon the written request of Landlord, establish and maintain a separate area of the Premises classified under the North Carolina 

  

			
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State Building Code (as adopted by the City of Durham) as an “H” occupancy area (i.e., the classification denoting a hazardous materials
occupancy area) for the use and storage of Hazardous Materials. 
  
 (c) Termination of Lease. Notwithstanding the provisions of Section 30(a) above, if (i) Tenant or any proposed transferee of Tenant has been required by any prior landlord, lender, or Governmental
Authority to take remedial action in connection with Hazardous Materials contaminating a property if the contamination resulted from such party’s action or use of the property in question, or (ii) Tenant or any proposed transferee of Tenant is
adjudicated guilty or responsible under an enforcement order issued by any Governmental Authority in connection with the use, disposal, or storage of a Hazardous Materials, Landlord shall have the right to terminate this Lease in Landlord’s
sole and absolute discretion (with respect to any such matter involving Tenant) and it shall not be unreasonable for Landlord to withhold its consent to any proposed Transfer (with respect to any such matter involving a proposed transferee).

  
 (d) Testing. Landlord shall have the
right to conduct annual tests of the Premises (each, an “Annual Test” and collectively, “Annual Tests”) to determine whether any contamination has occurred as a result of Tenant’s use. Tenant shall be required
to pay up to $2,000.00 of the cost of each such Annual Test; provided, however, if Tenant conducts its own tests of the Premises using third party contractors and test procedures acceptable to Landlord, which tests are certified to
Landlord, Landlord shall accept such tests in lieu of the Annual Tests to be paid for by Tenant. In addition, at any time, and from time to time, prior to the expiration or earlier termination of this Lease, Landlord shall have the right to conduct
additional appropriate tests of the Premises, the Project and the Site to determine whether contamination has occurred as a result of Tenant’s use of the Premises, the Project, or the Site. If contamination has occurred for which Tenant is
liable under this Section, Tenant shall pay all costs to conduct such tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an Operating Expense). Landlord shall provide Tenant with a copy
of all reports and tests of the Premises made by or on behalf of Landlord. Tenant shall be solely responsible for and shall defend, indemnify, and hold Landlord and its agents and contractors harmless from and against any and all claims, costs and
liabilities (including actual Legal Fees) arising out of or in connection with any removal, clean up, restoration and materials required hereunder to return the Premises, the Project, the Site, and any other property of whatever nature to their
condition existing prior to the time of any such contamination. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant. 
  
 (e) Underground Tanks. If underground or other
storage tanks storing Hazardous Materials are located on the Premises, the Project or the Site or are hereafter placed on the Premises, the Project, or the Site by any party at Tenant’s request, Tenant shall monitor the storage tanks, maintain
appropriate records, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other steps necessary or required under applicable state and federal law, as such now exists or may hereafter be
adopted or amended. 
  
 (f) Tenant’s
Obligations. Each party’s obligations under this Section shall survive the expiration or earlier termination of the Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to
complete the removal from the Premises of any Hazardous Materials and the release and termination of any 

  

			
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licenses or permits restricting the use of the Premises, Tenant shall continue to pay the full Rent in accordance with this Lease, which Rent shall be
prorated daily. 
  
 (g) Definition of
“Hazardous Materials”. As used herein, the term “Hazardous Materials” means any hazardous or toxic substance, material or waste that is or becomes regulated by any Governmental Authority and
includes, without limitation, any material or substance that is (i) petroleum, (ii) asbestos, (iii) designated as a “hazardous substance” pursuant to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. Section 1317), (iv)
defined as a “hazardous waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq. (42 U.S.C. Section 6903), (v) defined as a “hazardous substance”
pursuant to Section 101 of the Comprehensive Environmental Response, Compensation, and Liability Act, 42 U.S.C. Section 9601 et seq. (42 U.S.C. Section 9601), (vi) defined as “hazardous waste, “extremely hazardous waste”
or “restricted hazardous waste” under any applicable state law, or (vii) defined as a “hazardous material” or “hazardous substance” under any applicable state law. 
  
 31. Tenant’s Remedies/Limitation of Liability. Landlord shall not
be in default hereunder unless Landlord fails to perform any of its obligations hereunder within 30 days after Notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, reasonably require a period
of time in excess of 30 days, then after such period of time as is reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to Ground Lessor and to any Holder of a Mortgage covering the Premises
or the Project and Tenant shall offer all such persons a reasonable opportunity to cure the default, including time to obtain possession of the Premises or the Project by power of sale or a judicial action if such should prove necessary to effect a
cure; provided Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except
as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder. All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its
ownership of the ground lessee’s interest under the Ground Lease and not thereafter. The term “Landlord” in this Lease shall mean only the owner, for the time being, of the ground lessee’s interest under the
Ground Lease, and upon the transfer by such owner of such ground lessee’s interest under the Ground Lease, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be
binding during the Term and any Term Extension upon each new owner for the duration of such owner’s ownership. Any liability of Landlord under this Lease shall be limited solely to its interest in the Project, and in no event shall any personal
liability be asserted against Landlord in connection with this Lease nor shall any recourse be had to any other, property or assets of Landlord or any of Landlord’s officers, employees, agents, or contractors. Under no circumstances shall
Landlord or any of Landlord’s officers, employees, agents or contractors be liable for injury to Tenant’s business or for any loss of income or profit therefrom. 
  
 32. Inspection and Access. During business hours on not less than 48 hours advance Notice (except in the case of
emergencies in which case no such Notice shall be required and such entry may be at any time), Landlord and its agents, representatives, and contractors may enter the Premises at any reasonable time to inspect the Premises and to make such repairs
as may be required or permitted pursuant to this Lease and for any other business purpose, including, without limitation, for the purpose of showing the Premises to prospective purchasers and, during the last year of the Term or any Term Extension
(as the case may be), to prospective tenants, and Landlord may erect a suitable sign on the Premises 

  

			
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stating the Premises are available to let or that the Project is available for sale. Landlord shall use commercially reasonable efforts to minimize any loss,
injury, inconvenience to or interference with Tenant’s business, or loss of occupancy or quiet enjoyment of the Premises occasioned by Landlord entering the Premises pursuant to this Section. Landlord also may grant easements, make public
dedications, designate common areas and create restrictions on or about the Premises, provided, however, that no sign or easement, dedication, designation, or restriction materially adversely interferes with Tenant’s use or
occupancy of the Premises. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications, or restrictions. 
  
 33. Security. Tenant acknowledges and agrees that security devices and services, if any, while intended to deter
crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives any claim
against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall be solely
responsible for the personal safety of Tenants officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at Tenants cost obtain insurance coverage to the
extent Tenant desires protection against such criminal acts. 
  
 34. Force Majeure. Except for the payment of Rent neither party shall be held responsible for delays in the performance of its obligations hereunder when caused by strikes, lockouts, labor disputes, acts of God, inability to obtain
labor or materials or reasonable substitutes therefor, governmental restrictions, governmental regulations, governmental controls, delay in issuance of permits, enemy or hostile governmental action, civil commotion, fire or other casualty, and other
causes beyond the reasonable control of Landlord (“Force Majeure”). 
  
 35. Brokers; Entire Agreement; Amendment. Landlord and Tenant each represent and warrant that it has not dealt with any broker, agent, or other person (collectively, “Broker”) in connection
with this transaction and that no Broker brought about this transaction, other than Tenant’s Broker (it being understood and agreed, however, that no commission or other form of compensation is due or payable to Tenant’s Broker with regard
to this leasing transaction). Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any other Broker claiming a commission or other form of compensation by virtue of having dealt with Tenant or
Landlord, as applicable, with regard to this leasing transaction. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof. No representations, inducements, promises or agreements, oral or
written, have been made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant, including any Brokers representing either Landlord or Tenant, that are not contained herein, and any prior agreements, promises, negotiations, or
representations are superseded by this Lease. Tenant represents and warrants that no broker or agent has made any representation or warranty relied upon by Tenant in Tenant’s decision to enter into this Lease. Landlord in executing this Lease
does so in reliance upon Tenant’s representations and warranties contained herein. This Lease may not be amended except by an instrument in writing signed by both parties hereto. 
  
 36. Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT
BETWEEN LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER 

  

			
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PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANTS PERSONAL PROPERTY
OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, 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; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER
THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED TO LANDLORD’S INTEREST IN THE PROPERTY OF WHICH THE PREMISES ARE A PART.

  
 37. Severability. If any clause or provision of this
Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to
this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or
provision as may be possible and be legal, valid and enforceable. 
  
 38. Ground Lease. 
  
 (a) Tenant
acknowledges that the Premises, the Project, and this Lease are and shall remain subject and subordinate to the Ground Lease and the Development Rights Agreement and to the rights of Ground Lessor thereunder, and to all amendments, restatements,
renewals, modifications, assignments, and extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided, however, that so long as there is no Default hereunder, Tenant’s receipt from
Ground Lessor (or any successor or assignee thereof, as appropriate) of a fully executed instrument containing appropriate non-disturbance provisions assuring Tenant’s quiet enjoyment of the Premises as set forth in Section 24 hereof
shall be a condition precedent to the subordination of Tenant’s interest and rights hereunder and Tenant’s interest and rights hereunder shall not be disturbed by Ground Lessor. Tenant agrees, at the election of Ground Lessor, to attorn to
Ground Lessor. Unless Ground Lessor and Tenant mutually agree upon and execute and deliver a different form of Subordination, Non-Disturbance and Attornment Agreement, Tenant shall, upon demand, execute, acknowledge, and deliver a Subordination,
Non-Disturbance and Attornment Agreement substantially in the form attached hereto as Exhibit K (the “Lease Subordination Agreement”) or such other instruments, confirming such subordination and instruments of attornment as
shall be reasonably requested by Ground Lessor, provided any such instruments contain the appropriate non-disturbance provisions described above. Tenant acknowledges that, among other things, notwithstanding the terms of this Lease, (i) the final
design and aesthetic of the Premises and the Project, (ii) any Transfer, and (iii) any financing to be secured by Tenant’s interest in this Lease, may be subject to the requirements of the Ground Lease and/or the Development Rights Agreement
and/or to the approval of Ground Lessor. 
  
 (b)
Tenant shall be responsible for, and hereby covenants to satisfy in a timely fashion, any and all obligations, covenants, responsibilities, and/or indemnities binding on Landlord as holder of the ground lessee’s interest under the Ground Lease
or as a party to the Development Rights Agreement (collectively, the “Ground Lease Obligations”), including, 

  

			
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without limitation, the payment or reimbursement of all expenses to be paid or reimbursed by Landlord under the Ground Lease (but excluding the payment of
the annual rent provided for in the Ground Lease (which shall be governed by the terms and conditions of the Office / Lab Lease)), the payment of the rent provided for in the Development Agreement, and the payment or reimbursement of all expenses to
be paid or reimbursed by Landlord under the Development Rights Agreement; provided, however, that the terms and conditions of this Lease shall control to the extent the responsibility for satisfying any Ground Lease Obligation is
expressly conferred on Landlord and/or allocated between Landlord and Tenant herein. For illustration purposes only, Sections 13 and 14 hereof allocate between Landlord and Tenant all maintenance and repair obligations with respect to
the Premises and the Project and, therefore, such provisions control. If Tenant fails to satisfy, in a timely fashion, any of the Ground Lease Obligations in the manner required hereunder, Landlord shall have the right (but not the obligation) to
satisfy the same, and any cost incurred by Landlord in doing so shall be payable to Landlord on demand as Additional Rent or includable by Landlord as an Operating Expense. Further, Tenant shall indemnify, defend, hold, and save Landlord harmless
from and against any and all Claims arising out of or in connection with any such failure by Tenant. Conversely, if Tenant gives Landlord Notice requesting Landlord to take affirmative action to enforce any of Landlord’s rights as ground lessee
under the Ground Lease or as a party to the Development Rights Agreement or to enforce any obligation, covenant, responsibility, and/or indemnity of Ground Lessor under the Ground Lease and/or the Development Rights Agreement (collectively, the
“Ground Lease Rights”) and Landlord elects not to do so, Tenant shall have the right, at Tenant’s sole cost and expense, to take affirmative action to enforce any such Ground Lease Rights, and for such purpose Landlord, effective as
of Landlord’s election not to take affirmative action, appoints Tenant attomey-in-fact for Landlord (such power of attorney being coupled with an interest); provided, however, that, notwithstanding the foregoing, the exercise of
any Ground Lease Rights that relate to Hazardous Materials (as provided in Section 30(a) hereof) shall be subject to compliance with Section 3 of the Cost Sharing Agreement. Tenant shall indemnify, defend, hold, and save Landlord harmless
from and against any and all Claims arising out of or in connection with any affirmative action taken by Tenant to enforce any Ground Lease Rights. Tenant’s rights and obligations under this Section shall terminate and be of no further force or
effect as of the expiration or earlier termination of this Lease, provided that all obligations that have arisen and/or become binding hereunder but have not been fully satisfied as of the expiration or earlier termination of this Lease shall
survive such expiration or earlier termination. 
  
 (c) Pursuant to the Development Rights Agreement, Ground Lessor is allocating to the Site the additional “Development Rights” (as defined in the Development Rights Agreement) necessary to permit the Greenhouse to be
significantly larger than originally planned (as expressly desired by Tenant). Tenant acknowledges that Tenant has been expressly named in the Development Rights Agreement as an “intended third party beneficiary” entitled to enforce
Landlord’s remedies against Ground Lessor in the event of a default by Ground Lessor under the Development Rights Agreement. If, at any time prior to the expiration or earlier termination of this Lease, there shall be insufficient Development
Rights to permit either the Premises or the Office / Lab to remain, or to be restored to, the size and configuration contemplated in this Lease (a “Development Rights Deficiency”), Tenant’s sole and exclusive remedy at law, in
equity, or otherwise shall be to pursue Ground Lessor under the Development Rights Agreement or at law or in equity, except to the extent, and only to the extent, that the Development Rights Deficiency is attributable to the gross negligence or
willful misconduct of Landlord (a “Landlord Caused Development Rights Deficiency”). Tenant hereby expressly, absolutely, unconditionally, and irrevocably waives and relinquishes any right Tenant may now have or may hereafter acquire
to initiate, institute, maintain, or prosecute any action or proceeding against Landlord for any claims, sums of money, compensation, damages, costs, 

  

			
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losses, or expenses, of any type, kind, nature, description, or character, that in any way arise out of, are connected with, or relate to any Development
Rights Deficiency other than a Landlord Caused Development Rights Deficiency. 
  
 39. Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which shall not be unreasonably withheld or delayed: (i) attach any awnings, exterior lights, decorations,
balloons, flags, pennants, banners, painting, or other projection to any outside wall of any part of the Premises or the Project, (ii) store any equipment, furniture, or other items of personal property on any exterior balcony, or (iii) paint,
affix, or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering, placards, decorations, or advertising media of any type that can be viewed from the exterior of the Premises. Interior signs on doors shall be
inscribed, painted or affixed for Tenant by Landlord at the sole cost and expense of Tenant, and shall be of a size, color and type acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than
Landlord’s standard lettering. Notwithstanding the foregoing, Landlord hereby reserves the right to install a sign or placard (of up to 2 feet by 2 feet) that can be viewed from the exterior of the Premises and that identifies the Project as an
asset of Alexander Real Estate Equities, Inc. 
  
 40.
[Intentionally Omitted] 
  
 41. Right to Extend
Term. Tenant shall have the right to extend the Term upon the following terms and conditions: 
  
 (a) Extension Rights. Tenant shall have 2 consecutive rights (each, an “Extension Right”) to extend the term of this
Lease for 5 years each (each, a “Term Extension”) on the same terms and conditions as this Lease by giving Notice to Landlord of Tenant’s election to exercise each Extension Right at least 12 months prior to the expiration of the Term
or the expiration of any prior Term Extension. During any Term Extension, no Base Rent and no Improvement Rent shall be payable; all other Rent shall remain payable on the same terms and conditions as this Lease. 
  
 (b) Rights Personal. The Extension Rights are
personal to Tenant and are not assignable separate and apart from this Lease, except that they may be assigned in connection with any Approved Transfer, as defined in Section 22 of this Lease. 
  
 (c) Exceptions. Notwithstanding anything set forth
above to the contrary, Extension Rights shall not be in effect and Tenant may not exercise any of the Extension Rights: 
  
 (i) during any period of time that Tenant is in Default under any provision of this Lease; 
  
 (ii) if Tenant has been in Default under any provision of
this Lease 3 or more times, whether or not the Defaults are cured, during the 12 consecutive month period immediately prior to the date that Tenant intends to exercise an Extension Right, whether or not the Defaults are cured; or 
  
 (iii) if Tenant no longer has the right to use or occupy, or
if Tenant is no longer actually using or occupying, the Office / Lab pursuant to the terms and conditions of the Office/Lab Lease, or if Tenant has not exercised any extension rights under the 

  

			
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Office / Lab Lease that are necessary to make the Office / Lab Lease expire at the same time as this Lease expires. 
  
 (d) No Extensions. The period of time within which
any Extension Rights may be exercised shall not be extended or enlarged by reason of the Tenant’s inability to exercise the Expansion Rights. 
  
 (e) Termination. Landlord, in Landlord’s sole and absolute discretion, may terminate the Extension Rights, even after
Tenant’s due and timely exercise of an Extension Right, if, after such exercise, but prior to the commencement date of an Term Extension, (i) Tenant fails to timely cure any Default by Tenant under this Lease; or (ii) Tenant has Defaulted 3 or
more times during the period from the date of the exercise of an Extension Right to the date of the commencement of the Term Extension, whether or not such Defaults are cured. 
  
 42. Demolition Upon Surrender. 
  
 (a) Notwithstanding any other provisions of this Lease to the contrary (including, but not limited to,
Section 28 and the last paragraph of Section 12), Landlord may elect to cause Tenant to demolish completely the Greenhouse and all Improvements, Alterations, and Installations, and to restore any damage to the Site caused by or
occasioned as a result of such demolition, upon the expiration or earlier termination of this Lease. Landlord may make such election by giving Notice to Tenant of such election: (i) within 5 days after any early termination of this Lease, or (ii) no
later than 90 days prior to the scheduled expiration of this Lease. If Landlord so elects, Tenant shall cause such demolition and restoration to be performed within 120 days after the expiration or earlier termination of this Lease, subject to Force
Majeure Delays and delays needed to obtain any Hazardous Materials Clearances required to perform such demolition and restoration. Without in any way limiting the generality of the foregoing, (x) during the demolition, Tenant, on a daily basis,
shall cause the Site and any adjacent property (including the Additional Site) to be cleaned so that they are free from any accumulation of waste materials, trash, rubbish, or other debris, (y) at all times, Tenant shall ensure that no burning of
waste materials, trash, or rubbish occurs on the Site or any adjacent property (including the Additional Site), that no dirt, dust, or other by-product of the demolition creates a public nuisance, and that all demolition work is performed in
compliance with all applicable Legal Requirements, and (z) upon completion of the demolition, Tenant shall cause to be removed from the Site and any adjacent property (including the Additional Site) all waste materials, trash, rubbish, tools,
equipment, machinery, and other debris. Tenant also shall ensure that all demolition and restoration work is performed by duly licensed, insured, and bonded contractors. If the demolition and/or restoration is not performed within the required 120
days, Tenant shall pay Rent to Landlord for the additional time used (as provided herein) as if Tenant otherwise occupied the Premises during such period. Tenant’s obligations under this Section shall be referred to collectively as the
“Demolition Obligations”. 
  
 (b) Tenant shall deposit with Landlord on the Commencement Date security for the performance of all of Tenant’s Demolition Obligations (the “Demolition Deposit”) in an amount equal to $600,000.00. At least one-sixth of
the Demolition Deposit shall be in cash and up to five-sixths of the Demolition Deposit may be in the form of a Letter of Credit; provided, however, that the entire Demolition Deposit may be in the form of a Letter of Credit at any
time after Tenant completes an initial public offering of Tenant’s capital shares. Landlord shall hold the cash portion of the Demolition Deposit in an interest bearing account (which may contain Landlord’s own funds), with any interest
accruing on such cash portion being for Tenant’s 

  

			
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benefit. Any Letter of Credit that constitutes a portion of the Demolition Deposit shall satisfy all of the requirements set forth in clauses (i) through
(vi) of Section 6(a) above. 
  
 (c)
Landlord shall hold the Demolition Deposit as security for the performance of Tenant’s Demolition Obligations. The Demolition Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s failure or
refusal to perform any of its Demolition Obligations. At any time that Landlord reasonably believes that Tenant has failed or refused to perform any of its Demolition Obligations, Landlord may use all or any part of the Demolition Deposit (including
accrued interest, if any) to pay or perform any of Tenant’s Demolition Obligations or to compensate Landlord for any loss or damage resulting from any such failure or refusal, without prejudice to any other remedy provided herein or provided by
law. Upon bankruptcy or other debtor-creditor proceedings against Tenant, the Demolition Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings. Tenant
hereby waives the provisions of any law, now or hereafter in force, that provide that 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 Tenant, or to
clean the leased premises, it being agreed that Landlord may claim, in addition, those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any
officer, employee, agent or invitee of Tenant. 
  
 (d) If Landlord transfers its interest in the Project or this Lease, Landlord shall either (i) transfer any balance of the Demolition Deposit then held by Landlord (including accrued interest, if any) to a person or entity assuming
Landlord’s obligations under this Section, or (ii) pay to Tenant any balance of the Demolition Deposit then held by Landlord (including accrued interest, if any). Upon the transfer to such transferee or the payment to Tenant, Landlord shall
have no further obligation with respect to the Demolition Deposit, and Tenant’s right to the Demolition Deposit shall apply solely against Landlord’s transferee. 
  
 (e) Landlord’s obligation with respect to the Demolition Deposit is that of a debtor, not a trustee.
The Demolition Deposit shall be the property of Landlord, but shall be paid to Tenant when Tenant’s Demolition Obligations have been completely fulfilled. If Tenant and all assignees of Tenant’s interest hereunder fully and timely perform
all of the Demolition Obligations upon the expiration or earlier termination of this Lease, Landlord shall pay to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) any balance of the Demolition Deposit
then held by Landlord (including accrued interest, if any) within 60 days after Landlord’s acceptance of the Site after the completion of all of the Demolition Obligations. 
  
 43. [Intentionally Omitted] 
  

44. Miscellaneous. 
  
 (a) Notices. Any communication, notice, or demand of any kind whatsoever that either party may be required or may desire to
give to or serve on the other party (a “Notice”) shall be in writing and shall be deemed duly given if delivered in person or sent by reputable overnight guaranty courier, addressed to the parties at their addresses set forth in the
Basic Lease Provisions. Either party may designate from time to time a new address for receipt of future Notices by giving the other party Notice of such new address at least 5 days prior to the effective date of such new address. 
  

			
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 (b) Joint and Several Liability. If and when included within the
term “Tenant,” as used in this instrument, there is more than one person, firm or corporation, each shall be jointly and severally liable for the obligations of Tenant. 
  
 (c) Landlord Consents. Except as otherwise expressly provided in this Lease or as
otherwise required by law, Landlord retains the absolute right to withhold any consent or approval. Further, regardless of any standard that may be applicable to any consent or approval rights given to Landlord hereunder, Landlord shall be justified
in withholding, and shall not incur any liability for so withholding, any consent or approval to any action, document, or matter that Landlord determines, in its sole and absolute discretion, will or might adversely affect Landlord’s status as
a “real estate investment trust”. 
  
 (d) Financial Information. During the Term and any Term Extension, Tenant shall provide Landlord with the following financial information or business related reports: 
  
 (i) Unaudited quarterly financial statements within 30 days
after the end of each of Tenant’s fiscal quarters; 
  
 (ii) Audited annual financial statements within 90 days after the end of each of Tenant’s fiscal years; and 
  
 (iii) Updates to Tenant’s business plan no less than once every 12 months and otherwise within 30 days after the completion and/or
submittal of any such update to Tenant’s board of directors. 
  
 (e) Recordation. This Lease shall not be recorded or filed by or on behalf of Tenant in any public record. Notwithstanding the foregoing, upon Tenant’s request and at Tenant’s sole cost
and expense, Landlord shall prepare, execute, and cause to be recorded or filed a memorandum of this Lease, which memorandum shall contain only the following information and any other additional information that may be required by applicable law:
(i) the names of the parties to this Lease, (ii) a description of the Site and the Premises, (iii) the Commencement Date, (iv) the Term, and (v) the Extension Rights. 
  
 (f) Interpretation. The normal rule of construction to the effect that any ambiguities
are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words
in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or
any provision hereof, or in any way affect the interpretation of this Lease. 
  
 (g) Not Binding Until Executed. The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any
right or impose any obligations upon either party until execution of this Lease by both parties. 
  
 (h) Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with applicable
law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as 

  

			
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to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is
Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the
provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the
recovery of the fullest amount otherwise called for hereunder. 
  
 (i) Choice of Law. Construction and interpretation of this Lease shall be governed by and construed and enforced in accordance with the internal laws of the state in which the Premises are located,
without regard to choice of law principles of such state. 
  
 (j) Time. Time is of the essence as to the performance of each party’s obligations under this Lease. 
  
 (k) Attorneys Fees. If either Landlord or Tenant reasonably seeks legal services with respect to the proper interpretation
or enforcement of this Lease, the party receiving substantially the result it sought or defended (the “Prevailing Party”), whether by award, judgment, stipulation, settlement, workout, default, or otherwise and whether or not any
legal action may have been instituted or instituted and then voluntarily dismissed, shall be entitled to recover from the adverse party all reasonable fees and costs incurred by the Prevailing Party in connection with such legal services
(“Legal Fees”). Legal Fees include, without limitation, (i) fees, costs, and expenses of any engineers, accountants, appraisers, consultants, brokers, and other professionals or experts retained or consulted by the Prevailing Party,
and other costs and expenses of investigation or analysis incurred by the Prevailing Party in support of its position, and (ii) all such fees, costs, and expenses incurred in any aspect of the legal process, whether out-of-court negotiations,
mediation, arbitration, commencement of suit, discovery, law and motion, trial, appellate proceedings, or any action or participation in, or in connection with, any case or proceeding under Chapter 7, 11, or 13 of the Bankruptcy Code, 11 U.S.C.
Section 101 et seq., or any successor statutes. 
  
 (l) No Third Party Benefits. Landlord and Tenant do not intend by any provision of this Lease to confer any right, remedy, or benefit upon any third party, and no third party shall be entitled to
enforce, or otherwise shall acquire any right, remedy, or benefit by reason of, any provision of this Lease. 
  
 (m) Counterparts. This Lease may be executed in any number of counterparts, each of which shall be deemed an original and
all of which, taken together, shall constitute a single agreement with the same effect as if all parties had signed the same signature page. Any signature page from any counterpart of this Lease, signed only by one party, may be detached from such
counterpart and re-attached to any other counterpart of this Lease that has a signature page signed only by the other party. 
  
 (n) Integration. This Lease and all exhibits and addenda attached hereto constitute the entire understanding of the parties
with respect to the subject matter hereof and supersede all prior and contemporaneous oral or written representations, statements, documents, understandings, and agreements with respect thereto. 
  

			
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 (o) Successors and Assigns. Without limiting in any way the provisions of
Section 22, this Lease shall be binding upon, and inure to the benefit of, the parties hereto and their respective permitted successors and assigns. 
  
 (p) No Waiver; Remedies Cumulative. No purported waiver of any provision of this Lease shall be binding unless such waiver is in
writing and signed by the party to be bound. In addition, no waiver of any provision of this Lease shall be deemed, or shall constitute, a waiver of any other-provision of this Lease, whether or not similar, nor shall any waiver constitute a
continuing waiver. Further, no failure to exercise and no delay in exercising any power, right, remedy, or privilege under this Lease shall impair such power, right, remedy, or privilege or shall be deemed, or shall constitute, a waiver of any
default under this Lease or acquiescence therein, nor shall any single or partial exercise of any such power, right remedy, or privilege preclude any other or further exercise thereof or of any other power, right, remedy, or privilege. Finally, all
powers, rights, remedies, and privileges existing under this Lease are cumulative, in addition to, and not exclusive of any other powers, rights, remedies, or privileges otherwise available to the parties to this Lease. 
  
 (q) Incorporation by Reference. All exhibits and
addenda attached hereto are hereby incorporated into this Lease and made a part hereof. Except to the extent expressly provided otherwise herein, if there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or
addenda shall control. 
  
 [ Signatures on Next Page ]

  

			
	 Net Greenhouse Lease
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 42

  

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease Agreement as of the day and year
first above written. 
  

							
	TENANT:
	
	 PARADIGM GENETICS, INC.,        (SEAL)
 a Delaware corporation 

		
	By:	 	/s/    JOHN A.
RYALS        
	 	 	John A. Ryals
	 	 	CEO and President

  

			
		
	 ATTEST:
	 	/s/    HENRY P. NOWAK        
	 Its
	 	                                       
                                     
 Secretary

  
 [CORPORATE SEAL] 
  

							
	LANDLORD:
	
	 ARE-104 ALEXANDER ROAD, LLC,         (SEAL)

a Delaware limited liability company

		
	 By:
	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,        
(SEAL)
 a Delaware limited partnership, managing member

			
	 	 	 By:
	 	 ARE-QRS CORP.,         (SEAL)
 a Maryland corporation, general partner

				
	 	 	 	 	By:	 	/s/    LYNN ANNE
SHAPIRO        
	 	 	 	 	 Print Name:
	 	Lynn Anne Shapiro
	 	 	 	 	 Print Title:
	 	General Counsel

  

			
		
	 ATTEST:
	 	/s/    LAURIE A. ALLEN      
	 Its
	 	                                       
                                        
  Secretary

  
 [CORPORATE SEAL] 
  
 ARE-QRS Corp. 
  
 1996 
  
 Maryland 
  

  
 EXHIBIT A-1

  
 DESCRIPTION OF SITE 
  
 Being a particular tract or tracts of land located in Durham County, Triangle Township,
Research Triangle Park, North Carolina and being further described below: 
  
 BEGINNING at a point, said point being located the following courses from NC Geodetic Monument “Triad”, said NC Geodetic Monument bearing NC Grid Coordinates NAD 83 of N:238,772.801 Meters, E:620,488.448 Meters; Thence from said
monument, South 01°34’26” West a ground distance of 3,011.37 feet to an existing R/W Monument set in
the westerly right-of-way of T.W. Alexander Drive; Thence with said right-of-way along a curve to the right having a radius of 2846.41 feet, an arc length of 153.75 feet and being subtended by a chord bearing and distance of South
02°43’15” West, 53.73 feet to an existing concrete R/W Monument set in the westerly right-of-way of T.W. Alexander Drive; Thence leaving said right-of-way, North 87°20’44” West a distance of 142.69 feet to a point, said
point being the POINT AND PLACE OF BEGINNING. 
  
 Thence, from the POINT AND PLACE
OF BEGINNING South 02°44’10” West a distance of 100.85 feet to a point; Thence, North
89°49’25” West a distance of 85.25 feet to a point; Thence, South 02°33’01” West a distance of 80.34 feet to a point; Thence, North 89°49’25” West a distance of 157.55 feet to a point; Thence, South
02°26’24” West a distance of 88.04 feet to a point; Thence, North 89°49’25” West a distance of 52.18 feet to a point; Thence, South 02°26’24” West a
distance of 336.73 feet to a point; Thence, North 88°43’29” West a distance of 276.76 feet to an existing concrete monument; Thence, North 01°16’24” East a distance of 330.28 feet to an existing concrete monument; Thence,
North 88°03’29” West a distance of 22.85 feet to a new iron pipe; Thence, North 84°51’33” West a distance of 150.08 feet to an existing concrete monument; Thence, North 05°10’14” East a distance of 235.37
feet to a new iron pipe; Thence, South 87°36’14” East a distance of 150.23 feet to a new iron pipe; Thence, North 05°09’46” East a distance of 16.45 feet to a new iron pipe; Thence, South 87°36’14” East a
distance of 105.32 feet to a new iron pipe; Thence, North 02o39’16” East a distance of 36.22 feet to a new
iron pipe; Thence, South 87°20’44” East a distance of 483.95 feet to the POINT AND PLACE OF BEGINNING and containing 265,020.77 sq. ft. (6.084 acres), and being shown on a particular survey or plat entitled “ALTA/ACSM Property
Survey– 104 T.W. Alexander Drive”, project number 98321.01, prepared by Barbara H. Mulkey Engineering, Inc., dated 04/30/99 and revised 07/21/99. 
  

  
 EXHIBIT A-2

  
 DESCRIPTION OF ADDITIONAL SITE 
  
 Being a particular tract or tracts of land located in Durham County, Triangle Township,
Research Triangle Park, North Carolina and being further described below: 
  
 BEGINNING at a point, said point being located the following courses from NC Geodetic Monument “Triad”, said NC Geodetic Monument bearing NC Grid Coordinates NAD 83 of N:238,772.801 Meters, E:620,488.448 Meters; Thence from said monument, South 01o34’26” West a ground distance of 3,011.37 feet to an existing R/W Monument set in the westerly right-of-way of T.W. Alexander Drive; Thence with said
right-of-way along a curve to the right having a radius of 2846.41 feet, an arc length of 153.75 feet and being subtended by a chord bearing and distance of South 02o43’15” West, 153.73 feet to an existing concrete R/W Monument set in the westerly right-of-way of T.W. Alexander Drive, said monument being the POINT
AND PLACE OF BEGINNING. 
  
 Thence, from the POINT AND PLACE OF BEGINNING along
the right-of-way of T.W. Alexander Drive with a curve to the right having a radius of 2846.41 feet, an arc length of 610.47 feet and being subtended by a chord bearing and distance of South 04°58’14” West, 609.30 feet to an existing
concrete monument; Thence, North 88°43’29” West a distance of 411.30 feet to a point; Thence, North
02°26’24” East a distance of 336.73 feet to a point; Thence, South 89°49’25” East a
distance of 52.18 feet to a point; Thence North 02o26’24” East a distance of 88.04 feet to a point;
Thence, South 89°49’25” East a distance of 157.55 feet to a point; Thence, North 02°33’01” East a distance of 80.34 feet to a point; Thence, South 89°49’25” East a distance of 85.25 feet to a point; Thence
North 02°44’10” East a distance of 100.85 feet to a point; Thence, South 87°20’44” East
a distance of 142.69 feet to the POINT AND PLACE OF BEGINNING and containing 214,139.28 sq. ft. (4.916 acres), and being shown on a particular survey or plat entitled “ALTA/ACSM Property Survey – 104 T.W. Alexander Drive”, prepared by
Barbara H. Mulkey Engineering, Inc., dated 04/30/99 and revised 07/21/99. 
  

  
 EXHIBIT B 

 
 DESCRIPTION OF PREMISES 
  
 [See Attached Site Map] 
  

  
 

 
  

  
 EXHIBIT C 

 
 WORK LETTER 
 [Phase 1B: Greenhouse] 
  
 This WORK LETTER, dated April 3, 2000 (this “Work Letter”), is made
and entered into by and between ARE-104 ALEXANDER ROAD, LLC, a Delaware limited liability company (“Landlord”), and PARADIGM GENETICS, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of the Lease Agreement [Phase 1B: Greenhouse] dated April 3, 2000 (the “Lease”), by and between
Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 
  
 RECITALS 
  
 A. Landlord has entered into a Ground Lease Agreement dated as of July 27,1999 (the “Original Ground Lease”), with Triangle Service
Center, Inc., a North Carolina corporation (“Ground Lessor”), pursuant to which Landlord has ground leased approximately 6.084 acres of land within the Triangle Park Research Center (which is located within Research Triangle Park,
Durham County, North Carolina), as more fully described in Exhibit A-1 attached to the Lease (the “Site”). The Original Ground Lease is evidenced of record by a certain Memorandum of Ground Lease dated as of July 27, 1999,
and recorded July 27, 1999, in Book 2684, Page 795 of the Official Records of Durham County, North Carolina (the “Official Records”). In addition, Ground Lessor and Landlord have entered into or, concurrently with the execution of the Lease, are entering into, (i) a certain Agreement Regarding Allocation of Development Rights (which will be
evidenced of record by a certain Memorandum of Agreement Regarding Allocation of Development Rights to be recorded in the Official Records), and (ii) a certain First Amendment to Ground Lease Agreement (the “Ground Lease
Amendment”). The Original Ground Lease, the Ground Lease Amendment, and any other subsequent amendments or modifications thereto shall be referred to collectively as the “Ground Lease”. 
  
 B. Subject to the terms and conditions of the Lease, Landlord has agreed to
cause to be constructed on the Site, or to permit to be constructed on the Site, certain improvements including, but not limited to, a plant analysis and growth room facility, a commercial greenhouse, and a headhouse containing approximately 31,776
rentable square feet (collectively, the “Greenhouse”). 
  
 C. This Work Letter contains the agreements of the parties with respect to the design and construction of the shell and core of the Greenhouse, the site improvements appurtenant to the Greenhouse, and all fixed and permanent improvements to
the Greenhouse (commonly referred to as the “tenant improvements”). 
  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 2

  

 AGREEMENT 
  
 1. General Requirements. 
  
 1.1. Tenant’s Authorized Representative. Tenant designates Jim Miller and Stanford White & Associates (collectively,
“Tenant’s Representative”) as the only persons authorized to initial or approve plans, drawings, or change orders or otherwise to act for Tenant pursuant to this Work Letter. Stanford White & Associates shall act for Tenant
during any period that Mr. Miller is not available. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry, or other communication (“Communication”) from or on behalf of Tenant in connection with
this Work Letter unless such Communication is in writing and has been initialed or approved in writing by Tenant’s Representative. Tenant may change Tenant’s Representative at any time upon not less than 5 business days advance Notice to
Landlord. No period set forth herein for any approval of any matter by Tenant shall be extended by reason of any change in Tenant’s Representative. Neither Tenant nor Tenant’s Representative shall be authorized to direct Landlord’s
contractors in the performance of “Landlord’s Work” (as hereinafter defined) except as may be expressly provided otherwise herein. 
  
 1.2. Development Schedule. The schedule for design and development of the “Base Building Work” (as defined below)
and the “Tenant Improvements” (as defined below), including, without limitation, the time periods for preparation, delivery, review, and approval of construction documents and performance pursuant to such documents, shall be in
accordance with the Development Schedule attached hereto as Schedule A, subject to adjustment as mutually agreed by the parties in writing or as provided in this Work Letter (the “Development Schedule”). 
  
 1.3. Architects, Consultants and Contractors. The
architect (the “Greenhouse Architect”), engineers, and designers responsible for the design and development of the Base Building Work, the Tenant Improvements, and the other components of the Greenhouse as a whole (collectively,
“Landlord’s Work”) shall be selected by Tenant, subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned, or delayed. The general contractor (the “Greenhouse
Contractor”) responsible for the construction of the Greenhouse Work shall be selected by Landlord, subject to Tenant’s approval, which approval shall not be unreasonably withheld, conditioned, or delayed. The Greenhouse Contractor
shall select all subcontractors to be used for the Greenhouse Work, provided that any subcontractors (“Major Subcontractors”) under subcontracts in excess of $100,000.00 (“Major Subcontracts”) shall be subject to
the mutual approval of Landlord and Tenant. The Greenhouse Architect and the Greenhouse Contractor shall coordinate with the architect, engineers, and designers responsible for the design and development of the Project as a whole (collectively, the
“Project Architect”) in a manner reasonably satisfactory to Landlord. Landlord and Tenant hereby acknowledge and agree that: (i) Bartholomew Associates, Inc. has been pre-approved as the Greenhouse Architect; (ii) Miller Building
Corporation has been pre-approved as the Greenhouse Contractor; and (iii) O’Brien Atkins & Associates has been selected to act as the Project Architect. For purposes of this Work Letter, the Greenhouse Architect and the Greenhouse
Contractor may be referred to generally as “Developers”. 
  

			
	 Work Letter [Greenhouse]
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 2. Landlord’s Work. 
  
 2.1. Base Building Work Defined. As used herein, “Base Building Work” shall mean all
of the work required to design and construct, in their entirety, the shell, the core, and the other site improvements detailed in the “Greenhouse Construction Drawings” (as defined in Section 2.6), and shall include on-site
surface parking of not less than 33 spaces (as may be limited by, and subject to, any changes mandated by Legal Requirements (including zoning restrictions) that may be enacted or first effective after the Effective Date and to any changes in the
design of the Greenhouse requested or approved by Tenant and made after the Effective Date). 
  
 2.2. Tenant Improvements Defined. As used herein, “Tenant Improvements” shall mean all improvements to the
Greenhouse desired by Tenant of a fixed and permanent nature, exclusive of the Base Building Work. Other than Landlord’s Work, Landlord shall have no obligation whatsoever with respect to the finishing, outfitting, equipping, or furnishing of
the Premises for Tenant’s use and occupancy. 
  
 2.3. Greenhouse Design Program. Tenant has prepared and delivered to Landlord and the Greenhouse Architect outline specifications detailing Tenant’s requirements for Landlord’s Work (the “Greenhouse Design
Program”), Landlord has delivered to Tenant any written objections, questions, and/or comments (generally, “Comments”) that Landlord may have regarding such Greenhouse Design Program, and Tenant has caused the Greenhouse
Design Program to be revised to address such Comments and to be resubmitted to Landlord for approval. The final Greenhouse Design Program was approved on August 25, 1999. 
  
 2.4. Greenhouse Schematic Plans. Tenant has caused the Greenhouse Architect to prepare and submit to
Landlord for Landlord’s review and comment schematic drawings for the development of Landlord’s Work (the “Greenhouse Schematic Plans”), Landlord has delivered to Tenant and the Greenhouse Architect any Comments that
Landlord had regarding the Greenhouse Schematic Plans, and Tenant has caused the Greenhouse Architect to revise the Greenhouse Schematic Plans to address such Comments and to resubmit the same to Landlord for approval. The final Greenhouse Schematic
Plans were approved on October 5, 1999. Tenant hereby confirms that the final Greenhouse Schematic Plans reflect Tenant’s requirements for Landlord’s Work and were prepared substantially in accordance with the Greenhouse Design Program,
and Landlord shall have no responsibility to Tenant if such Greenhouse Schematic Plans do not reflect Tenant’s requirements for Landlord’s Work. The cost of any changes to the design of the Office / Lab that become necessary because of
changes to the Greenhouse Schematic Plans requested by Tenant shall be payable by Tenant, and the cost of any changes to the design of the Office / Lab that become necessary because of changes to the Greenhouse Schematic Plans requested by Landlord
shall be payable by Landlord. 
  
 2.5.
Greenhouse Design Development Plans. Tenant has caused the Greenhouse Architect to prepare and submit to Landlord for Landlord’s review and comment design development plans and specifications for the development of Landlord’s Work
(the “Greenhouse Design Development Plans”), Landlord has delivered to Tenant and the Greenhouse Architect any Comments that Landlord had regarding the Greenhouse Design Development Plans, and Tenant has caused the Greenhouse
Architect to revise the Greenhouse Design Development Plans to address such Comments and to resubmit the same 

  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 4

  

 
to Landlord for approval. The final Greenhouse Design Development Plans were approved on December 30, 1999. Tenant hereby confirms that the final Greenhouse
Design Development Plans reflect Tenant’s requirements for Landlord’s Work and were prepared substantially in accordance with the Greenhouse Schematic Plans, and Landlord shall have no responsibility to Tenant if such Greenhouse Design
Development Plans do not reflect Tenant’s requirements for Landlord’s Work. The cost of any changes to the design of the Office / Lab that become necessary because of Tenant’s requirements for the Greenhouse Design Development Plans
shall be payable by Tenant, and the cost of any changes to the design of the Office / Lab that become necessary because of Landlord’s requirements for the Greenhouse Design Development Plans shall be payable by Landlord. 
  
 2.6. Greenhouse Construction Drawings. On March 3,
2000, Tenant caused the Greenhouse Architect to prepare and deliver to Landlord, for Landlord’s review and comment, construction plans for Landlord’s Work. On March 20, 2000, Landlord delivered to Tenant and the Greenhouse Architect the
Comments that Landlord had regarding such construction plans only. Within 5 business days after Landlord’s receipt of the specifications and drawings that correspond to such construction plans (with such construction plans, the
“Greenhouse Construction Drawings”), Landlord shall deliver to Tenant and the Greenhouse Architect any Comments that Landlord may have regarding the remainder of the Greenhouse Construction Drawings; provided, however,
that Landlord may not disapprove any matter that is substantially consistent with the Greenhouse Design Development Plans; provided further, however, that Tenant may not submit to Landlord any Greenhouse Construction Drawings that are
not substantially consistent with the Greenhouse Design Development Plans without submitting a “Change Request” (as defined in Section 5.1). All Greenhouse Construction Drawings shall be prepared substantially in accordance
with the Greenhouse Design Development Plans, and Tenant shall be solely responsible for ensuring that the Greenhouse Construction Drawings reflect Tenant’s requirements for Landlord’s Work. Within 5 business days after Tenant’s and
the Greenhouse Architect’s receipt of any Comments from Landlord, Tenant and the Greenhouse Architect shall consider all such Comments in good faith and shall notify Landlord how Tenant proposes to respond to such Comments. Any disputes in
connection with such Comments shall be resolved in accordance with Section 3. The cost of any changes to the design of the Office / Lab that become necessary because of Tenants requirements for the Greenhouse Construction Drawings shall be
payable by Tenant, and the cost of any changes to the design of the Office / Lab that become necessary because of Landlord’s requirements for the Greenhouse Design Development Plans shall be payable by Landlord. Once approved by Landlord,
Tenant shall not materially modify the Greenhouse Construction Drawings except as may be reasonably required in connection with the issuance of the “Building Permit” (as defined in Section 4.1). Tenant will give Landlord
prompt Notice of any such material modifications. 
  
 3.
Approval and Completion. Landlord and Tenant hereby acknowledge that the Greenhouse Construction Drawings must be completed and approved not later than April 14, 2000, in order for Landlord’s Work to be “Substantially
Complete” (as defined in Section 4.2) by the Target Commencement Date. If there is any dispute regarding the design of Landlord’s Work that is not settled within 5 business days after Notice of such dispute is delivered by one
party to the other, (x) Landlord shall have the right to make the final decision if the dispute concerns the design of the Base Building Work, provided Landlord acts reasonably and such final decision is either consistent with or a reasonable
compromise between Landlord’s and Tenant’s positions with respect to such dispute, and (y) Tenant shall have the right to make the final decision if the dispute concerns the design of the Tenant Improvements, provided Tenant 

  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 5

  

 
acts reasonably and such final decision is either consistent with or a reasonable compromise between Landlord’s and Tenant’s positions with respect
to such dispute. All costs and expenses resulting from any final decision with respect to Landlord’s Work shall be payable out of the “Construction Fund” (as defined in Section 6.4). Any changes to the Greenhouse
Construction Drawings requested by Tenant following Landlord’s and Tenant’s approval of same shall be processed as provided in Section 5 hereof. 
  
 4. Performance of Landlord’s Work. 
  
 4.1. Permitting and Commencement of Landlord’s Work. Once the Greenhouse Construction Drawings
have been approved, Tenant shall obtain, or shall cause the Greenhouse Architect to obtain, a building permit authorizing the construction of Landlord’s Work as contemplated in this Work Letter (the “Building Permit”) and all
other permits, licenses, or approvals that may be required in connection with construction of Landlord’s Work (including, but not limited to, approval of a revised site plan for the Site that reflects Tenant’s redesign of the Greenhouse).
Landlord shall cooperate and assist Tenant in obtaining the Building Permit, the cost of which shall be payable from the Construction Fund. Landlord shall commence construction of Landlord’s Work within 3 business days after Tenant or the
Greenhouse Architect (as the case may be) obtains the Building Permit and all other required permits, licenses, or approvals. If any governmental or quasi-governmental authorities having jurisdiction over the performance of any portion of
Landlord’s Work (a “Governmental Authority”) or any permit, license, or approval required in connection therewith shall impose terms or conditions on the Building Permit that: (i) are inconsistent with Landlord’s
obligations under this Work Letter; (ii) are substantially inconsistent with the Greenhouse Construction Drawings; (iii) materially increase the cost of performing Landlord’s Work; or (iv) will materially delay the performance of
Landlord’s Work, Landlord and Tenant shall reasonably and in good faith seek means by which to mitigate or eliminate any such adverse terms or conditions. 
  

4.2. Completion of Landlord’s Work. In recognition and consideration of the fact that the Greenhouse is yet to be designed
and/or constructed, the parties to this Work Letter hereby agree that Landlord may make “Minor Variations” (as defined below) in the size, design, engineering, configuration, and placement of any portion of Landlord’s Work, and
such Minor Variations shall not render the Lease void or voidable nor give Tenant the right to any reduction or abatement in Rent, notwithstanding anything contained in this Work Letter or any rule of law or equity to the contrary. On or before the
Commencement Date (subject only to “Tenant Caused Delays” (as defined in Section 4.5) and delays cause by Force Majeure (“Force Majeure Delays”)), Landlord shall substantially complete or cause to be
substantially completed Landlord’s Work in accordance with the Building Permit, and shall obtain at least a temporary certificate of occupancy for the Greenhouse that will allow Tenant to use and occupy such Greenhouse for substantially the
purposes contemplated in the Permitted Use (collectively, the “Temporary Certificate”), subject to Minor Variations and customary “punch list” items of a non-material nature that do not adversely affect Tenant’s use
or occupancy of the Greenhouse for substantially the purposes contemplated in the Permitted Use or the validity of the Temporary Certificate (“Substantially Complete” or “Substantial Completion”); provided,
however, that Landlord shall have no obligation to obtain or maintain, and shall not obtain or maintain, any permits, licenses, approvals, certificates, or other entitlements necessary or appropriate to Tenant’s specific use of the
Premises or the conduct of Tenant’s specific business operations on the Premises. Upon the Substantial Completion of Landlord’s Work, the Greenhouse Architect shall be required to execute and deliver, for the benefit of 

  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 6

  

 
Tenant and Landlord, a Certificate of Substantial Completion in the form of the American Institute of Architects document G704. For purposes of this Work
Letter, “Minor Variations” shall mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements (including the North Carolina State Building Code, as adopted by the City of Durham (the
“Code”)) and/or to obtain or to comply with any required permit (including the Building Permit); (ii) to comply with any request by the Tenant for modifications to Landlord’s Work; (iii) to make reasonable, but
minor, adjustments in order to comport with good design, engineering, and construction practices; or (iv) to make reasonable adjustments for field deviations or conditions encountered during the performance of Landlord’s Work. 
  
 4.3. Selection of Materials. Etc. Where more than one
type of material or structure is indicated on the Greenhouse Construction Drawings approved by Landlord and Tenant, the option will be within Tenant’s reasonable discretion. As to all building materials and equipment that Landlord is obligated
to supply under this Work Letter, Landlord shall select the manufacturer thereof in Landlord’s reasonable discretion. 
  
 4.4. Delivery of the Premises. When Landlord’s Work is Substantially Complete, subject to the remaining terms and provisions
of this Section, Tenant shall accept the Premises in their then existing condition. Tenant’s taking possession and acceptance of the Premises shall not constitute a waiver of: (i) any warranty, including those with respect to workmanship
(including installation of equipment) or material (exclusive of equipment provided directly to Tenant by manufacturers), (ii) any non-compliance of Landlord’s Work with Legal Requirements (including the Code), or (iii) any claim that
Landlord’s Work was not completed substantially in accordance with the Greenhouse Construction Drawings (subject to Minor Variations and such other changes as are permitted hereunder) (collectively, a “Construction
Defect”). Tenant shall have 1 year after Substantial Completion within which to notify Landlord of any such Construction Defect discovered by Tenant, and Landlord shall use reasonable efforts to remedy or cause the
responsible contractor to remedy any such Construction Defect within 30 days thereafter. Notwithstanding the foregoing, Landlord shall not be in default under the Lease if: 
  
 (a) with respect to Construction Defects that Landlord reasonably determines, in good faith, involve or may
involve structural components of the Premises or pose or may pose a significant risk of personal injury or substantial property damage (“Serious Construction Defects”), the applicable contractor, despite
Landlord’s reasonable efforts, fails to remedy such Construction Defect within such 30-day period, but Landlord, within 30 days thereafter, commences and diligently and continuously pursues such remedial action to completion, at Landlord’s
sole cost and expense; 
  
 (b) with respect to
Construction Defects that Landlord reasonably determines, in good faith, are not Serious Construction Defects or involve Tenant’s Property, the applicable contractor, despite Landlord’s reasonable efforts, fails to remedy such Construction
Defect within such 30-day period, in which case Landlord shall have no further obligation with respect to such Construction Defect other than to cooperate, at no cost to Landlord, with Tenant should Tenant elect to pursue a claim against such
contractor, provided that Tenant indemnifies and holds Landlord harmless from and against any liability, loss, cost, damage or expense in connection with any such claim; or 
  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 7

  

 (c) with respect to any part of Landlord’s Work, any action by Tenant to the
extent such action results in the invalidation of any otherwise enforceable warranty or bond that would cover the cost of remedying such Construction Defect. 
  
 Any determination made by Landlord pursuant to paragraph (a) or (b) above shall be deemed reasonable and in good faith if based on advice received by Landlord from an
independent and duly licensed design or construction consultant (a “Defect Consultant”). Tenant may ask a Defect Consultant to provide written confirmation of the advice given Landlord in connection with a
determination by Landlord that a specific Construction Defect is not a Serious Construction Defect if, and only if, (i) Tenant gives Landlord Notice of such desire within 3 business days after receiving Notice of Landlord’s determination, and
(ii) Tenant is solely responsible for any fee, cost, charge, or other assessment imposed by the Defect Consultant for providing such written confirmation; provided, however, that Tenant understands and agrees that Landlord’s
waiver of the potential conflict of interest facing the Defect Consultant shall be strictly limited to the advice, and only the advice, given Landlord in the specific instance in question and shall not apply, under any circumstances, to any other
advice or matters that may be the subject of the services provided to Landlord by the Defect Consultant. 
  
 Landlord shall use commercially reasonable efforts to cause the following to be included in the agreement (generally, a “Development
Agreement”) entered into with the Greenhouse Contractor, and Tenant shall use commercially reasonable efforts to cause the following to be included in the Development Agreement entered into with the Greenhouse Architect (i) an
express statement or agreement by each such Developer that Tenant (if Landlord is the contracting party) or Landlord (if Tenant is the contracting party) is an “intended third party beneficiary” with respect to all express representations
and warranties contained in such Developer’s Development Agreement and with respect to all warranties implied, at law or in equity, from the relationship created by such Developer’s Development Agreement or from the work performed by or on
behalf of such Developer pursuant to such Developer’s Development Agreement; (ii) express representations and warranties from each Developer that are “industry standard” for such professionals when providing services to Similar
Facilities in the Sub-Market, which representations and warranties also shall be expressly assignable to Tenant (if Landlord is the contracting party) or Landlord (if Tenant is the contracting party) and, as to the Greenhouse Architect, shall
include, but not be limited to, a representation or warranty that the Greenhouse Construction Drawings prepared by or on behalf of the Greenhouse Architect comply with all applicable Legal Requirements (including the Code), subject to Minor
Variations and such other changes as are permitted hereunder; (iii) as to the Greenhouse Architect, an express requirement that the Greenhouse Architect obtain and/or maintain errors and omissions insurance with a minimum limit of not less than
$2,000,000.00; (iv) as to each Developer, an express requirement that Tenant (if Landlord is the contracting party) or Landlord (if Tenant is the contracting party) be added as an additional insured under any insurance for which the contracting
party is to be named an additional insured; and (v) as to the Greenhouse Contractor, an express requirement that the Greenhouse Contractor direct all manufacturers supplying equipment to be installed in the Greenhouse to name both Landlord and
Tenant as the parties entitled to the benefits of the manufacturers’ equipment warranties. In all events, Tenant shall be entitled to receive the benefit of all design and construction warranties and all manufacturers’ equipment warranties
for equipment installed in the Greenhouse, and Landlord, if requested by Tenant, will cooperate with Tenant in obtaining the benefit of all such warranties (subject to the limitations described in paragraphs (a), (b), and (c) above). If requested by
Tenant, Landlord shall use commercially reasonable efforts to obtain extended warranties from the manufacturers and suppliers of any equipment to be 

  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 8

  

 
installed in the Greenhouse, provided that the cost of any such extended warranties shall be subject to Tenant’s approval and, unless paid directly by
Tenant, at Tenant’s option, shall be paid solely out of the Construction Fund. Within 5 days after receiving Notice from Tenant identifying punch list items, Landlord shall undertake the correction of such punch list items and shall complete,
or cause to be completed, the correction of all punch list items within 20 days thereafter; provided, however, if the nature of the punch list items are such that they reasonably require more than 20 days to correct, then Landlord
shall not be deemed to be in default hereunder if Landlord commences such correction within said 20-day period and thereafter diligently pursues the same to completion; provided further, however, that such correction shall be completed
no later than 45 days from the date of Tenant’s Notice regarding punch list items (subject to Force Majeure Delays). 
  
 4.5. Commencement Date Delay. The Commencement Date shall occur when Landlord’s Work has been Substantially Completed (the
“Completion Date”), except to the extent that completion of Landlord’s Work shall have been actually delayed by any one or more of the following causes (a “Tenant Caused Delay”): 
  
 (a) Tenant’s Representative was not available to give
or receive any Communication (in the manner required under the notice provisions contained in Section 44(a) of the Lease) or to take any other action required to be taken by Tenant hereunder, 
  
 (b) Any Change Request, whether or not the
“Change” (as defined in Section 5) that is the subject of the Change Request is actually performed; 
  
 (c) Construction of any Change; 
  
 (d) Tenant’s request for materials, finishes, or installations requiring unusually long lead times; 
  
 (e) Tenant’s delay in causing the Greenhouse Architect
to prepare, revise, deliver, or submit, or to address Comments regarding, specifications, plans, drawings, or other materials beyond the periods set forth herein; 
  
 (f) Tenant’s delay in providing information critical to the normal progression of Landlord’s Work
(Tenant shall provide such information as soon as reasonably possible, but in no event longer than 1 week after receipt of any request for such information from Landlord that is transmitted in the manner required under the notice provisions
contained in Section 44(a) of the Lease); 
  
 (g) Tenant’s delay in making payments to Landlord for “Excess Construction Costs” (as defined in Section 6.4); 
  
 (h) Any delay in the timely completion of Landlord’s Work caused by Tenant’s inability to obtain from the appropriate
Governmental Authorities all necessary approvals of a revised site plan for the Site that reflects Tenant’s redesign of the Greenhouse; or 
  
 (i) Any other act or omission by Tenant or its agents, contractors, or persons employed by any of such persons. 
  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 9

  

 If the Commencement Date is delayed for any of the foregoing reasons, then Landlord shall cause the Greenhouse
Architect to certify the date on which Landlord’s Work would have been Substantially Completed but for such Tenant Caused Delay and such certified date shall be the Commencement Date under the Lease. 
  
 5. Changes. Any changes requested by Tenant to Landlord’s Work
(“Changes”) after the mutual approval of the Greenhouse Construction Drawings shall be requested and instituted in accordance with the provisions of this Section and shall be subject to the written approval of Landlord and the
Greenhouse Architect, such approval not to be unreasonably withheld, conditioned, or delayed. 
  
 5.1. Tenant’s Right to Request Changes. Tenant shall request Changes, if any, by giving Notice to Landlord in substantially
the same form as the AIA standard change order form (a “Change Request”), which Change Request shall detail the nature and extent of any such Change. Tenant’s Representative must sign such Change Request. Landlord, before
proceeding with any Change, shall use commercially reasonable efforts to respond to Tenant as soon as reasonably possible with an estimate of: (i) the period of time, if any, that the Change will extend the date on which Landlord’s Work will be
Substantially Complete; and (ii) the architectural and engineering fees and costs that will be incurred to analyze such Change Request. Within 10 business days after Landlord’s receipt of the Change Request (or such longer period of time as is
reasonably required depending on the extent of the Change Request), Landlord shall submit to Tenant a written analysis of the additional cost or savings involved, including, without limitation, architectural and engineering costs and the period of
time, if any, that the Change will extend the date on which Landlord’s Work will be Substantially Complete. Any such delay in the completion of Landlord’s Work caused by a Change, including any suspension of Landlord’s Work while any
such Change is being evaluated and/or designed, shall be a Tenant Caused Delay. Notwithstanding the foregoing, Landlord’s Work may not be suspended as a result of any Change Request unless specifically approved by Tenant. 
  
 5.2. Implementation of Changes. If Tenant: (i)
approves in writing the cost or savings and the estimated extension in the time for completion of Landlord’s Work, if any, and (ii) deposits with Landlord any Excess Construction Costs required in connection with any Change, Landlord shall
cause the approved Change to be instituted. Notwithstanding any approval or disapproval by Tenant of any estimate of the delay caused by such proposed Change, the Greenhouse Architect’s determination of the amount of Tenant Caused Delay in
connection with such Change shall be final and binding on Landlord and Tenant. 
  
 6. Costs. 
  
 6.1. Budget for Landlord’s Work. Before commencing Landlord’s Work, Landlord shall obtain a detailed budget (the “Budget”), by trade, of the costs incurred or that will be incurred in connection with the
design, permitting, and construction of Landlord’s Work (the “Greenhouse Costs”). The Budget shall be based upon the Greenhouse Construction Drawings and shall include a payment to Landlord of administrative rent
(“Administrative Rent”) equal to 2.50% of the Greenhouse Costs for administering, monitoring, and inspecting Landlord’s Work, which sum shall be payable from the Construction Fund. Such Administrative Rent shall include,
without limitation, all out-of-pocket costs, expenses, and fees incurred by or on behalf of Landlord arising from, out of, or in connection with, such administration, monitoring, and inspection of Landlord’s Work. Landlord shall have the right

  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 10

  

 
(but not the obligation) to engage a project or development manager to assist in performing such administration, monitoring, and inspection of
Landlord’s Work and any payments to any such manager (excluding payments for any services performed by such manager at Tenant’s direct request or direction) shall be payable from Administrative Rent. 
  
 6.2. Payment for Landlord’s Work; Construction
Allowance. Landlord shall provide to Tenant a “Construction Allowance” (as defined in Section 3(b)(ii) of the Lease) of not more than $3,000,000.00 (adjusted for any amounts actually received by Landlord as
reimbursement under Sections 19.b. or 19.d. of the Ground Lease and retained by Landlord pursuant to the terms and condition of the Cost Sharing Agreement) for the payment of all “Construction Costs” (as defined in Section
3(b)(ii) of the Lease), subject to the terms hereof and the terms of the Lease. Within 5 business days after Tenant’s receipt of the Budget from Landlord, Tenant shall give Landlord Notice of how much of the Construction Allowance Tenant
has elected to receive from Landlord. Such election shall be final and binding on Tenant, and may not thereafter be modified without Landlord’s consent, which may granted or withheld in Landlord’s sole and absolute discretion. If the
Budget for Landlord’s Work is greater than the Construction Allowance, Tenant shall deposit with Landlord the difference, in cash, prior to the commencement of Landlord’s Work, for disbursement by Landlord to pay Construction Costs.

  
 6.3. Costs Includable in Construction
Allowance. The Construction Allowance shall be used solely for the payment of design, permitting, and construction costs in connection with Landlord’s Work, including, without limitation, the cost of preparing the Greenhouse Design Program,
the Greenhouse Schematic Plans, the Greenhouse Design Development Plans, and the Greenhouse Construction Drawings, all costs set forth in the Budget, including Administrative Rent and Landlord’s out-of-pocket expenses and other costs resulting
from Tenant Caused Delays and the cost of Changes, to the extent of the Construction Allowance. The items that may be paid for using the Construction Allowance include, without limitation, the shell and core of the Greenhouse, the site improvements
appurtenant to the Greenhouse, HVAC systems, utility distribution systems, laboratory benches and casework, and hazardous waste containment equipment Notwithstanding anything to the contrary contained herein, the Construction Allowance shall not be
used to pay for trade fixtures, emergency generators or related emergency power equipment furniture, personal property, or other non-building system materials or equipment, including, but not limited to, modular plant growth rooms, biological safety
cabinets, and scientific equipment not incorporated into the Greenhouse. 
  
 6.4. Excess Construction Costs. It is understood and agreed that Landlord is under no obligation to bear any portion of the cost of any of Landlord’s Work except to the extent of the Construction Allowance
(as adjusted). Notwithstanding Section 6.1 above, if at any time and from time-to-time Landlord reasonably determines that the actual cost of certain services or materials required for Landlord’s Work will exceed the line item in the
Budget for such services or materials, Landlord shall give Notice to Tenant of same and Tenant thereafter either shall approve or disapprove the excess line item cost, within 5 business days after Landlord’s Notice. If Tenant approves the
excess line item cost, Landlord shall proceed with Landlord’s Work and the excess line item cost will be included in Construction Costs and may be paid from the Construction Allowance (if sufficient). If Tenant disapproves the excess line item
cost, Landlord and Tenant shall reasonably and in good faith seek means by which to mitigate or eliminate such excess line item cost. Any excess line item cost not approved by Tenant shall not be included in Construction Costs and may not be paid
from the Construction 

  

			
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	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 11

  

 
Allowance. Subject to the foregoing limitations on Construction Costs payable from the Construction Allowance, if at any time and from time-to-time Landlord
reasonably determines that the remaining Construction Costs under the Budget exceed the remaining unexpended Construction Allowance (as adjusted), Landlord shall give Notice to Tenant of same and Tenant thereafter shall deposit with Landlord, as a
condition precedent to Landlord’s obligation to complete Landlord’s Work, 100.00% of the then current Construction Costs in excess of the remaining Construction Allowance (“Excess Construction Costs”). If Tenant fails to
deposit with Landlord, or deposits with Landlord after the date demanded in Landlord’s Notice (which shall not be less than 5 business days after Landlord’s Notice), the amount of any Excess Construction Costs, Landlord shall have all of
the rights and remedies set forth in the Lease for nonpayment of Rent (including, but not limited to, the right to interest at the Default Rate and the right to assess a late charge), and for purposes of any litigation instituted with regard to such
amounts the same will be considered Rent. Such deposits of Excess Construction Costs, together with the Construction Allowance (as adjusted) and any funds deposited by Tenant pursuant to Section 6.2 above, are herein referred to as the
“Construction Fund”. Funds deposited by Tenant to pay Excess Construction Costs shall be the first thereafter disbursed to pay Construction Costs. If upon Substantial Completion of Landlord’s Work and the payment of all sums
due in connection therewith there are undisbursed portions of the Construction Fund, Tenant shall be entitled to such undisbursed portions solely to the extent of any deposits of Excess Construction Costs actually made by Tenant with Landlord.

  
 7. Tenant Access. 
  
 7.1. Tenant’s Access Rights. Landlord hereby
agrees to permit Tenant access to the Premises, at Tenant’s sole risk and expense, (i) 30 days prior to the Commencement Date to perform any work (“Tenant’s Work”) required by Tenant other than Landlord’s Work
(including, as examples only, installation of telephones, cables, and, to the extent reasonably practical, trade fixtures and furniture), provided that such Tenants Work is coordinated with the Greenhouse Architect and the Greenhouse Contractor and
complies with the Lease and all other reasonable restrictions and conditions Landlord may impose, and (ii) prior to the completion of Landlord’s Work, to inspect and observe work in process; all such access shall be during normal business hours
or at such other times as are reasonably designated by Landlord. Notwithstanding the foregoing, Tenant shall have no right to enter onto the Premises unless and until Tenant shall deliver to Landlord evidence reasonably satisfactory to Landlord
demonstrating that any insurance reasonably required by Landlord in connection with such pre-commencement access (including, but not limited to, any insurance that Landlord may require pursuant to the Lease) is in full force and effect. 

 
 7.2. No Interference. Neither Tenant nor its
employees, consultants, agents, contractors, and suppliers shall interfere with the performance of Landlord’s Work, nor with any inspections or issuance of final approvals by Durham County, North Carolina, or the City of Durham, and upon any
such interference, Landlord shall have the right to exclude Tenant and Tenant’s employees, consultants, agents, contractors, and suppliers from the Premises until Substantial Completion of Landlord’s Work. 
  
 7.3. No Acceptance of Premises. So long as Tenant
engages only in the activities enumerated in Section 7.1, the fact that Tenant, with Landlord’s consent, may enter the Premises prior to the date Landlord’s Work is Substantially Complete shall not be deemed an acceptance by Tenant
of possession of the Premises, but in such event Tenant shall indemnify and hold Landlord harmless from any loss of or damage to Tenant property, 

  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 12

  

 
completed work, fixtures, equipment, materials or merchandise, and from liability for death of, or injury to, any person, caused by the willful misconduct or
negligence of Tenant or its agents. 
  
 8. Notification of
Delays. Not less than once each calendar month beginning the date of this Work Letter and continuing through the Commencement Date, Landlord shall deliver to Tenant written notification of the number of days during the immediately preceding
calendar month Landlord’s performance under this Work Letter or the Lease was delayed as a result of Tenant Caused Delays or Force Majeure Delays, which written notification shall also include a description of the nature of such Tenant Caused
Delay or Force Majeure Delay. 
  
 9. Miscellaneous

  
 9.1. Consents. Whenever consent or
approval of either party is required under this Work Letter, that party shall not unreasonably withhold, condition, or delay such consent or approval, except as may be expressly set forth herein to the contrary. Notwithstanding the foregoing, and
regardless of any standard that may be applicable to any consent or approval rights given to Landlord hereunder, Landlord shall be justified in withholding, and shall not incur any liability for so withholding, any consent or approval to any action,
document, or matter that Landlord determines, in its sole and absolute discretion, will or might adversely affect Landlord’s status as a “real estate investment trust”. 
  
 9.2. Modification. No modification, waiver, or amendment of this Work Letter or of any of its
conditions or provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 
  
 9.3. Counterparts. This Work Letter may be executed in any number of counterparts, each of which shall be deemed an original and
all of which, taken together, shall constitute a single agreement with the same effect as if all parties had signed the same signature page. Any signature page from any counterpart of this Work Letter, signed only by one party, may be detached from
such counterpart and re-attached to any other counterpart of this Work Letter that has a signature page signed only by the other party. 
  
 9.4. Governing Law. This Work Letter shall be governed by, construed and enforced in accordance with the internal laws of the state
in which the Premises are located, without regard to choice of law principles of such State. 
  
 9.5. Time of the Essence. Time is of the essence of this Work Letter and of each and all provisions thereof. 
  
 9.6. Severability. If any term or provision of this
Work Letter is declared invalid or unenforceable, the remainder of this Work Letter shall not be affected by such determination and shall continue to be valid and enforceable. 
  
 9.7. Merger. All understandings and agreements, oral or written, heretofore made between the parties
hereto and relating to Landlord’s Work are merged in this Work Letter, which alone (but inclusive of provisions of the Lease incorporated herein and the final approved constructions drawings and specifications prepared pursuant hereto) fully
and completely expresses the agreement between Landlord and Tenant with regard to the matters set forth in this Work Letter. 
  

			
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	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 13

  

 9.8. Interpretation. The normal rule of construction to the effect that any
ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Work Letter or any schedules or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other
gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Work Letter are for convenience only and in no way define, limit or otherwise describe the scope or
intent of this Work Letter, or any provision hereof, or in any way affect the interpretation of this Work Letter. 
  
 9.9. Attorneys Fees. If either Landlord or Tenant reasonably seeks legal services with respect to the proper interpretation or
enforcement of this Work Letter, the party receiving substantially the result it sought or defended (the “Prevailing Party”), whether by award, judgment, stipulation, settlement, workout, default, or otherwise and whether or not any
legal action may have been instituted or instituted and then voluntarily dismissed, shall be entitled to recover from the adverse party all reasonable fees and costs incurred by the Prevailing Party in connection with such legal services
(“Legal Fees”). Legal Fees include, without limitation, (i) fees, costs, and expenses of any engineers, accountants, appraisers, consultants, brokers, and other professionals or experts retained or consulted by the Prevailing Party,
and other costs and expenses of investigation or analysis incurred by the Prevailing Party in support of its position, and (ii) all such fees, costs, and expenses incurred in any aspect of the legal process, whether out-of-court negotiations,
mediation, arbitration, commencement of suit, discovery, law and motion, trial, appellate proceedings, or any action or participation in, or in connection with, any case or proceeding under Chapter 7, 11, or 13 of the Bankruptcy Code, 11 U.S.C.
Section 101 et seq., or any successor statutes. 
  
 9.10. No Third Party Benefits. Landlord and Tenant do not intend by any provision of this Work Letter to confer any right, remedy, or benefit upon any third party, and no third party shall be entitled to
enforce, or otherwise shall acquire any right, remedy, or benefit by reason of, any provision of this Work Letter. 
  
 9.11. No Waiver; Remedies Cumulative. No purported waiver of any provision of this Work Letter shall be binding unless such waiver
is in writing and signed by the party to be bound. In addition, no waiver of any provision of this Work Letter shall be deemed, or shall constitute, a waiver of any other provision of this Work Letter, whether or not similar, nor shall any waiver
constitute a continuing waiver. Further, no failure to exercise and no delay in exercising any power, right, remedy, or privilege under this Work Letter shall impair such power, right, remedy, or privilege or shall be deemed, or shall constitute, a
waiver of any default under this Work Letter or acquiescence therein, nor shall any single or partial exercise of any such power, right, remedy, or privilege preclude any other or further exercise thereof or of any other power, right, remedy, or
privilege. Finally, all powers, rights, remedies, and privileges existing under this Work Letter are cumulative, in addition to, and not exclusive of any other powers, rights, remedies, or privileges otherwise available to the parties to this Work
Letter. 
  
 9.12. Incorporation by
Reference. All schedules attached hereto are hereby incorporated into this Lease and made a part hereof. If there is any conflict between such schedules and the terms of this Work Letter, such schedules shall control. 
  
 9.13. Entire Agreement. This Work Letter is made as a
part of and pursuant to the Lease and, together with the Lease, constitutes the entire agreement of the parties with respect to the subject matter hereof. This Work Letter is subject to all of the terms and limitation set forth in the Lease, and
neither party shall have any rights or remedies under this Work Letter separate and apart from their respective remedies pursuant to the Lease. 
  
 [ Signatures on Next Page ] 
  

			
	 Work Letter [Greenhouse]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 14

  

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter to be effective on the date
first above written. 
  

			
	TENANT:
	
	PARADIGM GENETICS, INC.,        (SEAL)
	a Delaware corporation
		
	By:	 	/s/    JOHN A. RYALS        
	 	 	John A. Ryals
	 	 	CEO and President

  

					
		
	 ATTEST:
	 	/s/    HENRY P.
NOWAK        

					
	 Its
	 	 	 	 Secretary

  
 [CORPORATE SEAL] 
  

							
	LANDLORD:	 	 
	
	ARE-104 ALEXANDER ROAD, LLC,        (SEAL)
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,        (SEAL)
	 	 	a Delaware limited partnership, managing member
			
	 	 	 By:
	 	ARE-QRS CORP.,        (SEAL)
	 	 	 	 	a Maryland corporation, general partner
				
	 	 	 	 	By:	 	/s/    LYNN ANNE
SHAPIRO        
	 	 	 	 	Print Name:	 	Lynn Anne Shapiro
	 	 	 	 	Print Title:	 	General Counsel

  

					
		
	 ATTEST:
	 	/s/    LAURIE A.
ALLEN        

					
	 Its
	 	 	 	 Secretary

  
 [CORPORATE SEAL] 
  
 ARE-QRS Corp. 
  
 1996 
  
 Maryland 
  

  
 Schedule A to Work Letter

 [Phase 1B: Greenhouse] 
  
 Development Schedule 
  

			
	 Event

	  	 Date

	Final approval of Greenhouse Design Program pursuant to Section 2.3	  	Done; 08/25/99
		
	Delivery to Landlord of construction plans portion of Greenhouse Construction Drawings pursuant to Section 2.6	  	Done; 03/03/00
		
	Delivery to Landlord of remainder of Greenhouse Construction Drawings	  	03/27/00
		
	Final approval of Greenhouse Construction Drawings pursuant to Section 3	  	04/14/00
		
	Issuance of Building Permit	  	04/14/00
		
	Commencement of construction of Base Building Work	  	Within 3 business days after Tenant obtains necessary permits
		
	Issuance of building permit for Tenant Improvements	  	N/A
		
	Commencement of construction of Tenant Improvements	  	N/A
		
	Substantial Completion of Landlord’s Work	  	11/01/00
		
	Issuance of Temporary Certificate of Occupancy	  	11/01/00

  

  
 EXHIBIT D 

 
 COMMENCEMENT DATE; TERM 
  
 This Acknowledgment, dated
                    , 2000, is given by ARE-104 ALEXANDER ROAD, LLC, a Delaware limited liability company (“Landlord”), and
PARADIGM GENETICS, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of the Lease Agreement [Phase 1B: Greenhouse] dated April     , 2000 (the “Lease”), between
Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 
  
 Tenant and Landlord hereby acknowledge and agree that, for all purposes related to the Lease, the “Commencement Date” shall be
                    , 2000, and the initial “Term” shall expire on
                    , 2010. 
  
 IN WITNESS WHEREOF, Tenant and Landlord have executed this Acknowledgment as of the date first above written. 
  

							
	TENANT:
	
	PARADIGM GENETICS, INC.,        (SEAL)
	a Delaware corporation
		
	 By:
	 	 
	 Its:
	 	 
	
	LANDLORD:
	
	ARE-104 ALEXANDER ROAD, LLC,        (SEAL)
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,        (SEAL)
	 	 	a Delaware limited partnership, managing member
			
	 	 	 By:
	 	ARE-QRS CORP.,        (SEAL)
	 	 	 	 	a Maryland corporation, general partner
				
	 	 	 	 	 By:
	 	 
	 	 	 	 	 Its:
	 	 

  

  
 EXHIBIT E 

 
 CONSTRUCTION COSTS; DISBURSED CONSTRUCTION ALLOWANCE;

 EXCESS DISBURSED CONSTRUCTION ALLOWANCE; IMPROVEMENT RENT 
  
 This Acknowledgment, dated
                                        ,
2000, is given by ARE-104 ALEXANDER ROAD, LLC, a Delaware limited liability company (“Landlord”), and PARADIGM GENETICS, INC., a Delaware corporation (“Tenant”), and is attached to and
made a part of the Lease Agreement [Phase 1B: Greenhouse] dated April     , 2000 (the “Lease”), between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall
have the meanings given them in the Lease. 
  
 Tenant and Landlord
hereby acknowledge and agree that, for all purposes related to the Lease, the aggregate “Construction Costs” shall be
$                    , the aggregate “Disbursed Construction Allowance” shall be
$                    , the aggregate “Excess Disbursed Construction Allowance” shall be
$                     , and the initial equal monthly installments of “Improvement Rent” shall be
$                    . 
  
 IN WITNESS WHEREOF, Tenant and Landlord have executed this Acknowledgment as of the date first above written. 
  

							
	TENANT:
	
	 PARADIGM GENETICS, INC.,        (SEAL)

	 a Delaware corporation

		
	By:	 	 
	 Its:
	 	 
	
	LANDLORD:
	
	 ARE-104 ALEXANDER ROAD, LLC,         (SEAL)

	 a Delaware limited liability company

		
	 By:
	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,         (SEAL)

	 	 	a Delaware limited partnership, managing member
			
	 	 	By:	 	 ARE-QRS CORP.,        (SEAL)
 a Maryland corporation, general partner

				
	 	 	 	 	 By:
	 	 
	 	 	 	 	 Its:
	 	 

  

  
 EXHIBIT F 

 
 ORIGINAL SECURITY AMOUNT 
  
 This Acknowledgment, dated
                                , 2000, is given by ARE-104 ALEXANDER ROAD, LLC, a
Delaware limited liability company (“Landlord”), and PARADIGM GENETICS, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of the Lease Agreement [Phase
1B: Greenhouse] dated April     , 2000 (the “Lease”), between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

 
 Tenant and Landlord hereby acknowledge and agree that, for all purposes
related to the Lease, the “Original Security Amount” shall be $                    . 
  
 IN WITNESS WHEREOF, Tenant and Landlord have executed this Acknowledgment as
of the date first above written. 
  

							
	TENANT:
	
	 PARADIGM GENETICS, INC.,         (SEAL)

	 a Delaware corporation

		
	By:	 	 
	 Its:
	 	 
	
	LANDLORD:
	
	 ARE-104 ALEXANDER ROAD, LLC,         (SEAL)

	 a Delaware limited liability company

		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,         (SEAL)

	 	 	a Delaware limited partnership, managing member
			
	 	 	 By:
	 	 ARE-QRS CORP.,         (SEAL)

	 	 	 	 	a Maryland corporation, general partner
				
	 	 	 	 	 By:
	 	 
	 	 	 	 	 Its:
	 	 

  

  
 EXHIBIT G 

 
 RULES AND REGULATIONS 
  
 (a) The sidewalk, entries, and driveways of the Project shall not be
obstructed by Tenant, or its agents, or used by them for any purpose other than ingress and egress to and from the Premises. 
  
 (b) Tenant shall not place any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its
Premises, or on the roof of the Project. 
  
 (c) No animals shall
be allowed in the offices, halls, or corridors in the Project, except for seeing-eye dogs and any other animals that may be reasonably necessary to the Permitted Use. 
  
 (d) Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio or musical
instrument or by the making of loud or improper noises. 
  
 (e) If
Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will
be permitted. Any such installation or connection shall be made at Tenant’s expense. 
  
 (f) Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for
heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project. 
  
 (g) Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the overnight parking of operative vehicles,
no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked
vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as
specified by Landlord. 
  
 (h) Tenant shall maintain the Premises
free from rodents, insects and other pests. 
  
 (i) Landlord
reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the
Project. 
  
 (j) Tenant shall not cause any unnecessary labor by
reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of
Tenant by the janitors or any other employee or person. 
  

			
	 Rules and Regulations
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 2

  

 (k) Tenant shall give Landlord prompt Notice of any defects in the water, lawn sprinkler, sewage, gas
pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. 
  
 (l) Tenant shall not permit storage outside the Premises, including without limitation, outside storage of trucks and other vehicles, or dumping of waste
or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 
  
 (m) All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure areas, if any, provided for
that purpose. 
  
 (n) No auction, public or private, will be
permitted on the Premises or the Project. 
  
 (o) No awnings shall
be placed over the windows in the Premises except with the prior written consent of Landlord. 
  
 (p) The Premises shall not be used for lodging, sleeping, or cooking (except to the extent contemplated in the plans and specifications for the Premises approved by Landlord) or for any immoral or illegal purposes or
for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 
  
 (q) Tenant shall ascertain from Landlord the maximum amount of electrical current that can safely be used in the Premises, taking into account the
capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s consent to the installation of electric equipment shall not relieve Tenant from the
obligation not to use more electricity than such safe capacity. 
  
 (r) Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air
waves which may be transmitted beyond the Premises. 
  

  
 EXHIBIT H 

 
 TENANT’S PERSONAL PROPERTY 
  
 Emergency diesel generator(s) 
  
 De-ionized water system pumps, tanks, and fixtures [point of use systems only] 
  
 Nitrogen gas system manifolds and LN2 storage tanks 
  

Uninterruptable Power Supply [UPS] with battery array 
  
 Computer Disk arrays and support equipment 
  
 Modular Plant Growth Rooms 
  
 Modular (0-56C) environmental rooms 
  
 Autoclaves
with internal steam supply [stand alone, movable, and not built in only] 
  
 Glassware washer and dryer [stand alone, movable, and not built in only] 
  
 All incubators 
  
 All biological safety cabinets [non-ducted]

  
 All laminar flow hoods [non-ducted] 
  
 Non-HVAC monitoring and control systems 
  
 Non-sprinkler Fire Suppression Systems 
  
 All Telephone-LAN-Video Communications Systems 
  
 Chemical spray booth 
  
 Soil handling equipment 
  
 Air compressor 
  
 Benches, racks, and canopies [stand alone, movable, and not built in only] 
  

  
 EXHIBIT I 

 
 ESTOPPEL CERTIFICATE 
  
 This TENANT ESTOPPEL CERTIFICATE (“Certificate”), dated as
of                             ,
            , is executed by PARADIGM GENETICS, INC., a Delaware corporation (“Tenant”), in favor of
                                        
                    , a
                                        ,
together with its nominees, designees and assigns (collectively, “Buyer”), and in favor of
                                        
                    , a
                                        ,
together with its nominees, designees and assigns (collectively, “Lender”). 
  
 RECITALS 
  
 A.
Buyer and ARE-104 ALEXANDER ROAD, LLC, a Delaware limited liability company (“Landlord”), have entered into that certain Purchase and Sale Agreement and Joint Escrow Instructions, dated as of
                        ,              (the
“Purchase Agreement”), whereby Buyer has agreed to purchase, among other things, Landlord’s interests in the improved real property located in the City of Durham, County of Durham, State of North Carolina, more particularly
described on Exhibit A attached to the Purchase Agreement (the “Property”). 
  
 B. Tenant and Landlord have entered into that certain Lease Agreement [Phase 1B: Greenhouse], dated as of April     , 2000
(together with all amendments, modifications, supplements, guarantees and restatements thereof, the “Lease”), for a portion of the Property. 
  
 C. Pursuant to the Lease, Tenant has agreed that upon the request of Landlord, Tenant would execute and deliver an estoppel certificate certifying the
status of the Lease. 
  
 D. In connection with the Purchase
Agreement, Landlord has requested that Tenant execute this Certificate with an understanding that Lender will rely on the representations and agreements below in granting to Buyer a loan. 
  
 NOW, THEREFORE, Tenant certifies, warrants, and represents to Buyer and Lender as follows: 
  
 Section 1. Lease. 
  
 Attached hereto as Exhibit B is a true, correct and complete copy of
the Lease, including the following amendments, modifications, supplements, guarantees and restatements thereof, which together represent all of the amendments, modifications, supplements, guarantees and restatements thereof: 
  
                                       
                                        
                                        
                                        
                                        
                                        
                    
                                       
                                        
                                        
                                        
                                        
                                        
                    
                                       
                                        
                                        
                                        
                                        
                                        
                    
 (If none, please state
“None.”) 
  

			
	 Estoppel Certificate
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 2

  

 
Section 2. Leased Premises. 
  
 Pursuant to the Lease, Tenant leases those certain premises (the “Leased Premises”) consisting of approximately
                           rentable square feet within the Property, as more particularly described in the
Lease. In addition, pursuant to the terms of the Lease, Tenant has the [non-exclusive] right to use [         parking spaces/the parking area] located on the Property during the term of the Lease.
[Please cross-out the preceding sentence or portions thereof if inapplicable.] 
  
 Section 3. Full Force of Lease. 
  
 The Lease has been duly authorized, executed and delivered by Tenant, is in full force and effect, has not been terminated, and constitutes a legally valid instrument, binding and enforceable against Tenant in accordance with its terms,
subject only to applicable limitations imposed by laws relating to bankruptcy and creditor’s rights. 
  
 Section 4. Complete Agreement. 
  
 The Lease constitutes the complete agreement between Landlord and Tenant for the Leased Premises and the Property, and except as modified by the Lease
amendments noted above (if any), has not been modified, altered or amended. 
  
 Section 5. Acceptance of Leased Premises. 
  
 Tenant has accepted possession and is currently occupying the Leased Premises. 
  
 Section 6. Lease Term. 
  
 The term of the Lease commenced on
                    ,             , and ends on
                    ,             , subject to the following options to
extend: 
  
                                       
                                        
                                        
                                        
                                        
                                        
                    
                                       
                                        
                                        
                                        
                                        
                                        
                    
                                       
                                        
                                        
                                        
                                        
                                        
                    
 (If none, please state
“None.”) 
  
 Section 7. Purchase Rights.

  
 Tenant has no option, right of first refusal, right of
first offer, or other right to acquire or purchase all or any portion of the Leased Premises or all or any portion of, or interest in, the Property, except as follows: 
  
                                       
                                        
                                        
                                        
                                        
                                        
                    
                                       
                                        
                                        
                                        
                                        
                                        
                    
                                       
                                        
                                        
                                       
                                        
                                        
                      
 (If none, please state
“None.”) 
  
 Section 8. Rights of Tenant.

  
 Except as expressly stated in this Certificate, Tenant:

  
 (a) has no right to renew or extend the term
of the Lease; 
  

			
	 Estoppel Certificate
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 3

  

 (b) has no option or other right to purchase all or any part of the Leased Premises
or all or any part of the Property; 
  
 (c) has
no right, title, or interest in the Leased Premises, other than as Tenant under the Lease. 
  
 Section 9. Rent. 
  
 (a) The obligation to pay rent under the Lease commenced on                     . The rent under the Lease is
current, and Tenant is not in default in the performance of any of its obligations under the Lease. 
  
 (b) Tenant is currently paying base rent under the Lease in the amount of
$                     per month. Tenant has not received and is not presently entitled to any abatement, refunds, rebates, concessions or
forgiveness of base rent or other charges, free rent, partial rent, or credits, offsets or reductions in base rent, except as follows: 
  
                                       
                                        
                                        
                                        
                                        
                                        
           
                                       
                                        
                                        
                                        
                                        
                                        
           
                                       
                                        
                                        
                                        
                                        
                                        
           
 (If none, please state “None.”) 
  
 (c) Tenant is currently paying improvement rent under the
Lease in the amount of $                     per month. Tenant has not received and is not presently entitled to any abatement, refunds,
rebates, concessions or forgiveness of improvement rent or other charges, free rent, partial rent, or credits, offsets or reductions in improvement rent, except as follows: 
  
                                       
                                        
                                        
                                        
                                        
                                        
           
                                       
                                        
                                        
                                        
                                        
                                        
           
                                       
                                        
                                        
                                        
                                        
                                        
           
 (If none, please state “None.”) 
  
 (d) Tenant’s estimated share of operating expenses,
common area charges, insurance, real estate taxes and administrative and overhead expenses is             % and is currently being paid at the rate of
$                     per month, payable to:
                
                                       
                                        
                                        
                                        
                                        
 ; there currently are no existing defenses or offsets against rent due or to become due under the terms of the Lease, and, to the best of Tenant’s knowledge, there currently is no default or other wrongful act or omission by Landlord
under the Lease or otherwise in connection with Tenant’s occupancy of the Leased Premises, nor is there a state of facts that, with the passage of time or the giving of notice or both, could ripen into a default on the part of Tenant, or to the
best knowledge of Tenant, could ripen into a default on the part of Landlord under the Lease, except as follows: 
  
                                       
                                        
                                        
                                        
                                        
                                        
           
                                       
                                        
                                        
                                        
                                        
                                        
           
                                       
                                        
                                        
                                        
                                        
                                        
           
 (If none, please state “None.”) 
  

			
	 Estoppel Certificate
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 4

  

 Section 10. Security Deposit. 
  
 The amount of Tenant’s security deposit held by Landlord under the Lease is
$                    . 
  
 Section 11. Demolition Deposit. 
  
 The amount of Tenant’s demolition deposit held by Landlord under the Lease is
$                    . 
  
 Section 12. Prepaid Rent. 
  
 The amount of prepaid rent, separate from the security deposit, is
$                    , covering the period from
                    ,             , to
                    ,             . 
  
 Section 13. Insurance. 
  
 All insurance, if any, that Tenant is required to maintain under the Lease
is presently in effect. 
  
 Section 14. Pending Actions.

  
 There is not pending or, to the knowledge of Tenant,
threatened against or contemplated by the Tenant, any petition in bankruptcy, whether voluntary or otherwise, any assignment for the benefit of creditors, or any petition seeking reorganization or arrangement under the federal bankruptcy laws or
those of any state. 
  
 Section 15. Landlord’s
Performance. 
  
 As of the date of this Certificate, to the
best of Tenant’s knowledge, Landlord has performed all obligations required of Landlord pursuant to the Lease; no offsets, counterclaims, or defenses of Tenant under the Lease exist against Landlord; and no events have occurred that, with the
passage of time or the giving of notice, would constitute a basis for offsets, counterclaims, or defenses against Landlord, except as follows: 
  
                                       
                                        
                                        
                                        
                                        
                                        
                    
                                       
                                        
                                        
                                        
                                        
                                        
                    
                                       
                                        
                                        
                                        
                                        
                                        
                    
 (If none, please state
“None.”) 
  
 Section 16. Assignments by Landlord.

  
 Tenant has received no notice of any assignment,
hypothecation or pledge of the Lease or rentals under the Lease by Landlord. Tenant hereby consents to an assignment of the Lease and rents to be executed by Landlord to Buyer or Lender in connection with the Loan and acknowledges that said
assignment does not violate the provisions of the Lease. Tenant acknowledges that the interest of the Landlord under the Lease is to be assigned to Buyer or Lender solely as security for the purposes specified in said assignment and Buyer or Lender
shall have no duty, liability or obligation whatsoever under the Lease or any extension or renewal thereof, either by virtue of said assignment or by any subsequent receipt or collection of rents thereunder, unless Buyer or Lender shall specifically
undertake such liability 

  

			
	 Estoppel Certificate
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 5

  

 
in writing. Tenant agrees that upon receipt of a written notice from Buyer or Lender of a default by Landlord under the Loan, Tenant will thereafter pay rent
to Buyer or Lender in accordance with the terms of the Lease. 
  
 Section 17. Assignments by Tenant 
  
 Tenant has
not sublet or assigned the Leased Premises or the Lease or any portion thereof to any sublessee or assignee. No one except Tenant and its employees will occupy the Leased Premises. The address for notices to be sent to Tenant is as set forth in the
Lease. 
  
 Section 18. Environmental Matters. 

 
 The operation and use of the Leased Premises does not involve the
generation, treatment storage, disposal or release into the environment of any hazardous materials, regulated materials and/or solid waste, except those used in the ordinary course of operating a scientific research and development facility
(including laboratory, commercial greenhouse, and related administrative space) or otherwise used in accordance with all applicable laws. 
  
 Section 19. Succession of Interest. 
  
 Tenant agrees that, in the event Buyer or Lender succeeds to the interest of Landlord under the Lease: 
  
 (a) Buyer or Lender shall not be liable for any act or
omission of any prior landlord (including Landlord); 
  
 (b) Buyer or Lender shall not be liable for the return of any security deposit; 
  
 (c) Buyer or Lender shall not be bound by any rent or additional rent which Tenant might have prepaid under the Lease for more than the
current month; 
  
 (d) Buyer or Lender shall not
be bound by any amendments or modifications of the Lease made without prior consent of Buyer or Lender; 
  
 (e) Buyer or Lender shall not be subject to any offsets or defenses which Tenant might have against any prior landlord (including
Landlord); or 
  
 (f) Buyer or Lender shall not
be liable under the Lease to Tenant for the performance of Landlord’s obligations under the Lease beyond Buyer or Lender’s interest in the Property. 
  

Section 20. Notice of Default. 
  
 Tenant agrees to give Buyer and Lender a copy of any notice of default under the Lease served upon Landlord at the same time as such notice is given to
Landlord. Tenant further agrees that if Landlord shall fail to cure such default within the applicable grace period, if any, provided in the Lease, then Buyer or Lender shall have an additional 30 days within which to cure such default, or if such
default cannot be cured within such 30-day period, such 30-day period shall be extended so long as Buyer or Lender has commenced and is diligently 
  

			
	 Estoppel Certificate
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 6

  

 
pursuing the remedies necessary to cure such default (including, but not limited to, commencement of foreclosure proceedings, if necessary to effect such
cure, in which event the Lease shall not be terminated while such remedies are being pursued. 
  
 Section 21. Notification by Tenant. 
  
 From the date of this Certificate and continuing until                     ,
            , Tenant agrees to immediately notify Buyer and Lender, in writing by registered or certified mail, return receipt requested, at the following addresses, on the
occurrence of any event or the discovery of any fact that would make any representation contained in this Certificate inaccurate: 
  

					
	 If to Buyer:
	 	 	 	 If to Lender:

			
	  	 	 	 	  
	 	 	 	 	 
	 	 	 	 	 

  

					
	 With a copy to:
	 	 	 	 With a copy to:

			
	  	 	 	 	  
	 	 	 	 	 
	 	 	 	 	 

  
 Tenant makes this
Certificate with the knowledge that it will be relied upon by Buyer in agreeing to purchase the Property and by Lender in agreeing to provide financing for such purchase. 
  
 Tenant has executed this Certificate as of the date first written above by the person named below, who is duly authorized to
do so. 
  

			
	TENANT:
	
	 PARADIGM GENETICS, INC.,         (SEAL)

	 a Delaware corporation

		
	By:	 	 
	 Its:
	 	 

  

  
 Exhibit A 

 
 Legal Description 
  

  
 Exhibit B 

 
 Copy of Lease 
  

  
 EXHIBIT J 

 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

  
 This SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT
AGREEMENT is made and entered into as of                             ,
             (“Agreement”), by and between ARE-104 ALEXANDER ROAD, LLC, a Delaware limited liability company, together with its nominees, designees and assigns
(collectively, “Landlord”), PARADIGM GENETICS, INC., a Delaware corporation (“Tenant”), and
                                        
                    , a
                                        
                     (“Mortgagee”). 
  
 WHEREAS, Mortgagee is making a loan to Landlord and others evidenced by a certain promissory note (“Note”), and secured by, among
other things, a deed of trust/mortgage to be recorded prior hereto in the public records of the City of Durham, County of Durham, State of North Carolina (“Mortgage”) constituting a lien upon the real property interests described in
Exhibit A hereto (the” Property”); and 
  
 WHEREAS, Landlord and Tenant have entered into a Lease Agreement [Phase 1B: Greenhouse] dated as of April     , 2000 (“Lease”), for certain leased premises located in the Triangle Park
Research Center in Research Triangle Park, Durham County, North Carolina, containing or intended to contain a commercial greenhouse with approximately 31,776 net rentable square feet (hereinafter referred to as “Premises”); and

  
 WHEREAS, the Lease is subordinate to the Mortgage and
to the right, title, and interests of Mortgagee thereto and thereunder; and 
  
 WHEREAS, Mortgagee wishes to obtain from Tenant certain assurances that Tenant will attorn to Mortgagee in the event of a foreclosure by Mortgagee or the exercise of other rights under the Mortgage; and

  
 WHEREAS, Tenant wishes to obtain from Mortgagee certain
assurances that Tenant’s possession of the Premises will not, subject to the terms and conditions of this Agreement, be disturbed by reason of a foreclosure of the lien of the Mortgage on the Property; and 
  
 WHEREAS, Tenant and Mortgagee are both willing to provide such
assurances to each other upon and subject to the terms and conditions of this Agreement. 
  
 NOW, THEREFORE, in consideration of the above, the mutual promises hereinafter set forth, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties
hereto mutually agree as follows: 
  
 1.
Affirmation. Tenant hereby agrees that the Lease now is and shall be subject and subordinate in all respects to the Mortgage and to all renewals, modifications and extensions thereof until such time that the Mortgage is released,
satisfied or otherwise discharged, subject to the terms and conditions of this Agreement. Landlord and Tenant hereby affirm that the Lease is in full force and effect and that the Lease has not been 

  

			
	 Subordination Agreement [Loan]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 2

  

 
modified or amended. Mortgagee hereby confirms that it is the holder of the Note and the beneficiary of the Mortgage and has full power and authority to
enter into this Agreement. 
  
 2. Attornment and
Non-Disturbance. 
  
 (a) So long as
Tenant is not in default under the Lease (beyond Tenant’s receipt of notice from Landlord and any grace period granted Tenant under the Lease to cure such default) as would entitle the Landlord to terminate the Lease or would cause without any
further action of the Landlord, the termination of the Lease or would entitle the Landlord to dispossess Tenant thereunder, then Mortgagee agrees with Tenant that, in the event the interest of Landlord shall be acquired by Mortgagee or in the event
Mortgagee comes into possession of or acquires title to the Property by reason of foreclosure or foreclosure sale or the enforcement of the Mortgage or the Note or other obligation secured thereby or by a conveyance in lieu thereof, or as a result
of any other means, then: 
  
 (i) Subject to the
provisions of this Agreement, Tenant’s occupancy and possession of the Premises and Tenant’s rights and privileges under the Lease or any extensions, modifications or renewals thereof or substitutions therefor (in accordance with the Lease
and the Mortgage) shall not be disturbed, diminished or interfered with by Mortgagee during the term of the Lease (or any extensions or renewals thereof provided for in the Lease); 
  
 (ii) Mortgagee will not join Tenant as a party defendant in any action or proceeding for the purpose of
terminating Tenant’s interest and estate under the Lease because of any default under the Mortgage; and 
  
 (iii) The Lease shall continue in full force and effect and shall not be terminated except in accordance with the terms of the Lease.

  
 (b) Tenant shall be bound to Mortgagee under
all of the terms, covenants and conditions of the Lease for the balance of the term thereof remaining (and any extensions or renewals thereof which may be effected in accordance with any option contained in the Lease) with the same force and effect
as if Mortgagee were the landlord under the Lease, and Tenant does hereby agree to attorn to Mortgagee as its landlord, said attornment to be effective and self-operative without the execution of any other instruments on the part of either party
hereto immediately upon Mortgagee’s succeeding to the interest of Landlord under the Lease. Upon request of Lender or such Purchaser, Tenant shall execute and deliver to Lender or such Purchaser an agreement reaffirming such attornment. Tenant
hereby agrees that any right of first refusal or right of first offer to purchase the Property that Tenant may have pursuant to the terms of the Lease (generally, a “Purchase Right”) shall not be applicable to, and shall not block,
prevent or delay, Mortgagee’s or any Purchaser’s acquisition of the Property by foreclosure, deed in lieu of foreclosure, other transaction related thereto or in substitution thereof, trustee sale, or other similar statutory conveyance;
provided, however, that any Purchase Right shall survive, remain valid, and be exercisable by Tenant in accordance with the terms of the Lease at any time after any such acquisition by Mortgagee or any Purchaser. 
  
 (c) In the event that the Mortgage is foreclosed and any
party (“Purchaser”) other than Mortgagee purchases the Premises and succeeds to the interest of Landlord under the Lease, Tenant shall likewise be bound to Purchaser and Tenant hereby covenants and agrees to attorn to Purchaser in
accordance with all of the provisions of this Agreement; 

  

			
	 Subordination Agreement [Loan]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 3

  

 
provided, however, that Purchaser shall have transmitted to Tenant a written document in recordable form, whereby Purchaser agrees to recognize
Tenant as its lessee under the Lease and agrees to be directly bound to Tenant for the performance and observance of all the terms and conditions of the Lease required to be performed or observed by Landlord thereunder, subject to and in accordance
with the terms of this Agreement. 
  
 (d)
Mortgagee agrees that if Mortgagee shall succeed to the interest of Landlord under the Lease as above provided, Mortgagee shall be bound to Tenant under all of the terms, covenants, and conditions of this Lease, and Tenant shall, from and after
Mortgagee’s succession to the interest of Landlord under the Lease, have the same remedies against Mortgagee that Tenant might have had under the Lease against Landlord if Mortgagee had not succeeded to the interest of Landlord;
provided, however, that Mortgagee (and Purchaser, as the case may be) shall not be: 
  
 (i) liable for any act or omission of any prior lessor (including Landlord) occurring prior to the date that Mortgagee or Purchaser
acquired title to the Premises; provided, however, no inference shall be drawn from this clause that Mortgagee or Purchaser would not be liable for the same or similar act or omission occurring after the date that Mortgagee or
Purchaser acquired title to the Premises; or 
  
 (ii) subject to any offsets, counterclaims, or defenses that Tenant might have solely against any prior lessor (including Landlord); or 
  
 (iii) bound by any previous payment of rent or additional rent for a period greater than 1 month unless such prepayment shall have been
consented to in writing by Mortgagee; or 
  
 (iv)
bound by any amendment or modification of the Lease made after the date hereof without Mortgagee’s written consent; or 
  
 (v) liable to Tenant for any loss of business or any other indirect or consequential damages from whatever cause; provided,
however, no inference shall be drawn from this clause that Tenant would otherwise be entitled (or not entitled) to recover for loss of business or any other indirect or consequential damages; or 
  
 (vi) liable for the return of any security deposit unless
such deposit has been paid over to the Mortgagee. 
  
 The foregoing shall not be
construed to modify or limit any right Tenant may have at law or in equity against Landlord or any other prior owner of the Property. 
  

			
	 Subordination Agreement [Loan]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 4

  

 3. Notices. All notices required or permitted to be given pursuant to this Agreement
shall be in writing and shall be sent postage prepaid, by certified mail, return receipt requested or other nationally utilized overnight delivery service. All notices shall be deemed delivered when received or refused. Rejection or other refusal to
accept or inability to deliver because of changed address of which no notice has been given shall constitute receipt of the notice, demand or request sent. Any such notice if given to Tenant shall be addressed as follows: 
  
 Paradigm Genetics, Inc., 
 104 Alexander Dr., Building 2 
 Research Triangle Park, NC 27709 
 Attention: Mr. Ian Howes 
                    Chief Financial Officer

  
 if given to Landlord shall be addressed as follows: 
  
 Alexandria Real Estate Equities, Inc. 
 135 N. Los Robles Ave., Suite 250 
 Pasadena, California 91101 
 Attention: General Counsel 
  
 if given to Mortgagee shall be addressed as follows: 
 ______________________________________ 
 ______________________________________ 
 ______________________________________ 

______________________________________ 
 ______________________________________ 
  
 4. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. The words “foreclosure” and “foreclosure sale” as
used herein shall be deemed to also include the acquisition of Landlord’s estate in the Property by voluntary deed, assignment or other conveyance or transfer in lieu of foreclosure. 
  
 5. Modifications to Lease. Tenant shall not modify or amend the Lease or terminate the same without
Mortgagee’s prior written consent. If Mortgagee fails to provide Tenant with a written approval of the proposed modification, amendment or termination within 10 business days after notice to Mortgagee of such proposal, then Mortgagee shall be
deemed to have rejected such proposal. 
  
 6. Additional
Agreements. Tenant agrees that: 
  
 (a)
it shall give Mortgagee copies of all notices of default and requests for approval or consent by Landlord that Tenant gives to Landlord pursuant to the Lease in the same manner as they are given to Landlord and no such notice or other communication
shall be deemed to be effective until a copy is given to Mortgagee; 
  
 (b) whenever any consent or approval by Landlord is required to be obtained by Tenant or is requested by Tenant such consent or approval shall not be effective until it is also confirmed by or obtained from Mortgagee,
provided that Mortgagee shall respond within 30 days after Mortgagee’s receipt of Tenant’s request; 
  
 (c) in all provisions of the Lease where Landlord is indemnified, the reference to Landlord as an indemnitee shall be deemed to include
Mortgagee and any Purchaser and such agreement of indemnification shall survive the repayment of the loan secured by the Mortgage and, to the extent provided in the Lease, the expiration or termination of the Lease; 
  

			
	 Subordination Agreement [Loan]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 5

  

 (d) Tenant shall name Mortgagee and any Purchaser as additional insureds and loss
payees, as applicable and appropriate, on all insurance policies required by the Lease; and 
  
 (e) this Agreement satisfies any condition or requirement in the Lease relating to the granting of a non-disturbance agreement by
Mortgagee, and in the event that there are inconsistencies between the terms and provisions of this Agreement and the terms and provisions of the Lease dealing with non-disturbance by Mortgagee, the terms and provisions hereof shall be controlling;
and 
  
 (f) Mortgagee shall have no liability
under the Lease until Mortgagee succeeds to the rights of the Landlord under the Lease, and then only during such period as Mortgagee is the Landlord. At all times during which Mortgagee is liable under the Lease, Mortgagee’s liability shall be
limited to Mortgagee’s interest in the Property. 
  
 7.
Mortgagee Cure Rights. If Landlord shall have failed to cure any default within the time period provided for in the Lease (including any applicable notice and grace periods), and thereafter Tenant exercises any right to terminate the
Lease, Mortgagee shall have an additional 30 days within which to cure such default, or if such default cannot be cured by the payment of money or reasonably requires more than 30 days to cure, then Mortgagee shall have such additional time as may
be reasonably necessary to complete such a cure (including, if necessary, sufficient time to complete foreclosure proceedings) provided that Mortgagee commences such cure within such 30-day period, Mortgagee thereafter diligently prosecutes the same
to completion, and Mortgagee completes such cure no more than 60 days after the expiration of such 30-day period. The Lease shall not be terminated (i) while such remedies are being diligently pursued or (ii) based upon a default that is personal to
Landlord and therefore not susceptible to cure by Mortgagee or that requires possession of the Premises to cure. Mortgagee shall in no event be obligated to cure any such default by Landlord unless it forecloses. Nothing in this Section 7
shall affect any of Tenant’s termination rights under the Lease due to casualty or condemnation. 
  
 8. Direction to Pay. Landlord hereby directs Tenant and Tenant agrees to make all payments of amounts owed by Tenant under the Lease
directly to Mortgagee from and after receipt by Tenant of notice from Mortgagee directing Tenant to make such payments to Mortgagee. (As between Landlord and Mortgagee, the foregoing provision shall not be construed to modify any rights of Landlord
under or any provisions of the Mortgage or any other instrument securing the Note). 
  
 9. Conditional Assignment. With reference to any assignment by Landlord of Landlord’s interest in the Lease, or the rents payable thereunder, conditional in nature or otherwise, which assignment is
made to Mortgagee, Tenant agrees that the execution thereof by Landlord, and the acceptance thereof by Mortgagee shall never be treated as an assumption by Mortgagee of any of the obligations of Landlord under the Lease unless and until Mortgagee
shall have succeeded to the interest of Landlord. The foregoing sentence shall not affect any of Tenant’s rights against Landlord under the Lease. 
  
 [Signatures on Next Page] 
  

			
	 Subordination Agreement [Loan]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 6

  

 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be properly executed by their
duly authorized representatives as of the date first above written. 
  

							
	 LANDLORD:

	
	 ARE-104 ALEXANDER ROAD, LLC,         (SEAL)

a Delaware limited liability company

		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
        (SEAL)
 a Delaware limited partnership, managing
member

			
	 	 	 By:
	 	 ARE-QRS CORP.,         (SEAL)
 a Maryland corporation, general partner

				
	 	 	 	 	 By:
	 	 
	 	 	 	 	 Its:
	 	 
	
	 TENANT:

	
	 PARADIGM GENETICS, INC.,         (SEAL)
 a Delaware corporation

		
	By:	 	 
	 Its:
	 	 
	
	 MORTGAGEE:

	
	,
	 a
	 	 
		
	By:	 	 
	 Its:
	 	 

  

  
 Exhibit A 

 
 Legal Description 
  

  
 EXHIBIT K 

 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

  
 This SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT
AGREEMENT is made and entered into as of                                 ,
             (“Agreement”), by and among ARE-104 ALEXANDER ROAD, LLC, a Delaware limited liability company, together with its nominees, designees, and assigns
(collectively, “Landlord”), PARADIGM GENETICS, INC., a Delaware corporation (“Tenant”), and TRIANGLE SERVICE CENTER, INC., a North Carolina corporation (“Ground Lessor”). 
  
 WHEREAS, Landlord and Ground Lessor have entered into a Ground
Lease Agreement dated as of July 27, 1999, and have entered into or are entering into a First Amendment to Ground Lease Agreement (collectively, the “Ground Lease”) with Ground Lessor pursuant to which Landlord has ground leased
approximately 6.084 acres of land more fully described in Exhibit A (the “Site”); and 
  
 WHEREAS, Landlord and Tenant have entered into or are entering into a Lease Agreement [Phase 1B: Greenhouse] dated as of April
    , 2000 (“Lease”), for certain premises to be built on the Site containing or intended to contain a commercial greenhouse with approximately 31,776 net rentable square feet (hereinafter referred to as
“Premises”); and 
  
 WHEREAS, the Lease is
intended to be subordinate to the Ground Lease and to the right, title, and interests of Ground Lessor thereunder; and 
  
 WHEREAS, Ground Lessor wishes to obtain from Tenant certain assurances that Tenant will attorn to Ground Lessor in the event Ground Lessor
terminates the Ground Lease or exercises other rights under the Ground Lease; and 
  
 WHEREAS, Tenant wishes to obtain from Ground Lessor certain assurances that Tenant’s possession of the Premises will not, subject to the terms and conditions of this Agreement, be disturbed by reason of
the termination of the Ground Lease or the exercise of any other rights under the Ground Lease; and 
  
 WHEREAS, Tenant and Ground Lessor are willing to provide such assurances to each other upon and subject to the terms and conditions of this
Agreement. 
  
 NOW, THEREFORE, in consideration of
the above, the mutual promises hereinafter set forth, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto mutually agree as follows: 
  
 1. Affirmation. Tenant hereby agrees that the Lease now is and
shall be subject and subordinate in all respects to the Ground Lease and to all renewals, modifications and extensions thereof, subject to the terms and conditions of this Agreement. Landlord and Tenant hereby affirm that the Lease is in full force
and effect and that the Lease has not been modified or amended. Ground Lessor hereby confirms that it is the holder of the ground 

  

			
	 Subordination Agreement [Ground Lease]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 2

  

 
lessor’s interest under the Ground Lease and has full power and authority to enter into this Agreement. 
  
 2. Attornment and Non-Disturbance. 
  
 (a) So long as Tenant is not in default under the Lease
(beyond Tenant’s receipt of notice from Landlord and any grace period granted Tenant under the Lease to cure such default) as would entitle the Landlord to terminate the Lease or would cause without any further action of the Landlord, the
termination of the Lease or would entitle the Landlord to dispossess Tenant thereunder, then Ground Lessor agrees with Tenant that, in the event Ground Lessor terminates the Ground Lease or exercises other rights under the Ground Lease that permit
Ground Lessor to acquire Landlord’s interest under the Lease, then: 
  
 (i) Subject to the provisions of this Agreement, Tenant’s occupancy and possession of the Premises and Tenant’s rights and privileges under the Lease or any extensions, modifications or renewals thereof or
substitutions therefor (in accordance with the Lease and the Ground Lease) shall not be disturbed, diminished or interfered with by Ground Lessor during the term of the Lease (or any extensions or renewals thereof provided for in the Lease);

  
 (ii) Ground Lessor will not join Tenant as a
party defendant in any action or proceeding for the purpose of terminating Tenant’s interest and estate under the Lease because of any default under the Ground Lease; and 
  
 (iii) The Lease shall continue in full force and effect and shall not be terminated except in accordance
with the terms of the Lease. 
  
 (b) Tenant shall
be bound to Ground Lessor under all of the terms, covenants and conditions of the Lease for the balance of the term thereof remaining (and any extensions or renewals thereof which may be effected in accordance with any option contained in the Lease)
with the same force and effect as if Ground Lessor were the landlord under the Lease, and Tenant does hereby agree to attorn to Ground Lessor as its landlord, said attornment to be effective and self-operative without the execution of any other
instruments on the part of either party hereto immediately upon Ground Lessor’s succeeding to the interest of Landlord under the Lease. Upon the request of Ground Lessor, Tenant shall execute and deliver to Ground Lessor an agreement
reaffirming such attornment. Tenant hereby agrees that any right of first refusal or right of first offer to purchase Landlord’s interest under the Ground Lease that Tenant may have pursuant to the terms of the Lease (generally, a
“Purchase Right”) shall not be applicable to, and shall not block, prevent or delay, Ground Lessor’s acquisition of Landlord’s interest under the Lease; provided, however, that any Purchase Right shall
survive, remain valid, and be exercisable by Tenant in accordance with the terms of the Lease at any time after any such acquisition by Ground Lessor. 
  
 (c) Ground Lessor agrees that if Ground Lessor shall succeed to the interest of Landlord under the Lease as above provided, Ground Lessor
shall be bound to Tenant under all of the terms, covenants, and conditions of the Lease, and Tenant shall, from and after Ground Lessor’s succession to the interest of Landlord under the Lease, have the same remedies against Ground Lessor that
Tenant might have had under the Lease against Landlord if Ground Lessor had not succeeded to the interest of Landlord; provided, however, that Ground Lessor shall not be: 
  
 (i) liable for any act or omission of any prior lessor (including Landlord) occurring prior to the date that
Ground Lessor succeeded to the interest of Landlord under the Lease; provided, however, no inference shall be drawn from this clause that Ground Lessor would not be liable for the same or similar act or omission occurring after the
date that Ground Lessor succeeded to the interest of Landlord under the Lease; or 
  

			
	 Subordination Agreement [Ground Lease]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 3

  

 (ii) subject to any offsets, counterclaims or defenses that Tenant might have solely
against any prior lessor (including Landlord); or 
  
 (iii) bound by any previous payment of rent, however denominated, for a period greater than 1 month unless such prepayment shall have been consented to in writing by Ground Lessor, or 
  
 (iv) bound by any amendment or modification of the Lease
made after the date hereof without Ground Lessor’s written consent; or 
  
 (v) liable to Tenant for any loss of business or any other indirect or consequential damages from whatever cause; provided, however, no inference shall be drawn from this clause that Tenant would
otherwise be entitled (or not entitled) to recover for loss of business or any other indirect or consequential damages; or 
  
 (vi) liable for the return of any security deposit unless such deposit has been paid over to the Ground Lessor. 
  
 The foregoing shall not be construed to modify or limit any right Tenant may have at law or
in equity against Landlord or any other prior owner of the Property. 
  
 (d) Ground Lessor hereby acknowledges that Section 38(b) of the Lease contains the following terms and conditions, and hereby agrees to accept performance of the “Ground Lease Obligations” (as
defined therein) from Tenant, and to permit Tenant to enforce the “Ground Lease Rights” (as defined therein), at the times and in the manner described therein: 
  
 Tenant shall be responsible for, and hereby covenants to satisfy in a timely fashion, any and all obligations, covenants,
responsibilities, and/or indemnities binding on Landlord as holder of the ground lessee’s interest under the Ground Lease or as a party to the [Agreement Regarding Allocation of Development Rights dated as of April
    , 2000 (the “Development Rights Agreement”)] (collectively, the “Ground Lease Obligations”), including, without limitation, the payment or reimbursement of all expenses to be paid or
reimbursed by Landlord under the Ground Lease (but excluding the payment of the annual rent provided for in the Ground Lease (which shall be governed by the terms and conditions of [a certain Amended and Restated Lease Agreement [Phase 1A: Office /
Laboratory] executed as of April     , 2000, and effective as of July 27, 1999])), the payment of the rent provided for in the Development Rights Agreement, and the payment of all expenses to be paid or reimbursed by
Landlord under the Development Rights Agreement; provided, however, that the terms and conditions of this Lease shall control to the extent the responsibility for satisfying any Ground Lease Obligation is expressly conferred on
Landlord and/or allocated between Landlord and Tenant herein. For illustration purposes 

  

			
	 Subordination Agreement [Ground Lease]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 4

  

 
only, Sections 13 and 14 [of the Lease] allocate between Landlord and Tenant all maintenance and repair obligations with respect to the
Premises and the Project and, therefore, such provisions control. If Tenant fails to satisfy, in a timely fashion, any of the Ground Lease Obligations in the manner required hereunder, Landlord shall have the right (but not the obligation) to
satisfy the same, and any cost incurred by Landlord in doing so shall be payable to Landlord on demand as Additional Rent or includable by Landlord as an Operating Expense. Further, Tenant shall indemnify, defend, hold, and save Landlord harmless
from and against any and all Claims arising out of or in connection with any such failure by Tenant. Conversely, if Tenant gives Landlord Notice requesting Landlord to take affirmative action to enforce any of Landlord’s rights as ground lessee
under the Ground Lease or as a party to the Development Rights Agreement or to enforce any obligation, covenant, responsibility, and/or indemnity of the Ground Lessor under the Ground Lease and/or the Development Rights Agreement (collectively, the
“Ground Lease Rights”) and Landlord elects not to do so, Tenant shall have the right, at Tenant’s sole cost and expense, to take affirmative action to enforce any such Ground Lease Rights, and for such purpose
Landlord, effective as of Landlord’s election not to take affirmative action, appoints Tenant attorney-in-fact for Landlord (such power of attorney being coupled with an interest); provided, however, that, notwithstanding the
foregoing, the exercise of any Ground Lease Rights that relate to Hazardous Materials (as provided in Section 30(a) [of the Lease]) shall be subject to compliance with Section 3 of [a separate] Cost Sharing Agreement. Tenant shall indemnify,
defend, hold, and save Landlord harmless from and against any and all Claims, arising out of or in connection with any affirmative action taken by Tenant to enforce any Ground Lease Rights. Tenant’s rights and obligations under this Section
shall terminate and be of no further force or effect as of the expiration or earlier termination of this Lease, provided that all obligations that have arisen and/or become binding hereunder but have not been fully satisfied as of the expiration or
earlier termination of this Lease shall survive such expiration or earlier termination. 
  
 3. Notices. All notices required or permitted to be given pursuant to this Agreement shall be in writing and shall be sent postage prepaid, by certified mail, return receipt requested or other nationally
utilized overnight delivery service. All notices shall be deemed delivered when received or refused. Rejection or other refusal to accept or inability to deliver because of changed address of which no notice has been given shall constitute receipt
of the notice, demand or request sent. Any such notice if given to Tenant shall be addressed as follows: 
  

					
	Paradigm Genetics, Inc.,	  	 
	104 Alexander Dr., Building 2	  	 
	Research Triangle Park, NC 27709	  	 
	Attention:	 	Mr. Ian Howes	  	 
	 	 	Chief Financial Officer	  	 

  

			
	 Subordination Agreement [Ground Lease]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 5

  

 if given to Landlord shall be addressed as follows: 
  

					
	Alexandria Real Estate Equities, Inc.	  	 
	135 N. Los Robles Ave., Suite 250	  	 
	Pasadena, California 91101	  	 
	Attention:	 	General Counsel	  	 

  
 if given to Ground Lessor shall be
addressed as follows: 
  

					
	Triangle Service Center, Inc.	  	 
	2 Hanes Drive	  	 
	Research Triangle Park, NC 27709	  	 
	Attention:	 	Mr. James Roberson	  	 

  
 4. Successors
and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. 
  
 5. Additional Agreements. Tenant agrees that: 
  
 (a) it shall give Ground Lessor copies of all notices of default by Landlord that Tenant gives to Landlord pursuant to the Lease in the
same manner as they are given to Landlord; 
  
 (b) in all provisions of the Lease where Landlord is indemnified, the reference to Landlord as an indemnitee shall be deemed to include Ground Lessor; 
  

(c) this Agreement satisfies any condition or requirement in the Lease relating to the granting of a non-disturbance agreement by
Ground Lessor, and in the event that there are inconsistencies between the terms and provisions of this Agreement and the terms and provisions of the Lease dealing with non-disturbance by Ground Lessor, the terms and provisions hereof shall be
controlling; and 
  
 (d) Ground Lessor shall have
no liability under the Lease until Ground Lessor succeeds to the rights of the Landlord under the Lease, and then only during such period as Ground Lessor is the landlord thereunder. At all times during which Ground Lessor is liable under the Lease,
Ground Lessor’s liability shall be limited to Ground Lessor’s interest in the Property. 
  
 6. Direction to Pay. Landlord hereby directs Tenant and Tenant agrees to make all payments of amounts owed by Tenant under the Lease
directly to Ground Lessor from and after receipt by Tenant of notice from Ground Lessor directing Tenant to make such payments to Ground Lessor. (As between Landlord and Ground Lessor, the foregoing provision shall not be construed to modify any
rights of Landlord under or any provisions of the Ground Lease). 
  
 [ Signatures on Next Page ] 
  

			
	 Subordination Agreement [Ground Lease]
	 	T.W. Alexander Ave., RTP/Paradigm Genetics, Inc. – Page 6

  

 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be properly executed by their
duly authorized representatives as of the date first above written. 
  

							
	LANDLORD:
	
	ARE-104 ALEXANDER ROAD, LLC, (SEAL)
a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P., (SEAL)
a Delaware limited partnership, managing member
			
	 	 	By:	 	ARE-QRS CORP., (SEAL)
a Maryland corporation, general partner
				
	 	 	 	 	By:	 	 
	 	 	 	 	 Its:
	 	 

  

			
	TENANT:
	
	PARADIGM GENETICS, INC., (SEAL)
a Delaware corporation
		
	 By:
	 	 
	 Its:
	 	 
	
	GROUND LESSOR:
	
	TRIANGLE SERVICE CENTER, INC., (SEAL)
a North Carolina corporation
		
	 By:
	 	 
	 Its:
	 	 

  

  
 Exhibit A 

 
 Legal Description 
  

  
 EXHIBIT L 

 
 ENVIRONMENTAL INFORMATION 
  
 1. Leak Detection Test Report dated June 4, 1993, prepared by
Advanced Tank Certification, Inc., regarding 20,000 gallon fuel oil tank test results. 
  
 2. UST Closure Report National Institute of Environmental Health Sciences dated June 27, 1993, prepared by Triangle Environmental, Inc., regarding 1000 gallon gasoline UST. 
  
 3. Report of Environmental Services dated March 30, 1994,
prepared by Law Engineering, Inc. regarding NIEHS Facility, North Campus, Phase II Research Triangle Park, North Carolina. 
  
 4. Letter dated April 13, 1994, from Law Engineering, Inc., to Mr. William Few regarding observations of underground storage tank closure at
NIEHS Facility in Research Triangle Park, North Carolina. 
  
 5. Letter dated April 25, 1994, from State of North Carolina Department of Environment Health and Natural Resources (“DEHNR”), to Brian L. Hayes at Southwestern Environmental Audits, Inc. regarding Well
Construction Permit No. 31-0444-WM-0259. 
  
 6.
Letter dated May 23, 1994, from Southeastern Environmental Audits, Inc., together with UST Closure Assessment Report dated May 10, 1994, prepared by Southwestern Environmental Audit, Inc. regarding 20,000 gallon fuel oil
UST. 
  
 7. Application dated June 14, 1994, from
McCarthy Associates to DEHNR regarding Leaking Petroleum Underground Storage Tank Cleanup Funds. 
  
 8. Comprehensive Site Assessment dated July 6, 1994, prepared by Southeastern Environmental Audits, Inc. 
  
 9. Pollution Incident/UST Leak Reporting Form dated August 15,
1994, prepared by NIEHS regarding 1,000 gallon gasoline UST and incident on May 6, 1993. 
  
 10. Letter dated October 27, 1994, from DEHNR to McCarthy & Associates regarding assignment of facility identification number for one 20,000 gallon UST. 
  
 11. Facsimile Cover Sheet dated December 18, 1995, from Nettie
Lowery at DEHNR, to Jay Zimmerman at Raleigh Regional Office regarding denial letters, together with Memorandum dated December 15, 1995, from DEHNR regarding Trust Fund Eligibility Denial. 
  
 12. Facsimile Cover Sheet dated January 11, 1996, from Sean
Boyles of DEHNR to Fay Sweat enclosing Pollution Incident/U.S.T. Leak Reporting Form dated January 10, 1996, regarding March 11, 1994, incident at NIEHS North Campus, together with North 

  

 
Carolina Ground Water Contamination Incident Management Site Priority Ranking System dated January 10, 1996, regarding March 11, 1994, incident
at NIEHS North Campus. 
  
 13. Memorandum dated
January 18, 1996, from DEHNR regarding TF Eligibility Denial NIEHS North Campus Incident #14941. 
  
 14. Letter dated February 15, 1996, from DEHNR to McCarthy Associates regarding Cleanup Funds for NIEHS North Campus Site. 
  
 15. Letter dated February 26, 1996, from Manning, Fulton &
Skinner, P.A., counsel for McCarthy Associates, to Ms. Liz Rooks at Research Triangle Foundation of North Carolina regarding NPDES Permit issued to McCarthy Associates for ground water remediation at NIEHS North Campus. 
  
 16. Report dated August, 1996, prepared by Turner Environmental
Consultants, P.C., regarding Free Product Recovery and Groundwater Monitoring Report - Former NIEHS North Campus Facility 110 TW Alexander Drive, Research Triangle Park, NC. 
  
 17. Letter dated November 5, 1996, from Manning, Fulton & Skinner, P.A. counsel for McCarthy Associates,
to Ms. Elizabeth Rooks at Research Triangle Foundation of North Carolina regarding leaking from underground storage tank at former NIEHS North Campus Facility. 
  

18. Letter dated December 9, 1996, from Manning, Fulton & Skinner, P.A., counsel for McCarthy Associates, to Ms. Elizabeth Rooks at
Research Triangle Foundation of North Carolina enclosing Free Product Delineation and Recovery Plan dated December 3, 1996, prepared by Turner Environmental Consultants, P.C. regarding former NIEHS North Campus Facility. 
  
 19. Letter dated May 21, 1997, from Manning, Fulton &
Skinner, P.A., counsel for McCarthy Associates, to Ms. Elizabeth Rooks at Research Triangle Foundation of North Carolina enclosing Letter dated May 16, 1997, from Prescott Environmental Associates, Inc. enclosing Letter
dated May 14, 1997, from Turner Environmental Consultants, P.C. regarding Free Product Recovery Plan Implementation. 
  
 20. Letter dated September 23, 1997, from by Department of Health Human Services, to DEHNR regarding contaminated soil from the NIEHS South
Campus, enclosing Letter dated September 12, 1997, from Prescott Environmental Associates, Inc. to DEHNR regarding disposal of soil from the former NIEHS North Campus Facility, together with Form #GW-71. 
  
 21. Letter dated May 4, 1998, from Manning, Fulton &
Skinner, P.A., counsel for McCarthy Associates, to Ms. Elizabeth Rooks at Research Triangle Foundation of North Carolina enclosing Letter dated April 30, 1998, prepared by Prescott Environmental Associates, Inc. regarding Free Product
Recovery. 
  

 22. Letter dated August 4, 1998, from Manning, Fulton & Skinner, P.A., counsel
for McCarthy Associates to Ms. Elizabeth Rooks at Research Triangle Foundation of North Carolina enclosing Letter Report dated July 24, 1998, prepared by Prescott Environmental Associates, Inc. regarding free product recovery
activities at the former NIEHS North Campus Facility. 
  
 23. Letter dated August 4, 1998, from Manning, Fulton & Skinner, P.A., counsel for McCarthy Associates to Ms. Elizabeth Rooks at Research Triangle Foundation of North Carolina enclosing Letter dated
August 2, 1998, from Prescott Environmental Associates to NC DEHNR, enclosing Letter Report dated July 24, 1998, prepared by Prescott Environmental Associates, Inc. regarding free product recovery activities at the former
NIEHS North Campus Facility. 
  
 24.
Letter dated November 2, 1998, from Manning, Fulton & Skinner, P.A. counsel for McCarthy Associates, to Ms. Elizabeth Rooks at Research Triangle Foundation of North Carolina, enclosing Letter Report dated
October 27, 1998, prepared by Prescott Environmental Associates, Inc. regarding free product recovery activities at the former NIEHS North Campus Facility. 
  
 25. Letter dated January 12,1999, from Prescott Environmental Associates, Inc., to NC DEHNR, Raleigh
Regional Office regarding former NIEHS N. Campus Site. 
  
 26. Letter dated January 27, 1999, from NC DEHNR to Prescott Environmental Associates, Inc. regarding proposed abandonment of monitoring wells at NIEHS North Campus Site.  
  
 27. Draft Phase I Environmental Site Assessment dated April 29,
1999, prepared by Dames & Moore NC. 
  

  
 EXHIBIT M 

 
 HAZARDOUS MATERIALS LIST 
  
 [See Following Page] 
  

 Plant Research Chemical Inventory 
  

					
	 chemical name

	  	 quantity

	    	 
	glycerol	  	500 ml	    	 
	Acifluorfen	  	250 mg	    	 
	Alachlor	  	250 mg	    	 
	Atrazine	  	500 mg	    	 
	Bifenox	  	250 mg	    	 
	Dichlobenil	  	250 mg	    	 
	Diquat	  	250 mg	    	 
	Dluron	  	500 mg	    	 
	Glyphosate	  	250 mg	    	 
	Imazapyr	  	250 mg	    	 
	Isoxaben	  	250 mg	    	 
	Linuron	  	250 mg	    	 
	Metribuzin	  	250 mg	    	 
	Naptalam	  	250 mg	    	 
	Oryzalin	  	250 mg	    	 
	Paraquat	  	250 mg	    	 
	oxabetrinil	  	250 mg	    	 
	metolachlor	  	250 mg	    	 
	Silwet L-77	  	500 ml	    	 
	Kanamycin	  	25 g	    	 
	5.25% sodium hypochlorite solution	  	10 l	    	 
	Liberty (AgrEvo; 11.3% glufosinate)	  	11	    	 
	Potassium Ferricyanide (III), Sigma P3667	  	5 g	    	 
	Potassium Ferrocyanide (II) trihydrate, Sigma P3289	  	5 g	    	 
	X-Gluc (5-Bromo-4-chloro-3-indolyl-beta-D-glucuronide acid cyclohexylammonium salt	  	1 g	    	 
	Acetosyringone: Aldrich, D13, 440-6	  	1 g	    	 
	Hygromycin B: Duchefa Biochemie BV, H0125	  	20 g	    	 
	Cefotaxime: Duchefa Biochemie BV, C0111	  	100 g	    	 
	2, 4-D: Duchefa Biochemie BV, D0911	  	1 g	    	 
	B5 vitamins: Duchefa Biochemie BV, G0415	  	30 g	    	 
	N6 salts: Duchefa Biochemie BV, C0203	  	1 kg	    	 
	phenol	  	1 l	    	 
	formamide	  	500 ml	    	 
	ethanol	  	1 l	    	 
	iso-amylalcohol	  	500 ml	    	 
	2-mercaptoethanol 100 mls	  	100 ml	    	 
	formaldehyde 37% solution	  	500 ml	    	 
	glyoxal 40% solution	  	40% solution	    	 
	ethidiumbromide 10 mls	  	10 g	    	 
	chloroform	  	4 l	    	 
	Potassium nitrate	  	500g	    	Sigma /p8291
	Calcium nitrate	  	500g	    	Sigma /C2786
	Boric acid	  	500g	    	Sigma / B9645
	Manganese (II) chloride	  	10g	    	Aldrich / 244589
	EDTA feric sodium salt hydrate	  	250g	    	Sigma / E5141
	Ammonium phosphate monobasic	  	500g	    	Sigma / A3920
	Manganese sulfate monohydrate	  	100g	    	Sigma / M7634
	Calcium chloride	  	500g	    	Sigma / C2661
	Zinc chloride	  	100g	    	Sigma / Z4875
	Cupric chloride	  	250g	    	Aldrich / 12826
	Ferric chloride anhydrous	  	100g	    	Sigma / F7134
	EDTA disodium salt	  	100g	    	Sigma / E5134
	Sodium metasillicate	  	25g	    	Aldrich / 307815
	Nickel sulfate	  	5 g	    	Sigma / N4882
	Polyethyleneglycol	  	1kg	    	Sigma / P4463
	D-Mannitol	  	1kg	    	Sigma / M9647
	AGAR	  	100g	    	Sigma / A1296
	AGAR GEL	  	500g	    	Sigma / A3301
	Gel Rite (Gelian Gum)	  	250g	    	Sigma / G1910
	Phyta Gel	  	Approx. 200g left from 1 Kg	    	Sigma / P8169
	Cupric chloride dihydrate	  	 	    	 
	Autonitrile	  	 	    	 
	Acetone	  	 	    	 
	Hexane	  	 	    	 

  

 PREPARED BY AND RETURN TO: 
  
 McKay, Meyer and Herbert 
 1801 Century Park
East, 25th Floor 
 Los
Angeles, California 90067-2327 
 Attention: David S. Meyer, Esq. 
  
 MEMORANDUM 
 OF 
 LEASE AGREEMENT 
 [Phase 1B:
Greenhouse] 
  
 This MEMORANDUM OF LEASE AGREEMENT [Phase
1B: Greenhouse this “Memorandum”) is made as of April 3rd, 2000, by ARE-104 ALEXANDER
ROAD, LLC, a Delaware limited liability company (“Landlord”), and PARADIGM GENETICS, INC. a Delaware Corporation (“Tenant”). 
  
 1. Leased Premises. Landlord and Tenant have entered into that certain unrecorded Lease Agreement
[Phase 1B: Greenhouse] of even date herewith (the “Lease”), pursuant to which and pursuant hereto Landlord is leasing to Tenant, and Tenant is leasing from Landlord, certain improvements (the “Leased Premises”) that
Landlord has agreed to cause to be constructed, or to permit to be constructed, on certain land located in the County of Durham, State of North Carolina, more particularly described on Exhibit A attached hereto (the “Land”).
The provisions set forth in the Lease are hereby incorporated into this Memorandum. 
  
 2. Initial Term. The initial term of the Lease (the “Initial Term”) shall commence on the “Commencement Date” (as defined below) and shall continue for a period
of 120 months from the 1st day of the 1st full month following the month in which the Commencement Date occurs. For purposes of the Lease and this Memorandum, the “Commencement Date”
shall be earliest of the following: (i) the date Landlord “Delivers” (as such term is defined in the Lease) the Leased Premises “Substantially Completed” (as such term is defined in the Lease); (ii) the date
Landlord could have Delivered the Leased Premises Substantially Completed but for “Tenant Caused Delays” or “Force Majeure Delays” (as such terms are defined in the Lease); and (iii) the date Tenant conducts any
business in any part of the Leased Premises. 
  
 3.
Tenant’s Option To Extend Initial Term. Tenant has the option to extend the Initial Term for two successive extension periods of five years each. The first extension period shall commence on the day immediately after the
expiration of the Initial Term, and the second extension period shall commence on the day immediately after the expiration of the first extension period. 
  
 4. Purpose. The purpose of this Memorandum is to give notice of the existence of the Lease, the parties to the Lease, the description
of the Leased Premises, the Initial Term of the Lease, and Tenants option to extend the Initial Term of the Lease. If there is any conflict between the provisions of the Lease and the provisions of this Memorandum, the provisions of the Lease shall
control. 
  

 5. Counterparts. This Memorandum may be executed in any number of counterparts, each of
which shall be deemed an original and all of which, taken together, shall constitute a single agreement with the same effect as if all parties had signed the same signature page of the same counterpart. Any signature page from any counterpart of
this Memorandum, signed only by one party, may be detached from such counterpart and re-attached to any other counterpart of this Memorandum that has a signature page signed only by the other party. 
  
 IN WITNESS WHEREOF, the undersigned have caused their duly authorized
signatories to execute this Memorandum as of the date first written above. 
  

									
	LANDLORD:	 	 
		
	 ARE-104 ALEXANDER ROAD, LLC,
 a Delaware limited liability company
	 	(SEAL)
			
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
	 	(SEAL)
	 	 	a Delaware limited partnership, managing member
				
	 	 	By:	 	 ARE-QRS CORP.,
	 	(SEAL)
	 	 	 	 	 a Maryland corporation, general partner

				
	 	 	 	 	By:	 	/s/    LYNN ANNE
SHAPIRO        
	 	 	 	 	 Its:
	 	LYNN ANNE SHAPIRO
	 	 	 	 	 	 	GENERAL COUNSEL

  

					
		
	ATTEST:	 	/s/    LAURIE A.
ALLEN        

					
	 Its
	 	 	 	Secretary

  

	
	ARE - QRS Corp. 1996 Maryland

  

					
	TENANT:	 	 
		
	 PARADIGM GENETICS, INC.,
 a Delaware
Corporation
	 	(SEAL)
		
	By:	 	/s/    JOHN A.
RYALS        
	 	 	John A. Ryals
	 	 	CEO and President

  

					
		
	ATTEST:	 	/s/    HENRY P.
NOWAK        

					
	 Its
	 	 	 	Secretary

  

					
	 	 	2	 	[T.W. Alexander Drive]

					
	 STATE OF CALIFORNIA
	 	)	  	LANDLORD’S ACKNOWLEDGEMENT
	 	 	)	  	 
	 COUNTY OF LOS ANGELES
	 	)	  	 

  
 I, the undersigned
Notary Public, certify that Lynn Anne Shapiro personally came before me this day and acknowledged that she is the General Counsel of ARE-QRS Corp., a Maryland corporation (the “Corporation”), the General Partner of Alexandria Real
Estate Equities, LP., a Delaware limited partnership (the “Partnership”), the Partnership being the Managing Member of ARE-104 Alexander Road, LLC, a Delaware limited liability company (the “LLC”), and that by authority
duly given and as the act of the Corporation, the foregoing instrument was signed in its name by Lynn Anne Shapiro as its General Counsel : Asst. Secretary sealed with its corporate seal and attested by Laurie A. Allen as its Secretary as an act of,
and for and on behalf of, the Corporation, the Corporation acting as General Partner of the Partnership, the Partnership acting as Managing Member of the LLC, as aforesaid. 
  
 WITNESS my hand and Notarial Stamp/Seal this 1st day of May, 2000. 
  

					
			
	  	 	 	 	/s/    SHELLY A. KROLL        
	[CORPORATE SEAL]	 	 	 	Notary Public
	SHELLY A. KROLL	 	 	 	 
	Commission # 1193061	 	 	 	 
	Notary Public - California	 	 	 	 
	Los Angeles County	 	 	 	 
	My Comm. Expires Aug 10, 2002	 	 	 	 

  
 My commission expires: 
 8/10/02 
  
 [NOTARY SEAL] 
  

					
	 	 	3	 	[T.W. Alexander Drive]

			
	 STATE OF NORTH CAROLINA
	 	TENANT’S ACKNOWLEDGMENT
	 COUNTY OF DURHAM
	 	 

  
 This 13th day
of April, 2000, personally came before me Henry P. Nowak, Notary Public of Orange County, State of North Carolina, JOHN A. RYALS, who, being by me duly sworn, says that he is Chief Executive Officer and President of Paradigm Genetics, Inc., a
Delaware corporation, and that the seal affixed to the foregoing instrument in writing is the corporate seal of said corporation, and that said writing was signed and sealed by him on behalf of said corporation by its authority duly given. And the
Chief Executive Officer and President acknowledged the said writing to be the act and deed of said corporation. 
  
 WITNESS my hand and notarial seal, this 13th day of April, 2000. 
  

	
	
	/s/    HENRY P. NOWAK        
	Notary Public

 My commission expires: 
 Dec 1, 2003 
  

					
	 [NOTARY SEAL]
	  	[CORPORATE SEAL]	  	 
	  	 “ OFFICIAL SEAL”
 Notary Public, North Carolina
 County of Orange
 Henry P. Nowak
 My Commission Expires 12/1/2003
	  	 

  

 4 

  
 EXHIBIT A 

 
 Legal Description of Land 
  
 Being a particular tract or tracts of land located in Durham County, Triangle Township,
Research Triangle Park, North Carolina and being further described below: 
  
 BEGINNING at a point, said point being located the following courses from NC Geodetic Monument ‘Triad”, said NC Geodetic Monument bearing NC Grid Coordinates NAD 83 of N:238,772.801 Meters, £620,488.448 Meters; Thence from
said monument, South 01°34’26” West a ground distance of 3,011.37 feet to an existing R/W Monument set in the westerly right-of-way of T.W. Alexander Drive; Thence with said right-of-way along a curve to the right having a radius of
2846.41 feet, an arc length of 153.75 feet and being subtended by a chord bearing and distance of South 02°43’15” West, 153.73 feet to an existing concrete R/W Monument set in the westerly right-of-way of T.W. Alexander Drive; Thence
leaving said right-of-way, North 87°20’44” West a distance of 142.69 feet to a point, said point being the POINT AND PLACE OF BEGINNING. 
  
 Thence, from the POINT AND PLACE OF BEGINNING South 02°44’10” West a distance of 100.85 feet to a point; Thence, North 89°49’25” West a distance of 85.25 feet to a point; Thence, South 02°33’01” West a distance of 80.34 feet to a point;
Thence, North 89°49’25” West a distance of 157.55 feet to a point; Thence, South 02°26’24” West a distance of 88.04 feet to a point; Thence, North 89°49’25” West a distance of 52.18 feet to a point; Thence,
South 02°26’24” West a distance of 336.73 feet to a point; Thence, North 88°43’29” West a distance of 276.76 feet to an existing concrete monument; Thence, North 01°16’24” East a distance of 330.28 feet to
an existing concrete monument; Thence, North 88°03’29” West a distance of 22.85 feet to a new iron pipe; Thence, North 84°51’33” West a distance of 150.08 feet to an existing concrete monument; Thence,
North 05°10’14” East a distance of 235.37 feet to a new iron pipe; Thence, South 87°36’14” East a distance of 150.23 feet to a new iron pipe; Thence, North 05°09’46” East a distance of 16.45 feet to a new iron pipe; Thence, South 87°36’14” East a distance of 105.32 feet to
a new iron pipe; Thence, North 02°39’16” East a distance of 36.22 feet to a new iron pipe; Thence, South 87°20’44” East a distance of 483.95 feet to the POINT AND PLACE OF BEGINNING and containing 265,020.77 sq. ft (6.084
acres), and being shown on a particular survey or plat entitled “ALTA/ACSM Property Survey— 104 T.W. Alexander Drive”, project number 98321.01, prepared by Barbara H. Mulkey Engineering, Inc., dated 04/30/99 and revised 07/21/99.

  

 5 

  
 EXHIBIT B 

 
 FIRST AMENDMENT TO LEASE 
  
 [Attach the Form of First Amendment] 
  

 12 

  
 FIRST AMENDMENT TO
LEASE 
  
 This FIRST AMENDMENT TO LEASE (“First
Amendment”) is made and entered into as of the 9th day of May, 2005 by and between ARE-108 ALEXANDER ROAD, LLC, a Delaware limited liability company (“Landlord”), and MONSANTO COMPANY, a Delaware corporation
(“Tenant”). 
  
 WITNESSETH: 
  
 WHEREAS, Landlord and Icoria, Inc. (formerly known as Paradigm Genetics,
Inc.), a Delaware corporation (“Icoria”), entered into that certain Lease Agreement [Phase 1B: Greenhouse], dated April 3, 2000 (the “Lease”), for real property located at 104 T Alexander Avenue in the
County of Durham, State of North Carolina (the “Premises,” as defined in the Lease); and 
  
 WHEREAS, Landlord, Tenant and Icoria entered into an Assignment and Assumption Agreement, dated March
            , 2005 (the “Assignment Agreement”), by which Icoria assigned the Lease to Tenant, subject to the terms and conditions set forth therein; and

  
 WHEREAS, Landlord and Tenant desire to amend said Lease as
hereinafter set forth and agreed to so amend the Lease in the Assignment Agreement; and 
  
 WHEREAS, Icoria also leases an office and lab facility (the “Office/Lab Premises”) within the Project pursuant to the Amended and Restated Lease Agreement [Phase 1A: Office/Laboratory], dated
on or about the date of the Lease (the “Office/Lab Lease”), which Icoria has not assigned to Tenant; and 
  
 WHEREAS, words and phrases having defined meanings in the Lease shall have the same respective meanings when used herein, unless otherwise expressly
defined herein; 
  
 NOW, THEREFORE, in consideration of the
foregoing and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 
  
 1. Security Deposit. Section 6 of the Lease is hereby deleted in its entirety. 
  
 2. Alterations. Tenant shall have the right, at its sole cost and expense, to make the alterations to the Premises
described in Attachment A attached hereto and incorporated herein by reference, which Landlord hereby approves to the extent such approval is required under Section 12 of the Lease; provided, however, Tenant agrees that it shall provide
Landlord with plans and specifications of such alternations for Landlord’s prior approval (which approval shall not be unreasonably withheld, conditioned or delayed) and such additional Alterations Information concerning the same as Landlord
may reasonably require. Tenant agrees to comply with Section 12 in the performance of such alterations. 
  
 3. Assignment/Subletting. Section 22 of the Lease is hereby amended to add the following at the end of subsection (b) thereof:
“Notwithstanding anything to the contrary herein, Tenant may, without the consent of Landlord but upon written notice to Landlord, sublet the Premises, or any portion thereof, or assign the Lease to any Affiliate of Tenant, and Landlord shall
not have any recapture rights in connection therewith. As used herein, “Affiliate” shall mean any person or entity (i) that controls, is controlled by, or is under common control with Tenant, (ii) resulting from the merger or
consolidation with Tenant, or (iii) that acquires all or substantially all of Tenant’s assets as a going concern. Any assignment permitted or approved in accordance with the terms of this Section 22(b) shall be deemed an “Approved
Transfer” for all purposes hereunder.” Under Section 22(d) of the Lease, Tenant shall at all times remain fully primarily and responsible and liable for the payment of Rent and for compliance with 

  

 1 

 
all of Tenant’s other obligations under the Lease notwithstanding any Transfer, including, without limitation an Approved Transfer to an Affiliate. In
addition, Section 22 of the Lease is hereby amended to delete subsection (c)(ii) thereof. 
  
 4. Environmental Requirements. The Lease is hereby amended to delete Section 30 in its entirety. From and after the date first written above (the “Assignment Date”), the following provisions
will apply to environmental matters at the Project: 
  
 (a) Prohibition/Compliance. Landlord has provided Tenant with copies of all environmental tests, reports, inspections, surveys, samples, studies, and other analyses of the Site and of the approximately 4.916 acres of land adjacent to
the Site (more fully described in Exhibit A-2 to the Lease (the “Additional Site”)) that are in Landlord’s possession or control or that Landlord, through the exercise of commercially reasonable efforts, has been able to
obtain from various Governmental Authorities having jurisdiction over “Hazardous Materials” (as hereinafter defined) that may be present at the Site or the Additional Site (collectively, the “Environmental
Information”). A list of the documents containing the Environmental Information is attached as Exhibit L to the Lease and as Attachment B to this First Amendment and incorporated herein by reference. Landlord shall not be
responsible, and Tenant hereby waives any right to assert any claim against Landlord, for any Pre-Existing Contamination (as defined in the Ground Lease). In addition to the foregoing, Tenant shall not cause any Hazardous Materials to be brought
upon, kept, or used in or about the Premises, the Project, or the Site in violation of applicable law. If (i) Tenant breaches the obligation stated in the preceding sentence, or (ii) the presence of Hazardous Materials released by Tenant results in
contamination of the Premises, the Project, the Site, or any adjacent property (including the Additional Site), or (iii) any contamination of the Premises, Project, Site or any adjacent property (including the Additional Site) comprised of any
Hazardous Materials brought onto the Premises by Tenant on or after the Assignment Date, that is not expressly identified in the Environmental Information (“Previously Unknown Contamination”) is discovered during the Term or any
Term Extension or renewal hereof or holding over hereunder and until the Tenant can demonstrate that such Previously Unknown Contamination was present at the Premises, the Project, Site or any adjacent property before the Assignment Date or is
attributable solely to the actions or omissions of a person or entity other than Tenant, or (iv) any Hazardous Materials contamination of the Premises, Project, Site or any adjacent property is exacerbated, aggravated or contributed to by Tenant,
then, to the extent of such exacerbation, aggravation, or contribution, Tenant shall indemnify, defend and hold Landlord, its officers, directors, employees, agents and contractors harmless from any and all claims, judgments, damages, penalties,
fines, costs, liabilities, or losses arising as a result of such contamination (including, without limitation, diminution in value of the Premises or any portion of the Project, damages for the loss or restriction on use of rentable or usable space
or of any amenity of the Premises or the Project, damages arising from any adverse impact on marketing of space in the Premises or the Project, increase in the cost of designing, constructing, or permitting any additional improvements within the
Project, and sums paid in settlement of claims and Legal Fees). This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal, or
restoration work required by any Governmental Authority because of Hazardous Materials present in the air, soil, or ground water above, on, or under the Premises, the Project, the Site, or any adjacent property (including the Additional Site).
Without limiting the foregoing, if the presence of the Hazardous Materials within the Premises, the Project, the Site, or any adjacent property (including the Additional Site) caused by Tenant results in any contamination of the Premises, the
Project, the Site, or any adjacent property (including the Additional Site), Tenant shall promptly take all actions at its sole expense as are necessary to return the Premises, the Project, the Site, or any adjacent property (including the
Additional Site) to the condition, as near as possible, existing prior to the time of such contamination, provided that Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as
such actions would not potentially have any material adverse long-term or short-term effect on the 

  

 2 

 
Premises, the Project, or the Site (provided, however, that it shall be unreasonable for Landlord to delay or to withhold its approval in any manner that
would conflict or be consistent with, or otherwise frustrate, any directive or requirement of any Governmental Authority with regard to such action). 
  
 (b) Business. Landlord acknowledges that it is not the intent of this Section to prohibit Tenant from operating its business as
described in Section 7 of the Lease. Tenant may operate its business according to the custom of the industry so long as the use or presence of Hazardous Material is strictly and properly monitored according to all applicable governmental
requirements. A list identifying each type of Hazardous Materials that Tenant anticipates that it will bring on the Premises (except for Hazardous Materials which are used in laboratory or research quantities only at the Premises and except for
cleaning materials used for routine housekeeping purposes), the Project, or the Site and setting forth any and all governmental approvals or permits required in connection with the presence of such Hazardous Materials on the Premises, the Project,
or the Site (“Hazardous Materials List”) is attached to this First Amendment as Attachment C and incorporated herein by reference. Upon written request by Landlord (such request not to be made more than one time per year),
Tenant shall deliver to Landlord an updated Hazardous Materials List identifying each type of Hazardous Materials that Tenant has brought on the Premises or that Tenant anticipates that it will bring on the Premises (except for Hazardous Materials
which are used in laboratory or research quantities only at the Premises and except for cleaning materials used for routine housekeeping purposes). Tenant shall deliver to Landlord true and correct copies of the following documents (the
“Documents”) relating to the handling, storage, disposal, and emission of Hazardous Materials received from or submitted to a Governmental Authority, promptly following said receipt or submission: permits; approvals; reports; and
correspondence; storage and management plans, notice of violations of any laws; plans relating to the installation of any storage tanks to be installed in or under the Premises, the Project, or the Site (provided said installation of tanks shall
only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all Governmental
Authorities for any storage tanks installed in, on, or under the Premises, the Project, or the Site for the closure of any such tanks. Tenant is not required, however, to provide Landlord with any portion(s) of the Documents containing information
of a proprietary nature that, in and of themselves, do not contain material information with regard to any Hazardous Materials or hazardous activities, it being understood and agreed that it is not the intent of this Section to provide Landlord with
information that could be detrimental to Tenant’s business should such information become possessed by Tenant’s competitors. Accordingly, Landlord, except as may be provided otherwise herein or required by law, shall (i) keep confidential
the information contained in the Documents, and (ii) disclose such information only to Landlord’s officers, directors, employees, or consultants with a need to know in connection with Landlord’s management of the Project, provided that
Landlord shall inform all non-affiliated recipients of such information of the confidentiality requirement and (to the extent within Landlord’s control) cause such confidence to be maintained; provided, however, that disclosure of
such information by Landlord shall not be prohibited if that disclosure is of information that is a matter of public record or public knowledge or was obtained by Landlord from sources other than Tenant. Tenant agrees that it shall, at its own
expense, and upon the written request of Landlord, establish and maintain a separate area of the Premises classified under the North Carolina State Building Code (as adopted by the City of Durham) as an “H” occupancy area (i.e., the
classification denoting a hazardous materials occupancy area) for the use and storage of Hazardous Materials. 
  
 (c) Testing. Landlord shall have the right to conduct annual tests of the Premises (each, an “Annual Test”
and collectively, “Annual Tests”) to determine whether any contamination has occurred as a result of Tenant’s use. Tenant shall be required to pay up to $2,000.00 of the cost of each such Annual Test; provided,
however, if Tenant conducts its own tests of the Premises using third party contractors and test procedures reasonably acceptable to Landlord, which tests are certified to Landlord, Landlord shall accept such tests in lieu of the Annual Tests
to be paid for by Tenant. In addition, at any 

  

 3 

 
time, and from time to time, prior to the expiration or earlier termination of this Lease, Landlord shall have the right to conduct additional appropriate
tests of the Premises, the Project, and the Site to determine whether contamination has occurred for which Tenant is liable under this Section and Landlord shall pay the costs of such tests (which shall not constitute an Operating Expense);
provided, however, Tenant shall reimburse Landlord for such costs if and to the extent such tests reveal contamination for which Tenant is liable under this Section. Landlord shall provide Tenant with a copy of all reports and tests of the Premises
made by or on behalf of Landlord. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant. Any testing hereunder shall occur only after reasonable advance notice has
been given to Tenant. In addition, Landlord shall comply with all reasonable security regulations and procedures as may be imposed by Tenant to protect is proprietary operations at the Premises, and Tenant may require that an employee, agent or
consultant be present during any entry into or upon the Premises hereunder and at its option and at the same time, Tenant may perform, at its sole cost and expense, similar tests and analyses to those performed by Landlord, including, but not
limited to, the taking of split and/or comparable samples with Landlord. 
  
 (d) Underground Tanks. If underground or other storage tanks storing Hazardous Materials are located on the Premises, the Project, or the Site or are hereafter placed on the Premises, the Project, or the
Site by any party at Tenant’s request, Tenant shall monitor the storage tanks, maintain appropriate records, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other steps necessary
or required under applicable state and federal law, as such now exists or may hereafter be adopted or amended. 
  
 (e) Survival. Each party’s obligations under this Section shall survive the expiration or earlier termination of the
Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials and/or the release and termination of any licenses or
permits restricting the use of the Premises and if and to the extent prior to said completion the Premises is not rentable as a result of the activities necessary for said completion, Tenant shall continue to pay the full Rent (or a pro rata share
of the Rent if only a portion of the Premises is not rentable) in accordance with this Lease, which Rent shall be prorated daily. 
  
 (f) Definition of “Hazardous Materials”. As used herein, the term “Hazardous Materials” means any
hazardous or toxic substance, material or waste that is or becomes regulated by any Governmental Authority and includes, without limitation, any material or substance that is (i) petroleum, (ii) asbestos, (iii) designated as a “hazardous
substance” pursuant to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. Section 1317), (iv) defined as a “hazardous waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C.
Section 6901, et seq. (42 U.S.C. Section 6903), (v) defined as a “hazardous substance” pursuant to Section 101 of the Comprehensive Environmental Response, Compensation, and Liability Act, 42 U.S.C. Section 9601 et
seq. (42 U.S.C. Section 9601), (vi) defined as “hazardous waste, “extremely hazardous waste” or “restricted hazardous waste” under any applicable state law, or (vii) defined as a “hazardous material” or
“hazardous substance” under any applicable state law. 
  
 5. Signage. Tenant shall have the right to install signage at the Premises and to have its name on the monument sign identifying the Premises, subject to Landlord’s approval of sign specifications under Section 39 of the Lease
and subject to such signage being in compliance with all applicable laws and all applicable restrictions and covenants affecting the Project. Tenant agrees to remove its signage on or before the expiration or earlier termination of the Lease and to
repair any damage caused by such removal. 
  

 4 

 6. Office/Lab Lease. As of the date of this First Amendment, Tenant is not the party which leases
the Office/Lab Premises and as such and as such Landlord agrees that nothing in Section 12 of the Lease shall be construed as imposing upon Tenant an obligation to remove any property from, or restore any portion of, the Office/Lab Premises. In
addition, the Lease is hereby amended to delete Section 20(h) and Section 41(c)(iii) thereof in their entirety. Landlord agrees that Tenant shall have the right, at all times, to receive services from any building systems currently shared by the
Premises and the Office/Lab Premises; at this time, Landlord and Tenant are aware only that the Premises and the Office/Lab Premises are being served by the same chillers and related components. Tenant has made arrangements to contribute to the
costs incurred by Icoria, Inc., as tenant under the Office/Lab Lease, for its use of such chillers; in the event Icoria, Inc. is no longer the tenant under the Office/Lab Lease or the Office/Lab Lease expires or terminates and, at the time, the
Lease is still in effect, Landlord and Tenant agree that the Premises shall continue to be served by such chillers and that Landlord and Tenant, each acting reasonably, shall agree upon an equitable basis for allocating to Tenant a reasonable share
of the reasonable costs of operating and repairing such chillers. 
  
 7. Demolition. Tenant shall not be obligated to post or maintain a Demolition Deposit, and accordingly, the Lease is hereby amended to delete subparagraphs (b), (c), (d) and (e) of Section 42 thereof in their entirety. 
  
 8. Expansion Right. The Lease is hereby amended to add the following
new Section: 
  
 “44. Expansion. So long as the Lease
is in full force and effect, Tenant shall have the first right to lease the Office/Lab upon the expiration or earlier termination of the Office/Lab Lease. Landlord will deliver to Tenant prompt written notice of any such expiration or earlier
termination. At Tenant’s option, in its discretion, Tenant will then have fifteen (15) days from the delivery of such notice to accept the lease of such space, on and subject to the same terms and conditions as set forth in the Office/Lab
Lease. Provided, however, Tenant may not exercise its option hereunder during any period of time that Tenant is in Default under any provision of the Lease.” 
  
 9. Representations and Warranties. The representations, warranties and covenants of Landlord in Section 9 of the
Assignment Agreement are incorporated herein by reference and hereby made a part of the Lease. 
  
 10. Notices. The Basic Lease Provisions of the Lease are hereby amended to delete the address for Tenant, and to replace the same with the following: 
  
 Jay Grable 
 Director, Real Estate - G4NA 
 Monsanto
Company 
 800 N. Lindbergh Blvd. 
 St. Louis, MO 63167 
  
 11. Miscellaneous.

  
 (a) Landlord agrees that it shall execute and
deliver to Tenant, promptly upon Tenant’s request and on the form prepared by Tenant (provided that such form is reasonably acceptable to Landlord) a new memorandum of the Lease or an amendment to any existing recorded memorandum of the Lease,
which Tenant may cause, at Tenant’s expense, to be recorded in the real estate records of Durham County, North Carolina, as contemplated in Section 44(e) of the Lease. 
  

 5 

 (b) This First Amendment may be executed in one or more counterparts, each of which shall
be deemed an original and all such counterparts, taken together, shall constitute but one and the same instrument. 
  
 (c) Except as expressly amended and modified hereby, all of the terms and provisions of the Lease shall remain unchanged and in full force
and effect and are hereby ratified and confirmed. In addition, Landlord hereby confirms and agrees that Tenant shall have all of the Extension Rights under Section 41 of the Lease and that the Extension Rights are in full force and effect.

  
 (d) To the extent of any inconsistency
between the terms and provisions of the Lease and this First Amendment, the terms and provisions of this First Amendment shall control. 
  
 (e) This First Amendment shall be binding upon, and shall inure to the benefit of, the parties hereto and their respective successors and
assigns. 
  
 [The remainder of this page is intentionally blank.]

  

 6 

 IN WITNESS WHEREOF, Landlord and Tenant have respectively signed this First Amendment as of the day and
year first written above. 
  

							
	 LANDLORD:

	
	 ARE-108 ALEXANDER ROAD, LLC,
 a Delaware limited liability company

		
	By:	 	ALEXANDRIA REAL ESTATE REAL ESTATE EQUITIES, L.P., a Delaware limited partnership, managing member
			
	 	 	 By:
	 	ARE-QRS CORP., a Maryland corporation, general partner
				
	 	 	 	 	 By:
	 	 
	 	 	 	 	 Name:
	 	 
	 	 	 	 	 Title:
	 	 

  

			
	 TENANT:

	
	 MONSANTO COMPANY

		
	 By:
	 	 
		
	 Name:
	 	 
		
	 Title:
	 	 

  

 7 

  
 ATTACHMENT A

  
 CONTEMPLATED
ALTERATIONS 
  
 1. Biological Waste Containment System

  
 Install Dow Sump Buddy Biocide to all the soil traps for the growth
chambers and greenhouses. 
  
 http://www.dow.com/biocides/prod/sumpbud.htm

  
 2. Fire protection / sprinkler system 
  
 Design and install sprinklers for the entire building, including loading dock area that meet
NFPA 13 and are permitted through the Authority Having Jurisdiction (AHJ). If there is no AHJ, then permit though the local fire marshal. 
  
 3. Data room for servers 
  
 Server Room 
  
 Room shall not be located on shared tenant wall in a multi tenant facility. 
  
 Room shall have secure wall partitions with no unnecessary openings. Walls shall extend above ceiling to structure above and shall have a painted finish. 
  
 Room shall have self-closing lockable doors. 
  
 Room shall have adequate electrical service for all computer equipment. 
  
 Room shall have adequate air conditioning to service computer equipment load. Supplemental air conditioning shall be provided when necessary to meet the demand of the
equipment. 
  
 Room shall have vinyl tile floor and rubber cove base. 

 
 Plywood backer board shall be provided on walls in sufficient size to accommodate wall
mounted wiring and equipment. 
  
 4. One wet lab 
  
 General 
  
 Each laboratory unit shall be equipped with laboratory casework, benches and over-counter shelves or cabinet units. 
  
 Each laboratory unit shall contain at a minimum one fume hood per each 300 square feet. Each
laboratory unit shall be provided with required number and size of exits as mandated by local authority having jurisdiction and as required by NFPA 45. General design and construction shall meet NFPA 45 chapter 3. 
  

 8 

 Safety 
  
 Each sink in the laboratory unit shall be equipped with an ANSI approved eyewash unit. A safety shower shall be located adjacent to the laboratory unit. Each laboratory
unit shall be equipped with fire extinguishers as mandated by the local authorities having jurisdiction. 
  
 Floors, walls and ceilings 
  
 All
flooring shall be vinyl tile, vinyl sheet goods or epoxy. Flooring materials shall be specifically designed for laboratory environment with suitable chemical resistance and cleanability. Base shall be compatible with flooring material and shall have
a cove design. Ceilings (when provided) shall be suitable for commercial laboratory environment. Walls shall be finished in materials suitable for laboratory environment. Paints shall be washable and suitable for chemical environment. 
  
 Fume Hoods 
  
 Fume hoods shall be bench type or walk in type, minimum 6’ wide, meeting NFPA 45. Fume hoods shall be tested according to ASHRAE 110.
Face velocity shall be a minimum of 100 FPM or as mandated by local authorities having jurisdiction. Where walk in hoods are provided, the hood shall have a workbench at 36” height provided within the hood. 
  
 Casework 
  
 All laboratory casework shall be steel. Countertops shall be either chemically resistant laminate or epoxy with radius edge at front of work
surface. All counters shall have backsplashes. All laboratory shelving shall be steel and shall have a minimum 1/4” lip on all sides. All tall cabinets shall be secured from overturning. 
  
 Sinks 
  
 Each laboratory unit shall be equipped with one laboratory sink per each 300 square feet. Sinks shall be stainless steel or epoxy. Each sink
shall have one faucet with industrial hot and cold water. 
  
 Lighting

  
 Laboratory unit shall be illuminated to provide adequate lighting for
research activities. Lighting shall be evenly distributed. 
  
 HVAC

  
 Laboratory unit shall have one pass air. Cooling capacity shall be
adequate for all loads including laboratory equipment. Comply with authorities having jurisdiction for minimum number of air changes per hour. 
  
 Electrical 
  
 Electrical outlets shall be provided along all laboratory benches. Electrical outlets shall be provided for all laboratory equipment in voltages and configuration as required by the various equipment components.

  

 9 

  
 ATTACHMENT B

  
 ADDITIONAL ENVIRONMENTAL INFORMATION 

 
 [To be completed prior to the Assignment Date per Section 7 of the
Assignment Agreement and, in addition, Landlord intends to conduct some additional environmental site investigations within a reasonable period of time following the date of the Assignment Agreement, copies of which shall be provided to Tenant upon
receipt and at that time, the same shall be included as part of this Attachment B and the parties will execute written confirmation as to the final form of Attachment B.] 
  

 10 

  
 ATTACHMENT C

  
 LIST OF HAZARDOUS MATERIALS 
  
 [To be completed prior to the Assignment Date 
 per Section 7 of the Assignment Agreement] 
  

 11 

  
 EXHIBIT C 

 
 AMORTIZATION SCHEDULE OF IMPROVEMENT RENT 
  
 [Attach Spreadsheet of Amortization Schedule for Improvement Rent listing
the date on which each 
 monthly installment is due beginning with March 1, 2005 through the term of the Lease, the amount of

 each installment and the respective amounts of principal and interest payments comprising each 
 installment] 
  

 13 

 Loan Calculator 
  

					
	Enter Values	 
		
	 Loan Amount
	  	$	1,000,000.00	 
	 Annual Interest Rate
	  	 	12.00 	%
	 Loan Period in Years
	  	 	10	 
	 Number of Payments Per Year
	  	 	12	 
	 Start Date of Loan
	  	 	11/1/2000	 
	 Optional Extra Payments
	  	 	 	 

  

				
	Loan Summary
		
	 Scheduled Payment
	  	$	14,347.09
	 Scheduled Number of Payments
	  	 	120
	 Actual Number of Payments
	  	 	120
	 Total Early Payments
	  	$	—  
	 	  	
	

	 Total Interest
	  	$	721,651.38
	 	  	
	

  
 Lender Name:
                                        

  

																								
	Pmt
No.

	 	Payment
Date

	 	Beginning
Balance

	 	Scheduled
Payment

	 	Extra
Payment

	 	Total
Payment

	 	Principal

	 	Interest

	 	Ending
Balance

	1	 	12/1/2000	 	$	1,000,000.00	 	$	14,347.09	 	$	—  	 	$	14,347.09	 	$	4,347.09	 	$	10,000.00	 	$	995,652.91
	2	 	1/1/2001	 	 	995,652.91	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,390.57	 	 	9,956.53	 	 	991,262.34
	3	 	2/1/2001	 	 	991,262.34	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,434.47	 	 	9,912.62	 	 	986,827.87
	4	 	3/1/2001	 	 	986,827.87	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,478.82	 	 	9,868.28	 	 	982,349.05
	5	 	4/1/2001	 	 	982,349.05	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,523.60	 	 	9,823.49	 	 	977,825.45
	6	 	5/1/2001	 	 	977,825.45	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,568.84	 	 	9,778.25	 	 	973,256.61
	7	 	6/1/2001	 	 	973,256.61	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,614.53	 	 	9,732.57	 	 	968,642.08
	8	 	7/1/2001	 	 	968,642.08	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,660.67	 	 	9,686.42	 	 	963,981.40
	9	 	8/1/2001	 	 	963,981.40	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,707.28	 	 	9,639.81	 	 	959,274.12
	10	 	9/1/2001	 	 	959,274.12	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,754.35	 	 	9,592.74	 	 	954,519.77
	11	 	10/1/2001	 	 	954,519.77	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,801.90	 	 	9,545.20	 	 	949,717.87
	12	 	11/1/2001	 	 	949,717.87	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,849.92	 	 	9,497.18	 	 	944,867.96
	13	 	12/1/2001	 	 	944,867.96	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,898.42	 	 	9,448.68	 	 	939,969.54
	14	 	1/1/2002	 	 	939,969.54	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,947.40	 	 	9,399.70	 	 	935,022.14
	15	 	2/1/2002	 	 	935,022.14	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	4,996.87	 	 	9,350.22	 	 	930,025.27
	16	 	3/1/2002	 	 	930,025.27	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,046.84	 	 	9,300.25	 	 	924,978.43
	17	 	4/1/2002	 	 	924,978.43	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,097.31	 	 	9,249.78	 	 	919,881.12
	18	 	5/1/2002	 	 	919,881.12	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,148.28	 	 	9,198.81	 	 	914,732.83
	19	 	6/1/2002	 	 	914,732.83	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,199.77	 	 	9,147.33	 	 	909,533.07
	20	 	7/1/2002	 	 	909,533.07	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,251.76	 	 	9,095.33	 	 	904,281.30
	21	 	8/1/2002	 	 	904,281.30	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,304.28	 	 	9,042.81	 	 	898,977.02
	22	 	9/1/2002	 	 	898,977.02	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,357.32	 	 	8,989.77	 	 	893,619.69
	23	 	10/1/2002	 	 	893,619.69	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,410.90	 	 	8,936.20	 	 	888,208.80
	24	 	11/1/2002	 	 	888,208.80	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,465.01	 	 	8,882.09	 	 	882,743.79
	25	 	12/1/2002	 	 	882,743.79	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,519.66	 	 	8,827.44	 	 	877,224.13
	26	 	1/1/2003	 	 	877,224.13	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,574.85	 	 	8,772.24	 	 	871,649.28
	27	 	2/1/2003	 	 	871,649.28	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,630.60	 	 	8,716.49	 	 	866,018.68
	28	 	3/1/2003	 	 	866,018.68	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,686.91	 	 	8,660.19	 	 	860,331.77
	29	 	4/1/2003	 	 	860,331.77	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,743.78	 	 	8,603.32	 	 	854,587.99
	30	 	5/1/2003	 	 	854,587.99	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,801.21	 	 	8,545.88	 	 	848,786.78
	31	 	6/1/2003	 	 	848,786.78	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,859.23	 	 	8,487.87	 	 	842,927.55
	32	 	7/1/2003	 	 	842,927.55	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,917.82	 	 	8,429.28	 	 	837,009.73
	33	 	8/1/2003	 	 	837,009.73	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	5,977.00	 	 	8,370.10	 	 	831,032.73
	34	 	9/1/2003	 	 	831,032.73	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,036.77	 	 	8,310.33	 	 	824,995.97
	35	 	10/1/2003	 	 	824,995.97	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,097.14	 	 	8,249.96	 	 	818,898.83
	36	 	11/1/2003	 	 	818,898.83	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,158.11	 	 	8,188.99	 	 	812,740.72
	37	 	12/1/2003	 	 	812,740.72	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,219.69	 	 	8,127.41	 	 	806,521.04
	38	 	1/1/2004	 	 	806,521.04	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,281.88	 	 	8,065.21	 	 	800,239.15
	39	 	2/1/2004	 	 	800,239.15	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,344.70	 	 	8,002.39	 	 	793,894.45
	40	 	3/1/2004	 	 	793,894.45	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,408.15	 	 	7,938.94	 	 	787,486.30
	41	 	4/1/2004	 	 	787,486.30	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,472.23	 	 	7,874.86	 	 	781,014.07
	42	 	5/1/2004	 	 	781,014.07	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,536.95	 	 	7,810.14	 	 	774,477.11
	43	 	6/1/2004	 	 	774,477.11	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,602.32	 	 	7,744.77	 	 	767,874.79
	44	 	7/1/2004	 	 	767,874.79	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,668.35	 	 	7,678.75	 	 	761,206.44
	45	 	8/1/2004	 	 	761,206.44	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,735.03	 	 	7,612.06	 	 	754,471.41
	46	 	9/1/2004	 	 	754,471.41	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,802.38	 	 	7,544.71	 	 	747,669.03
	47	 	10/1/2004	 	 	747,669.03	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,870.40	 	 	7,476.69	 	 	740,798.63
	48	 	11/1/2004	 	 	740,798.63	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	6,939.11	 	 	7,407.99	 	 	733,859.52
	49	 	12/1/2004	 	 	733,859.52	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	7,008.50	 	 	7,338.60	 	 	726,851.02
	50	 	1/1/2005	 	 	726,851.02	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	7,078.58	 	 	7,268.51	 	 	719,772.43
	51	 	2/1/2005	 	 	719,772.43	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	7,149.37	 	 	7,197.72	 	 	712,623.06
	52	 	3/1/2005	 	 	712,623.06	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	7,220.86	 	 	7,126.23	 	 	705,402.20
	53	 	4/1/2005	 	 	705,402.20	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	7,293.07	 	 	7,054.02	 	 	698,109.13
	54	 	5/1/2005	 	 	698,109.13	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	7,366.00	 	 	6,981.09	 	 	690,743.12
	55	 	6/1/2005	 	 	690,743.12	 	 	14,347.09	 	 	—  	 	 	14,347.09	 	 	7,439.66	 	 	6,907.43	 	 	683,303.46

  

																	
	Pmt
No.

	 	Payment
Date

	 	Beginning
Balance

	 	Scheduled
Payment

	 	Extra
Payment

	 	Total
Payment

	 	Principal

	 	Interest

	 	Ending
Balance

	56	 	7/1/2005	 	683,303.46	 	14,347.09	 	—  	 	14,347.09	 	7,514.06	 	6,833.03	 	675,789.40
	57	 	8/1/2005	 	675,789.40	 	14,347.09	 	—  	 	14,347.09	 	7,589.20	 	6,757.89	 	668,200.20
	58	 	9/1/2005	 	668,200.20	 	14,347.09	 	—  	 	14,347.09	 	7,665.09	 	6,682.00	 	660,535.10
	59	 	10/1/2005	 	660,535.10	 	14,347.09	 	—  	 	14,347.09	 	7,741.74	 	6,605.35	 	652,793.36
	60	 	11/1/2005	 	652,793.36	 	14,347.09	 	—  	 	14,347.09	 	7,819.16	 	6,527.93	 	644,974.20
	61	 	12/1/2005	 	644,974.20	 	14,347.09	 	—  	 	14,347.09	 	7,897.35	 	6,449.74	 	637,076.85
	62	 	1/1/2006	 	637,076.85	 	14,347.09	 	—  	 	14,347.09	 	7,976.33	 	6,370.77	 	629,100.52
	63	 	2/1/2006	 	629,100.52	 	14,347.09	 	—  	 	14,347.09	 	8,056.09	 	6,291.01	 	621,044.43
	64	 	3/1/2006	 	621,044.43	 	14,347.09	 	—  	 	14,347.09	 	8,136.65	 	6,210.44	 	612,907.78
	65	 	4/1/2006	 	612,907.78	 	14,347.09	 	—  	 	14,347.09	 	8,218.02	 	6,129.08	 	604,689.76
	66	 	5/1/2006	 	604,689.76	 	14,347.09	 	—  	 	14,347.09	 	8,300.20	 	6,046.90	 	596,389.57
	67	 	6/1/2006	 	596,389.57	 	14,347.09	 	—  	 	14,347.09	 	8,383.20	 	5,963.90	 	588,006.37
	68	 	7/1/2006	 	588,006.37	 	14,347.09	 	—  	 	14,347.09	 	8,467.03	 	5,880.06	 	579,539.34
	69	 	8/1/2006	 	579,539.34	 	14,347.09	 	—  	 	14,347.09	 	8,551.70	 	5,795.39	 	570,987.63
	70	 	9/1/2006	 	570,987.63	 	14,347.09	 	—  	 	14,347.09	 	8,637.22	 	5,709.88	 	562,350.42
	71	 	10/1/2006	 	562,350.42	 	14,347.09	 	—  	 	14,347.09	 	8,723.59	 	5,623.50	 	553,626.82
	72	 	11/1/2006	 	553,626.82	 	14,347.09	 	—  	 	14,347.09	 	8,810.83	 	5,536.27	 	544,816.00
	73	 	12/1/2006	 	544,816.00	 	14,347.09	 	—  	 	14,347.09	 	8,898.93	 	5,448.16	 	535,917.06
	74	 	1/1/2007	 	535,917.06	 	14,347.09	 	—  	 	14,347.09	 	8,987.92	 	5,359.17	 	526,929.14
	75	 	2/1/2007	 	526,929.14	 	14,347.09	 	—  	 	14,347.09	 	9,077.80	 	5,269.29	 	517,851.34
	76	 	3/1/2007	 	517,851.34	 	14,347.09	 	—  	 	14,347.09	 	9,168.58	 	5,178.51	 	508,682.75
	77	 	4/1/2007	 	508,682.75	 	14,347.09	 	—  	 	14,347.09	 	9,260.27	 	5,086.83	 	499,422.49
	78	 	5/1/2007	 	499,422.49	 	14,347.09	 	—  	 	14,347.09	 	9,352.87	 	4,994.22	 	490,069.62
	79	 	6/1/2007	 	490,069.62	 	14,347.09	 	—  	 	14,347.09	 	9,446.40	 	4,900.70	 	480,623.22
	80	 	7/1/2007	 	480,623.22	 	14,347.09	 	—  	 	14,347.09	 	9,540.86	 	4,806.23	 	471,082.36
	81	 	8/1/2007	 	471,082.36	 	14,347.09	 	—  	 	14,347.09	 	9,636.27	 	4,710.82	 	461,446.08
	82	 	9/1/2007	 	461,446.08	 	14,347.09	 	—  	 	14,347.09	 	9,732.63	 	4,614.46	 	451,713.45
	83	 	10/1/2007	 	451,713.45	 	14,347.09	 	—  	 	14,347.09	 	9,829.96	 	4,517.13	 	441,883.49
	84	 	11/1/2007	 	441,883.49	 	14,347.09	 	—  	 	14,347.09	 	9,928.26	 	4,418.83	 	431,955.23
	85	 	12/1/2007	 	431,955.23	 	14,347.09	 	—  	 	14,347.09	 	10,027.54	 	4,319.55	 	421,927.69
	86	 	1/1/2008	 	421,927.69	 	14,347.09	 	—  	 	14,347.09	 	10,127.82	 	4,219.28	 	411,799.87
	87	 	2/1/2008	 	411,799.87	 	14,347.09	 	—  	 	14,347.09	 	10,229.10	 	4,118.00	 	401,570.77
	88	 	3/1/2008	 	401,570.77	 	14,347.09	 	—  	 	14,347.09	 	10,331.39	 	4,015.71	 	391,239.39
	89	 	4/1/2008	 	391,239.39	 	14,347.09	 	—  	 	14,347.09	 	10,434.70	 	3,912.39	 	380,804.69
	90	 	5/1/2008	 	380,804.69	 	14,347.09	 	—  	 	14,347.09	 	10,539.05	 	3,808.05	 	370,265.64
	91	 	6/1/2008	 	370,265.64	 	14,347.09	 	—  	 	14,347.09	 	10,644.44	 	3,702.66	 	359,621.20
	92	 	7/1/2008	 	359,621.20	 	14,347.09	 	—  	 	14,347.09	 	10,750.88	 	3,596.21	 	348,870.32
	93	 	8/1/2008	 	348,870.32	 	14,347.09	 	—  	 	14,347.09	 	10,858.39	 	3,488.70	 	338,011.92
	94	 	9/1/2008	 	338,011.92	 	14,347.09	 	—  	 	14,347.09	 	10,966.98	 	3,380.12	 	327,044.95
	95	 	10/1/2008	 	327,044.95	 	14,347.09	 	—  	 	14,347.09	 	11,076.65	 	3,270.45	 	315,968.30
	96	 	11/1/2008	 	315,968.30	 	14,347.09	 	—  	 	14,347.09	 	11,187.41	 	3,159.68	 	304,780.89
	97	 	12/1/2008	 	304,780.89	 	14,347.09	 	—  	 	14,347.09	 	11,299.29	 	3,047.81	 	293,481.61
	98	 	1/1/2009	 	293,481.61	 	14,347.09	 	—  	 	14,347.09	 	11,412.28	 	2,934.82	 	282,069.33
	99	 	2/1/2009	 	282,069.33	 	14,347.09	 	—  	 	14,347.09	 	11,526.40	 	2,820.69	 	270,542.93
	100	 	3/1/2009	 	270,542.93	 	14,347.09	 	—  	 	14,347.09	 	11,641.67	 	2,705.43	 	258,901.26
	101	 	4/1/2009	 	258,901.26	 	14,347.09	 	—  	 	14,347.09	 	11,758.08	 	2,589.01	 	247,143.18
	102	 	5/1/2009	 	247,143.18	 	14,347.09	 	—  	 	14,347.09	 	11,875.66	 	2,471.43	 	235,267.51
	103	 	6/1/2009	 	235,267.51	 	14,347.09	 	—  	 	14,347.09	 	11,994.42	 	2,352.68	 	223,273.09
	104	 	7/1/2009	 	223,273.09	 	14,347.09	 	—  	 	14,347.09	 	12,114.36	 	2,232.73	 	211,158.73
	105	 	8/1/2009	 	211,158.73	 	14,347.09	 	—  	 	14,347.09	 	12,235.51	 	2,111.59	 	198,923.22
	106	 	9/1/2009	 	198,923.22	 	14,347.09	 	—  	 	14,347.09	 	12,357.86	 	1,989.23	 	186,565.36
	107	 	10/1/2009	 	186,565.36	 	14,347.09	 	—  	 	14,347.09	 	12,481.44	 	1,865.65	 	174,083.92
	108	 	11/1/2009	 	174,083.92	 	14,347.09	 	—  	 	14,347.09	 	12,606.26	 	1,740.84	 	161,477.66
	109	 	12/1/2009	 	161,477.66	 	14,347.09	 	—  	 	14,347.09	 	12,732.32	 	1,614.78	 	148,745.35
	110	 	1/1/2010	 	148,745.35	 	14,347.09	 	—  	 	14,347.09	 	12,859.64	 	1,487.45	 	135,885.70
	111	 	2/1/2010	 	135,885.70	 	14,347.09	 	—  	 	14,347.09	 	12,988.24	 	1,358.86	 	122,897.47
	112	 	3/1/2010	 	122,897.47	 	14,347.09	 	—  	 	14,347.09	 	13,118.12	 	1,228.97	 	109,779.35
	113	 	4/1/2010	 	109,779.35	 	14,347.09	 	—  	 	14,347.09	 	13,249.30	 	1,097.79	 	96,530.05
	114	 	5/1/2010	 	96,530.05	 	14,347.09	 	—  	 	14,347.09	 	13,381.79	 	965.30	 	83,148.25
	115	 	6/1/2010	 	83,148.25	 	14,347.09	 	—  	 	14,347.09	 	13,515.61	 	831.48	 	69,632.64
	116	 	7/1/2010	 	69,632.64	 	14,347.09	 	—  	 	14,347.09	 	13,650.77	 	696.33	 	55,981.87
	117	 	8/1/2010	 	55,981.87	 	14,347.09	 	—  	 	14,347.09	 	13,787.28	 	559.82	 	42,194.59
	118	 	9/1/2010	 	42,194.59	 	14,347.09	 	—  	 	14,347.09	 	13,925.15	 	421.95	 	28,269.44
	119	 	10/1/2010	 	28,269.44	 	14,347.09	 	—  	 	14,347.09	 	14,064.40	 	282.69	 	14,205.04
	120	 	11/1/2010	 	14,205.04	 	14,347.09	 	—  	 	14,205.04	 	14,062.99	 	142.05	 	0.00

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00081-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00081-of-00352.parquet"}]]