Document:

EXHIBIT 10.3

OPTION AGREEMENT FOR 20% INTEREST OF INNER MONGOLIA MINERAL
CLAIMS

 

OPTION
AGREEMENT

THIS AGREEMENT made as of
this 21st day of November 2006

BETWEEN:

Gloria Meyers; Richard
Frigault; Nina Petersen;  Melissa
Monaghan;  Norma Potashnyz;  John Evans;  Angelo Froudakis;  Jim Cooper; Keith Howell

(hereinafter referred to as the "Optionors")

- and – 

Newport
Gold Inc.

(hereinafter referred to as the "Optionee")

WHEREAS:

A.  The Optionors have an
option to earn a 50% interest of certain mineral exploration rights or permits
covering the property more particularly described in Schedule "A"
attached hereto and located in Inner Mongolia of the Peoples Republic of China;

B.    BaoTou
Noront Mineral Development Co. Ltd. is the registered holder of the property
and which company is a wholly owned subsidiary of Noront Resources Ltd. and is
established in the Peoples Republic of China.

C.  The Optionee wishes to
acquire an option  to earn a 20%
interest of the 50% interest held by the Optionors by agreeing to undertake and
satisfy all of the Optionors obligations in their agreement with BaoTou Noront
Mineral Development Co. Ltd. (this original agreement is attached )  and delivering 2,200,000 shares of
Newport Gold Inc. in total to the Optionors (these shares will be subject to a
minimum one year hold and subject to all other jurisdictional security
regulations and rules) in addition to a total 2.2% N.S.R. on all metals
produced from the Optionors interest in the property.  Each individual is independent from the
other.  Each individual would
receive 200,000 shares of Newport Gold Inc. and a 0.2% N.S.R. of the metals
produced from the optionors interest in the property, except for Gloria Meyers
and Melissa Monaghan who will receive 400,000 shares each and a 0.4% N.S.R. The
Optionors also grant the Optionee a first right of refusal on acquiring the
remainder of their 50% interest for a period of one year.

In summary  the optionee
must deliver to Noront Resources Ltd.a total of 800,000 shares of common stock
of Newport Gold Inc, by Feb1,2009 and incur $750,000.00 U.S. of
exploration expenditures.  The first
year obligation is 300,000 shares and an exploration expenditure of $250,000.

1

It should be noted that Martin Baerschmidt has sold his interest to
Keith Howell, Frank Hunnisett has sold his interest to Gloria Meyers and  Andrew Skrepnek has sold his interest to
Melissa Monaghan. 

In witness whereof the parties have caused this Agreement to be
executed by their proper officers duly authorized in that behalf and all of the
Optionors.

/s/ Derek Bartlett

Derek Bartlett 

2

Schedule "A"

Schedule "A" to The Agreement dated February 1st,
2006 between Noront Resources Ltd and the Optionee

THE PROPERTY

Exploration Permit No. 0100000520137 Located at geographic position
k49E016009

Comprised of 5.16 km(2).

3EXHIBIT 10.4

OPTION AGREEMENT FOR ADDITIONAL 30% INTEREST OF INNER
MONGOLIA MINERAL CLAIMS

OPTION AGREEMENT

This
Agreement made as of the 7th day of August 2007

BETWEEN:

Gloria Meyers; Richard Frigault; Ninna Petersen;  Melissa Monaghan;  Norma potashnyz;  John Evans;  Angelo Froudakis;   Jim Cooper;  Keith Howell

(hereinafter referred to as the "Optionors")

-and-

Newport Gold Inc.

(hereinafter referred to as the "Optionee")

Whereas:

A.  The Optionors have an
option to earn a 30% interest of certain mineral exploration rights or permits
covering the property more particularly described in Schedule "A"
attached hereto and located in Inner Mongolia of the Peoples
Republic of China.

B.  BaoTou Noront Mineral
Development Co. Ltd.  is the
registered holder of the property and which company is a wholly-owned
subsidiary of Noront Resources Ltd. and is established in the Peoples Republic
of China.

C.  The Optionee is
acquiring an option to earn a 30% interest of the 30% interest held by the
Optionors by agreeing to undertake and satisfy all of the Optionors'
obligations in their agreement with BaoTou Noront Mineral Development Co. Ltd.
and delivering 3,025,000 shares of Newport Gold Inc. in total to the Optionors
(these shares will be subject to a minimum one year hold and subject to all
other jurisdictional security regulations and rules).  Each individual is independent from the
other.  Each individual would
receive 275,000 shares of Newport
gold Inc. Except for Gloria Meyers and Melissa Monaghan who will receive 550,000
shares.  The Optionors retain a 2%
NSR on Newport Gold Inc.'s interest in the property.

In summary the Optionee must deliver to Noront Resources Ltd.  a total of 800,000 shares of common
stock of Newport Gold Inc. by February 1, 2009 and incur $750,000 U.S.
of exploration expenditures.  The
first obligation is 300,000 shares to Noront (which has been paid) and an
exploration expenditure of $250,000.

There is no material relationship between the Registrant or its
affiliates and any of the parties other than in the respect of this material
agreement.  

/s/ Derek Bartlett

~Derek BartlettEXHIBIT 10.5

EXTENSION AGREEMENT TO COMPLETE REQUIRED EXPENDITURES ON
INNER MONGOLIA MINERAL CLAIMS

 

TO:         RICHARD
NEMIS

FROM:  DEREK BARTLETT

               PRESIDENT, NEWPORT GOLD INC.

RE:         NORONT’S
TIEJIANGYINGZI property, Guyang County, Inner Mongolia

In consideration for granting an extension to February 1, 2009 to spend
the required $500,000 USD of exploration monies on the above stated property
Newport Gold Inc. agrees to provide Noront with 100,000 shares of Newport Gold Inc.  (Reg S stipulation).  All other terms and conditions of the
agreement shall remain the same and time shall remain of the essence.

Dated this 15th day of 
January 2008

 

/s/ Derek Bartlett

______________________________

Derek Bartlett

President, Newport Gold Inc.

 

/s/ Richard Nemis

_______________________________

Richard Nemis

President, Noront Resources Ltd.EXHIBIT 10.4

AGREEMENT  TO ACQUIRE 50% INTEREST OF HA MAC
PROPERTY NEAR VERNON BC

 

LETTER OF INTENT

February 28, 2008

Between

 TMBW
INTERNATIONAL RESOURCES CORP. 
a private company, (TMBW) OF 168
   Queen St. S.
unit #101,Mississauga, Ontario Canada
 L5M 1K8

And

NEWPORT GOLD INC. (NWPG) 1495 Ridgeview Drive, Reno NV USA, contact address; Unit 1 – 336 Queen St. S.
Mississauga, Ontario Canada L5M 1M2

Newport Gold Inc. will pay to TMBW 1.8 million Reg S Shares for a 50 %
interest in TMBW's 100% owned 331.771 Ha Mac Property, situated near Vernon BC.
and agree to undertake all TMBW's obligations to the original vendors
including cash payments royalties, work commitments and stock issuances (NWPG
stock) as per the underlying agreement between the original vendors and
TMBW.  A  letter of intent between TMBW and the
original vendors  was signed Aug,
23, 2006.  Newport Gold Inc. also
has a first right of refusal on the remaining 50 % interest.  Please refer to the underlying agreement
for specific details of the foregoing.

/s/ Derek Bartlett                                                      
/s/ Brian Hoffman     

____________________________                          _____________________________

Derek Bartlett, President                                            Brian
Hoffman, President

Newport Gold Inc.                                                     TMBW
International Resources Corp.ex10_4.htm

    LEASE
AGREEMENT

     

        This Lease
Agreement (the "Lease") is dated as of February 12, 2008, and is between OREGON
HEALTH AND SCIENCE UNIVERSITY, a public corporation of the State of Oregon
("Landlord"), and ZNOMICS, INC., a publicly held corporation ("Tenant"). In
consideration of the mutual promises in this Lease and for other valuable
consideration, the receipt and sufficiency of which are hereby acknowledged,
Landlord and Tenant agree as follows:

     

    
    

     

    
      	1.	 	Summary of Basic
      Terms
	 	 	 
	 	1.1	

              Building:
      Building located at 3055 SW Sam Jackson Park Road in Portland,
      Oregon.

            
	 	 	 
	 	1.2	Premises: 1,608
      rentable square feet on the third, fourth and seventh floor(s) of the
      Building, as shown on the attached Exhibit A.
	 	 	 
	 	1.3	Estimated
      Commencement Date: February 1, 2008
	 	 	 
	 	 	

              Estimated
      Expiration Date: February 14, 2009.

            
	 	 	 
	 	 	

              Length
      of Term: Not to exceed one (1) year.

            
	 	 	 
	 	1.4	Base Rent: Lab
      Space: $30.92 per square foot.
	 	 	 
	 	1.5	

              1,144
      s.f. ($2,947.71 per month)

            
	 	 	 
	 	 	

              Non-Lab Space:
      $26.92 per square foot

            
	 	 	 
	 	 	

              464
      s.f. (1,040.91 per month)

            
	 	 	 
	 	 	

              CSWR Administrative
      Fees: ($375.00 per month)

            
	 	 	 
	 	 	
              Security Deposit:
      N/A.

            
	 	 	 
	 	1.6 	Notice
      Addresses:
	 	 	 
	 	 	To
    Landlord:	

              Oregon Health and Science University

              Campus Planning Development & Real Estate - PP22E
      

                3181
      SW Sam Jackson Park Road

                Portland,
      OR  97201

              

            
	 	 	 
	 	 	With a copy
      to: 	

              Oregon Health and Science University

              Attn: General Counsel

              3181 SW Sam Jackson Park Road, L585

                Portland,
      Oregon 97201

              

            

    

     

    
      
        
        

      

      
         

        
          

        

      

      
        
        

      

    

     

    
      
        
          	 	 	To Tenant:	Znomics, Inc.
      

                  2611
      SW Third, Suite 280K

                  Portland,
      OR 97201

                
	 	 	 	 
	 	
                  1.7

                	
                  Address
      for Payment of Rent:

                	
                  Oregon
      Health &
      Science University Cashiers Office, L002 

                    3181
      SW Sam Jackson Park Road Portland, OR 97239-3098

                  

                
	 	 	 	 
	 	1.8	Permitted
      Use:  	The Premises shall
      be used for an independently operated research laboratory and
      office.
	 	 	 	 
	2.	Demise
      and Term.	 
	 	 	 	 
	 	2.1 	Demise.  Landlord
      leases to Tenant and Tenant leases from Landlord, on the terms
      and conditions set forth in this Lease, the Premises described in Section
      1.2 and outlined on the attached Exhibit A (the
      "Premises") in the Building described in Section 1.1 (the
      "Building").
	 	 	 	 
	 	2.2	 Commencement and Expiration
      Dates.  If Landlord gives Tenant permission to undertake
      work in the Premises prior to the date on which Landlord's Work is
      substantially completed, such possession shall be deemed to be upon all
      the terms, covenants, conditions and provisions of this Lease, including,
      without limitation, the payment of Rent. The Term shall expire, unless
      sooner terminated pursuant to the provisions of this Lease, twelve (12)
      months after the Commencement Date (the "Expiration
    Date").
	 	 	 	 
	3.	Rent.	 	 
	 	 	 	 
	 	3.1 	Base
      Rent.  Tenant agrees to pay to Landlord rent consisting
      of Base Rent described
      in Section 1.4 and all other sums which become payable to Landlord by
      Tenant under this Lease (collectively, "Rent"). Upon execution of this
      Lease, Tenant shall pay Landlord Base Rent for the first full calendar
      month of the Term. All other Rents shall be paid in advance on the first
      day of each calendar month unless otherwise expressly provided in this
      Lease. All Rents shall be paid in lawful money of the United States to
      Landlord at its office set forth in Section
      1.7, or such other place as Landlord shall designate by written notice to
      Tenant. Tenant shall pay all Rents promptly when due without notice or
      demand therefor and without any abatement, deduction or setoff, for any
      reason whatsoever, except as may be expressly provided in this Lease. If
      the Commencement Date occurs on a day other than the first day of a
      calendar month, the Rents for that partial calendar month shall be
      prorated based on the number of days in such month.
	 	 	 	 
	4. 	Taxes.	 Landlord
      enjoys tax-exempt status. If this Lease or the use of the Premises by
      Tenant
      causes any real property taxes to be charged, Tenant shall pay such taxes
      within ten days after billing therefor by Landlord.
	 	 	 	 
	5. 	Security
      Deposit.  INTENTIONALLY DELETED	 

        
                      

    

     

    
      
        
        

      

      
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        6.      Use.

     

          6.1           General.  Tenant
shall use and occupy the Premises continuously during the Term for
the use described in Section 1.8 and for no other purpose without the prior
written consent of Landlord. If any governmental
license or permit shall be required for the proper and lawful conduct of Ten
ant's business in the Premises, Tenant, at its expense, shall procure, maintain
and comply with the terms and conditions of each such license or permit. Tenant
shall, at Tenant's expense, comply with all laws, codes, rules, statutes,
regulations, orders and other requirements of public authorities ("Laws")
relating to Tenant's use and occupancy of the Premises.

     

         
6.2           Additional Covenants as to
Use.  Tenant shall not, without the prior written consent
of Landlord, use any apparatus, machinery or device in or about the Premises
which will cause any noise, vibration, fumes or electronic interference or which
will overload the floors or structure of the Premises. Tenant shall not at any
time use or occupy, or suffer or permit anyone to use or occupy the Premises, or
permit anything to be done in the Premises, in any manner which: (a) violates
the Certificate of Occupancy for the Premises or for the Building; or
(b)
causes or is liable to cause injury to the Premises or the Building or any
equipment, facilities or systems therein; or (c) constitutes a violation of Laws
or the requirements of insurance bodies; or (d) impairs or tends to impair the
character, reputation or appearance of the Building; or (e)
impairs or tends to impair the proper and economic maintenance, operation and
repair of the Building and/or its equipment, facilities or systems; or (f)
annoys or inconveniences or tends to annoy or inconvenience other tenants or
occupants of the Project; or (g) generates, uses, releases, stores, or deposits
on or about the Premises any environmentally hazardous or toxic substances,
chemical materials, wastes, pollutants, chemicals, gases, oils, or contaminants,
as defined by any Law or the exposure to or release of which is regulated by any
Law (collectively, "Hazardous Materials"). Tenant shall defend (through counsel
reasonably acceptable to Landlord), indemnify, and hold harmless Landlord and
the Landlord Related Parties (as defined in Section
16) from and against any and all claims, losses, liabilities, damages, response
costs and expenses of any nature whatsoever arising out of or in any way related
to the generation, release, storage, or deposit of Hazardous Materials on the
Project by Tenant or by any Tenant Related Party (as defined in Section 16)
including, but not limited to: (i) claims of third
parties, including governmental authorities, for damages, response costs,
injunctive or other relief;  (ii) the
cost, expense or loss to Landlord of any injunctive relief, including
preliminary or temporary injunctive relief, applicable to Landlord or the
Premises; (Hi)
the expense, including fees of attorneys, engineers, paralegals and
experts for identifying and reporting the existence of Hazardous Materials to
any agency of the State of Oregon or the United States as required by applicable
Laws; and (iv) any and all expenses or obligations, incurred before, during and
after any trial or appeal therefrom or any administrative proceeding or appeal
therefrom whether or not taxable as costs, including, without limitation,
attorneys' and paralegal fees, witness fees (expert and otherwise), deposition
costs, copying and telephone charges and other expenses, all of which shall be
paid by Tenant promptly after Landlord incurs the obligation to pay such
amounts.

     

        7.           Subordination.

     

             
7.1            General.    This
Lease shall be subordinate to any mortgages, trust deeds and other financing
instruments ("Mortgages") which affect the Land and/or the Building, so long as
the

     

    
      
        
        

      

      
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    holders
of any Mortgages agree not to disturb Tenant's rights under this Lease in
connection with the exercise of their rights under the Mortgages. Promptly after
the request by either party, in confirmation of such subordination and
nondisturbance, Tenant shall obtain and Tenant and Landlord shall execute,
acknowledge, and deliver to each other an instrument that evidences such
subordination and nondisturbance in a form reasonably acceptable to Tenant and
Landlord.

     

        7.2            INTENTIONALLY
DELETED.

     

        8.            Transfers
By Tenant. Tenant
shall not assign this Lease or any interest therein, or sublet
the Premises or any part thereof, or mortgage, encumber or otherwise transfer or
dispose of Tenant's interest in the Premises (each, a "Transfer"), either
voluntarily or involuntarily, without the prior written consent of Landlord,
which consent may be withheld in Landlord's sole discretion. If Tenant requests
consent to a proposed Transfer, Tenant shall pay for Landlord's reasonable legal
and administrative expenses incurred in reviewing the request for consent to
Transfer. Consent to one such Transfer shall not imply any future consent, and
all subsequent Transfers shall be made only upon obtaining prior written consent
of Landlord. Assignees shall become directly liable to Landlord for all
obligations of Tenant under this Lease, but Tenant shall remain liable for all
obligations under this Lease. Tenant agrees that the instrument by which any
Transfer is accomplished shall expressly provide that the transferee will
perform and observe all the agreements, covenants, conditions and provisions to
be performed and observed by Tenant under this Lease and that Landlord will have
the right to enforce such agreements, covenants and conditions directly against
such transferee. It
shall be the responsibility of Ten ant to provide Landlord, in a manner
reasonably acceptable to Landlord, with such information as Landlord determines
is necessary for Landlord to grant or withhold its consent. If Tenant is a
corporation or other entity, then any merger, consolidation, liquidation, change
in the ownership or power to vote the majority of voting stock or equity
interests of Tenant shall constitute a Transfer for the purposes of this Section
8.

     

    
          9.  Liability And
Insurance.

       

    

         
9.1            Waiver of
Subrogation.  Tenant shall secure appropriate clauses in, or
endorsements
upon, each insurance policy obtained by Tenant which cover or are applicable to
the Premises or the personal property, fixtures and equipment located therein,
pursuant to which the insurance companies waive subrogation or permit the
insureds, prior to any loss, to agree with a third party to waive any claim they
might have against said third party without invalidating the coverage under the
insurance policies. Tenant's waiver of subrogation or permission for waiver of
any claim shall extend to Landlord and the Landlord Related Parties. Tenant
releases Landlord and the Landlord Related Parties in respect of any claim which
they might otherwise have against them for loss, damage or other casualty
occurring during the Term and covered under a fire insurance policy with
extended coverage endorsement in the form normally used in respect of similar
property in the Portland, Oregon, metropolitan area.

     

         
9.2            Tenant's
Insurance.  Tenant, at its expense, shall procure and maintain
at all times
during the Term, commercial general liability insurance in respect of the
Premises and the conduct or operation of business therein, with Landlord, as
additional insureds, with limits of not less than $1,000,000 for bodily injury
or death to anyone person and $2,000,000 for bodily injury or death to any
number of persons in anyone occurrence, and N/ A for property damage. All such
insurance shall insure the performance by Tenant of the indemnity agreement as
to

     

    
      
        
        

      

      
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    liability
for injury to, illness of, or death of persons and damage to property set forth
in this Lease. Tenant shall maintain at Tenant's expense, insurance with
extended coverage endorsement covering Tenant's Property as defined in Section
11.2 of this Lease.

     

          
9.3           Delivery of Policies;
Cancellation. Tenant shall deliver to Landlord and any additional
insureds evidence of the policies or certificates of insurance required by
Section 9.2 in a form reasonably satisfactory to Landlord issued by an insurance
company authorized to issue insurance in the State of Oregon with a rating of no
less than A-IX in the then current Best's Insurance Guide, at least ten (10)
days before the Commencement Date. Tenant shall procure and pay for renewals of
such insurance prior to the time for the expiration of such policies, and Tenant
shall deliver to Landlord and any additional insureds evidence of such renewal
policies at least thirty (30) days before the expiration of any existing policy.
All such policies shall contain a provision whereby the policies cannot be
canceled or modified unless Landlord and any additional insureds are given at
least thirty (30) days prior written notice of such cancellation or
modification.

     

        10.            Alterations.

     

               
10.1      Tenant's
Obligations.  Except for any initial improvements which
Landlord has expressly agreed to provide pursuant to the attached Exhibit B, if any,
Tenant is leasing the Premises "AS IS" on the date of this Lease. Tenant shall
make no changes, additions, alterations or improvements to the Premises, or
attach any fixtures or equipment, including fish tanks, (individually, each an
"Alteration," and, collectively, the "Alterations") without the prior written
consent of Landlord. Landlord
acknowledges Tenant's plan to quickly have fish tank systems installed in room
BRB 431 by a reputable fish systems installer company. Before proceeding
with any Alterations, Tenant shall submit to Landlord for Landlord's approval,
plans and specifications for the proposed work to be done. The plans and
specifications shall be prepared by an architect first approved by Landlord,
which approval shall not be unreasonably withheld. However, Landlord may
withhold consent to any Alteration that adversely affects the Building's
structure or its mechanical, electrical, plumbing systems or equipment, in
Landlord's sole discretion. Tenant shall not proceed with such work until Tenant
obtains Landlord's approval. Tenant shall pay Landlord upon demand the cost and
expense incurred by Landlord in reviewing or having reviewed, said plans and
specifications, and inspecting the Alterations to determine whether the same are
being performed in accordance with the approved plans and specifications and all
Laws including, without limitation, the reasonable fees of any architect or
engineer employed by Landlord for such purpose. A Work Order to engage OHSU
Facilities staff to perform oversight and inspection of alterations shall be
initiated by Tenant.

     

            10.2      Bonds.  Before
proceeding with any approved Alterations, at Landlord's request, Tenant shall
obtain and deliver to Landlord a performance bond and labor and materials
payment bond (issued by a corporate surety licensed to do business in the State
of Oregon), each in an amount equal to the estimated cost of the Alterations and
in form satisfactory to Landlord.

     

            10.3   Permits.
Tenant, at its expense, shall obtain all necessary governmental permits and
certificates for the commencement and prosecution of the Alterations and for
final approval thereof upon completion, and shall cause the Alterations to be
performed in compliance with all such permits and certificates, applicable Laws
and all applicable requirements of insurance.

    

    
      
        
        

      

      
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            10.4       Manner.  The
Alterations shall, at Landlord's option, be performed by Landlord or by
contractors designated or first approved by Landlord, which approval shall not
be unreasonably withheld. Landlord shall have the right to supervise any work on
the Alterations in the Premises. Tenant shall pay any construction supervision
fees charged by Landlord or its construction supervisor to supervise any such
work. The Alterations shall be performed in such manner as not to interfere with
or delay, and as not to impose any additional expense upon, Landlord (or any
tenant of the Building) in the construction, maintenance, repair or operation of
the Project; and if any such additional expense shall be incurred by Landlord
(or any tenant of the Building) as a result of Tenant's performance of the
Alterations, Tenant shall pay such additional expense upon demand. In performing
the Alterations, Tenant shall fully and promptly comply with and observe the
rules and regulations of Landlord then in force with respect to the making of
the Alterations.

     

            10.5             Indemnification of
Landlord.   Tenant, at its expense, shall procure the
cancellation or discharge of all notices of violation and/or liens arising from
or otherwise connected with the Alterations, or any other work, labor, services
or materials done for or supplied to Tenant, or any other person claiming
through or under Tenant. Tenant shall defend, indemnify and save harmless
Landlord and any Master Lessor and Mortgagee from and against any and all
mechanics and other liens and encumbrances filed in connection with the
Alterations, or any other work, labor, services or materials done for or
supplied to Tenant, or any person claiming through or under Tenant. Tenant, at
its expense, shall procure the satisfaction or discharge of record of all such
liens and encumbrances of record within fifteen (15) days after the filing
thereof.

     

    
          11.  Landlord's and Tenant's
Property.

    

     

            11.1             Landlord's
Property.   All fixtures, equipment, improvements, wires,
cables, conduits and appurtenances attached to or built into the Premises,
whether or not by or at the expense of Tenant, shall be and remain a part of the
Premises, shall be deemed the property of Landlord and shall not be removed by
Tenant, except as provided in Section 11.2. However, at Landlord's written
request, Tenant shall, at its sole expense upon termination of the Lease, remove
those items specified by Landlord. Tenant shall repair any damage to the
Building caused by such removal and Tenant shall restore the affected area to
the condition it was in immediately prior to installation of the removed items
in question.

     

            11.2             Tenant's
Property.    All unattached business and trade
fixtures, machinery and equipment, communications equipment and office equipment
which are installed in the Premises by or for the account of Ten ant without
expense to Landlord and which can be removed without structural damage to the
Building and all furniture, furnishings (excluding window coverings) and other
articles of movable personal property owned by Tenant and located in the
Premises ("Tenant's Property") shall be and remain the property of Tenant, may
be removed by Tenant at any time during the Term, and shall be removed prior to
the Expiration Date, or earlier termination date, of this Lease; provided, that
if any of Tenant's Property is removed, Tenant shall repair or pay the cost of
repairing any damage to the Premises or to the Project resulting from the
installation and/or removal thereof.

     

            11.3              Abandonment.   Any
items of Tenant's Property which shall remain in the Premises after the
Expiration Date of this Lease, or any earlier termination of this Lease, at the

     

    
      
        
        

      

      
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    option of
Landlord, may be deemed to have been abandoned, and in such case such items may
be retained by Landlord, and Landlord may deal with Tenant's Property in such
manner as Landlord shall determine, at Tenant's expense.

     

    
          12.  Repairs And
Maintenance.

    

     

            12.1             Landlord's
Obligations.   Landlord shall cause to be made all repairs
to the roof, walls, subflooring, exterior, and foundation of the Building.
Landlord shall also maintain the elevators, lobby and other common areas of the
Building, and the mechanical, electrical, plumbing, heating, air conditioning
and ventilation systems and equipment serving the Building.

     

            12.2             Tenant's
Obligations.    Tenant shall, at its expense,
throughout the Term, take good care of the Premises, the fixtures and
appurtenances therein and Tenant's Property. Tenant, at its expense, shall
promptly replace all scratched, damaged or broken doors and glass in and about
the Premises and shall be

     

    responsible
for all repairs, maintenance and replacement of wall and floor coverings in the
Premises and for the repair and maintenance of all sanitary and electrical
fixtures and equipment therein. Tenant shall be responsible for all repairs,
interior and exterior, structural and non-structural, ordinary and
extraordinary, in and to the Premises and the Building and the facilities and
systems thereof, the need for which arises out of the performance or existence
of Ten ant's Alterations; the installation, use or operation of Tenant's
Property in the Premises; the moving of Tenant's Property in or out of the
Building; or the act, omission, misuse or neglect of Tenant or any of its
subtenants or its or their employees, agents, contractors or
invitees.

     

            12.3             Manner.   Tenant
shall promptly make, at Tenant's expense, all repairs in or to the Premises for
which Tenant is responsible, provided that Landlord may elect to make repairs to
the mechanical, electrical, sanitary, heating, ventilating, air-conditioning or
other systems of the Building for which Tenant is responsible at Tenant's
expense. Such work shall be performed only by contractor(s) designated or
approved in writing by Landlord. Any other repairs in or to the Building and the
facilities and systems thereof for which Tenant is responsible may be performed
by Landlord at Tenant's expense; but Landlord may, at its option, before
commencing any such work or at any time thereafter, require Tenant to furnish to
Landlord such security, bond or surety in a form and amount as Landlord shall
deem necessary to assure the payment for such work by Tenant.

     

            12.4             Waiver.   
Landlord shall have no liability to Tenant, nor shall Tenant's covenants and
obligations under this Lease be reduced or abated in any manner whatsoever, by
reason of any inconvenience, annoyance, interruption of or injury to Tenant's
business arising from Landlord's making any repairs or changes which Landlord is
required or permitted by this Lease or required by law to make in or to any
portion of the Project, or in or to the fixtures, equipment or appurtenances of
the Project.

     

    
          13.  Excess Loads; Utilities;
Services.

    

     

          13.1               High Voltage
Equipment.   Tenant shall not, without the prior written
consent of Landlord, use any equipment, machine, apparatus or device within the
Premises which is other than that for which the Building systems and equipment
have appropriate capacity, as reasonably determined by Landlord. 

    

    
      
        
        

      

      
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13.2              Cost of Increasing
Capacity.   Should Landlord consent to installation of
equipment or a design load for the Premises in excess of that existing upon the
Commencement Date, the additional equipment required to increase the capacity
for Tenant's excess equipment or design load shall be provided by Landlord.
Tenant shall, upon installation, pay to Landlord the cost to purchase, install,
service and maintain such additional equipment. The cost of the electric energy
and other utilities used in excess of the original design load for the Premises
as determined by Landlord and its engineers and consultants shall be paid for by
Tenant on a monthly basis with the Base Rent commencing on the date the
additional electric energy or utility service is made available to
Tenant.

     

         13.3              Utilities; Separate
Meters.   INTENTIONALLY DELETED.

     

         13.4              Cleaning.   
Landlord agrees to provide janitorial services to the Premises in accordance
with Landlord's regular cleaning schedule for the Building, as it may be changed
from time to time.

     

        
13.5               Removal of Excess Refuse;
Recycling. Tenant shall deposit all trash in Landlord's designated trash
receptacles for the Building. Tenant shall pay to Landlord on demand for the
costs of removal from the Premises and the Building of any refuse and rubbish of
Tenant in excess of that ordinarily accumulated in a typical Building occupancy.
Tenant shall comply with any and all recycling programs required by Law or
generally imposed on all tenants by Landlord.

     

        14.            Signs.   Tenant
shall not inscribe, post, place or in any manner display any sign, notice,
picture,
placard or any advertising matter whatsoever, anywhere in, on or about the
Premises or the Project without first obtaining Landlord's prior written
consent. All such approved signs shall be removed by Tenant upon the expiration
or earlier termination of this Lease and any damage caused by such removal shall
be repaired at Tenant's expense.

     

        15.            Access.   Landlord
shall have access to the Premises at all reasonable times to: (a) inspect
the
Premises; or (b) exhibit the Premises to prospective purchasers, lenders or
tenants; or (c)
determine whether Tenant is complying with all its obligations hereunder; or (d)
supply janitorial service and any other service to be provided by Landlord to
Tenant hereunder; or (e) post
notices of non-responsibility; or (f) make repairs
required of Landlord hereunder or repairs to any adjoining space or utility
services or make repairs, alterations or improvements to any other portion of
the Building, provided, however, that all such work shall be done as promptly as
possible and so as to cause as little interference with the Tenant's use of the
Premises as reasonably possible. Tenant waives any claim against Landlord for
damages for any injury or inconvenience to or interference with Tenant's
business, any loss of occupancy or quiet enjoyment of the Premises or any other
loss occasioned by such entry except to the extent caused by the gross
negligence or intentional misconduct of Landlord.

     

        16.           Indemnification.  Tenant shall
indemnify, defend through counsel reasonably acceptable to
Landlord, and hold harmless Landlord and Mortgagees and their respective
partners, directors, officers, agents and employees (the "Landlord Related
Parties") from and against any and all claims arising from or in connection with
(a) the conduct or management of the Premises or any business therein, or any
condition created (other than by Landlord or the Landlord Related Parties) in or
about the Premises; or (b) any act, omission or negligence of Tenant or any of
its 

     

    
      
        
        

      

      
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    subtenants,
licensees, partners, directors, officers, agents, affiliates, employees,
visitors, invitees or contractors (collectively, the "Tenant Related Parties");
or (c) any accident, injury or damage whatever (unless caused by Landlord's or
the Landlord Related Parties' negligence or intentional act) occurring in, at or
upon the Premises; or (d) any breach or default by Tenant in the full and prompt
payment and performance of Ten ant's obligations under this Lease; together with
all costs, expenses and liabilities incurred or in connection with each such
claim or action or proceeding brought thereon, including, without limitation,
all attorneys' fees and expenses. Landlord shall not be liable for any loss or
damage to any person or property, which may be caused by theft, or by any act or
neglect of any tenant or occupant of the Project. Neither Landlord nor any of
the Landlord Related Parties shall be liable for any loss, injury or damage to
Tenant or to any other person, or to its or their property, irrespective of the
cause of such injury, damage or loss, except to the extent caused by or
resulting from the gross negligence or intentional act of Landlord or Landlord's
employees, in the operation or maintenance of the Premises or the Project.
Further, neither Landlord nor any of the Landlord Related Parties shall be
liable for any such damage caused by other tenants or persons in, upon or about
the Project, nor shall Landlord be liable, even if negligent, for consequential
damages, including lost profits, of Tenant or any person claiming through or
under Tenant. Tenant's obligations under this Section 16 shall not be diminished
in any way by the availability or lack of insurance proceeds.

     

        17.    Casualty;
Condemnation.

     

                 
17.1               General.   If
the Building shall be destroyed or damaged by fire or other casualty to the
extent that more than ten percent (10%) of the Building, as determined by
Landlord, is rendered untenantable, or if the cost of restoration is greater
than the insurance proceeds paid to Landlord, Landlord may, at its election,
terminate this Lease by notice to Tenant. Such notice shall be effective thirty
(30) days after receipt thereof by Tenant. If Landlord does not so terminate the
Lease, the Lease shall remain in full force and effect and Landlord shall be
responsible for restoration of the Building. Any restoration by Landlord shall
not include replacement of furniture, equipment or other items designated as
Tenant's Property. Tenant shall be responsible for restoration of Tenant's
Property.

     

                
17.2               
Condemnation.

     

                17.2.1   Total
Condemnation. If the whole of the Building or the Premises shall be taken
by condemnation or in any other manner for any public or quasi-public use or
purpose, (including a sale under threat of condemnation) this Lease shall
terminate as of the date of vesting of title on such taking (the "Date of
Taking"), and Rent shall be prorated and adjusted as of Date of
Taking.

     

                17.2.2    Partial
Condemnation. If a part of the Building shall be so taken, this Lease
shall be unaffected by such taking, except that:

     

                    
(a)            Landlord
may, at its option, terminate this Lease by giving Tenant notice to
that effect within ninety (90) days after the Date of Taking; and

     

                    
(b)            If
twenty percent (20%) or more of the Premises shall be so taken and the
remaining area of the Premises shall not be reasonably sufficient for Tenant to
continue 

     

    
      
        
        

      

      
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     feasible operation of its
business, Tenant may terminate this Lease by giving Landlord notice to that
effect within ninety (90) days after the Date of Taking.

     

                          
(c)            If
the Lease is terminated pursuant to this Section 17.2, the Lease shall
terminate on the date that notice of termination from the Landlord or Tenant to
the other is given, and Rent shall be prorated and adjusted as of such
termination date. Upon a partial taking of the Premises where the Lease is not
terminated pursuant to this Section 17.2, this Lease shall continue in force as
to the remaining part of the Premises, and Rent shall be adjusted according to
the rentable area remaining.

     

                17.2.3   Award.
Landlord shall be entitled to receive the entire award or payment in connection
with any taking without deduction therefrom for any estate vested in Tenant by
this Lease and Tenant shall receive no part of such award. Tenant shall have no
claim against Landlord or the condemning authority for the unexpired portion of
the Term. Nothing contained in this Section 17.2.3 shall be deemed to prevent
Tenant from making a separate claim proceeding for the value of any of Tenant's
Property which is included in the taking.

     

        18.            Surrender.   On the last
day of the Term, or upon any earlier termination of this Lease, or upon re-entry
by Landlord upon the Premises, Tenant shall quit and surrender the Premises to
Landlord "broom-clean" and in good order, condition and repair, except for
ordinary wear and tear and in accordance with the provisions of Section 12 of
this Lease.

     

        19.            Events of
Default.

     

                                
19.1 Events of Default.  The occurrence of any one or more of
the following Events of Default shall constitute a breach of this Lease by
Tenant:

     

                               
19.1.1 Failure of Ten ant to make any Rent payment, or any other payment
under this Lease when it is due.

     

                               
19.1.2 Tenant makes any Transfer without Landlord's prior written consent
as required under Section 8.

     

                               
19.1.3 Tenant abandons the Premises during the Term, unless such failure
is excused under other provisions of this Lease.

     

                               
19.1.4 Failure of Tenant to deliver the instruments described in Section
7 or Section 24 as and when required in such Sections, as applicable, or failure
of Tenant to comply with any applicable Law when and as required by the
applicable governmental authority.

     

                              
19.1.5 Failure of Tenant to comply with any other term or condition of
this Lease or to fulfill any other obligation of this Lease within 15 days after
written notice by Landlord specifying the nature of the failure with reasonable
particularity unless longer than 15 days is required to cure and Tenant
commences the cure within such 15 days and diligently prosecutes such cure to
completion thereafter. No notice and no opportunity to cure shall be required if
Landlord has previously given Tenant notice of failure to comply with such term
or condition or fulfill such other obligation of this Lease more than once in
any twelve-month period during the Term.

    

    
      
        
        

      

      
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19.1.6 Dissolution, termination of existence, insolvency on a balance
sheet basis or business failure of Ten ant; the commencement by Tenant of a
voluntary case under the federal bankruptcy laws or under any other federal or
state law relating to insolvency or debtor's relief; the entry of a decree or
order for relief against Tenant in an involuntary case under the federal
bankruptcy laws or under any other applicable federal or state law relating to
insolvency or debtor's relief that is not dismissed within 60 days after initial
filing; the appointment of or the consent by Tenant to the appointment of a
receiver, trustee or custodian of Tenant or of any of Tenant's property; an
assignment for the benefit of creditors by Tenant; Tenant's failure generally to
pay its debts as such debts become due; the making or suffering by Tenant of a
fraudulent transfer under applicable federal or state law; concealment by Tenant
of any of its property in fraud of creditors; or the imposition of a lien
through legal proceedings or distraint upon any of the property of Tenant which
is not discharged or bonded.

     

    
      20.  Remedies Upon
Default.

    

     

                      
20.1 Remedies. Upon the occurrence of an Event of Default, Landlord may
exercise anyone or more of the remedies set forth in this Section, or any other
remedy available under applicable law, at equity, or contained in this
Lease.

     

                      
20.1.1 To the extent permitted by law, Landlord may re-enter and retake
possession of the Premises, without notice, either through self-help, by summary
proceedings, any other applicable action or proceeding, or other means. Landlord
may use the Premises for Landlord's own purposes or relet it upon any reasonable
terms without prejudice to any other remedies that Landlord may have by reason
of Ten ant's default. None of these actions will be deemed an acceptance of
surrender by Tenant. To the extent permitted by law, and except as expressly
provided in this Lease, Tenant waives the service of any notice of intention to
terminate this Lease or to retake the Premises, and waives service of any demand
for payment of rent or for possession, and of any and every other notice or
demand required or permitted under applicable law.

     

                      
20.1.2 Landlord at its option may relet the whole or any part of the
Premises, from time to time either in the name of Landlord or otherwise, to such
tenants, for such terms ending before, on, or after the expiration date of the
Term, at such rentals and upon such other conditions (including concessions and
free rent periods) as Landlord, in its sole discretion, may determine to be
appropriate. Landlord shall have no obligation to relet the Premises or any part
and shall not be liable for refusal or failure to relet the Premises, or in the
event of any such reletting, for refusal or failure to collect any rent due upon
such reletting. No such refusal or failure shall operate to relieve Tenant of
any liability under this Lease or otherwise affect Tenant's liability. If there
is other comparable unleased space in the Project, Landlord shall have no
obligation to attempt to relet the Premises prior to leasing other space in the
Project. However, Landlord shall use reasonable efforts to mitigate its damages
arising from the Event of Default.

     

                      
20.1.3 Whether or not Landlord retakes possession of or relets the
Premises, Landlord may recover all damages caused by the default (including but
not limited to unpaid rent, attorneys' fees reasonably incurred, and costs of
reletting). Landlord may sue periodically to recover damages as they accrue
during the remainder of the Term without barring a later 

     

    
      
        
        

      

      
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    action
for further damages. Landlord may at any time bring an action for accrued
damages plus damages for the remaining Term as allowed by law.

     

                  20.2
Cumulative Remedies. The remedies provided for in this Lease are cumulative and
in addition to any other remedy available to Landlord at law or in
equity.

     

         20.3 Interest on Damages. In
addition to any other remedies Landlord may have under this Lease, if any Rents,
damages or other sums payable hereunder by Tenant to Landlord are not paid
within five (5) days after their due date the same shall bear interest at a rate
equal to the prime rate established by Wells Fargo Bank (or its successor) on
the due date plus two percent (2%), accruing from the due date to the date of
payment.

     

        21.            Curing
Tenant's Defaults. If Tenant shall default in the performance of any of
Tenant's obligations
under this Lease, Landlord, without waiving such default, may (but shall not be
obligated to) perform the same for the account and expense of Tenant, without
notice in a case of emergency, and in any other case only if an Event of Default
continues after the expiration of five (5) days from the date Landlord gives
Tenant notice of the Event of Default. Tenant agrees to reimburse Landlord upon
demand for any expenses which Landlord may incur in curing Tenant's Event of
Default pursuant to this Section 21.

     

        22.            Broker. Tenant covenants, warrants
and represents that it has not engaged any broker, agent or
finder who would be entitled to any commission or fee in connection with the
negotiation and execution of this Lease. Tenant agrees to indemnify and hold
harmless Landlord against and from any claims for any brokerage commissions and
all costs, expenses and liabilities in connection therewith, including
attorneys' fees and expenses, arising out of any charge or claim for a
commission or fee by any broker, agent or finder on the basis of any agreements
made or alleged to have been made by or on behalf of Tenant.

     

        23.            Notices.
Any notice or other communication required or permitted to be given by either
party to
the other pursuant to this Lease shall be in writing and delivered in person to
the Landlord or Tenant or sent postage prepaid by registered or certified mail,
addressed to the other party at the address set forth in Section 1.6 or such
other address which may be designated by a party in writing. Notice shall be
considered given and effective on the date of delivery or, if mailed, on the
date of such mailing.

     

        24.            Estoppel
Certificates. Each party agrees that at any time requested by the other
party, with not
less than ten (10) days' prior notice, to execute and deliver to the other a
statement certifying that this Lease is unmodified and in full force and effect
(or if there have been modifications, that the Lease is in full force and effect
as modified and stating the modifications),
certifying the dates to which the Rent has been paid, stating whether or not,
to

    the best
knowledge of the signer, the other party is in default in performance of any of
its obligations under this Lease, and, if so, specifying each such default of
which the signer shall have knowledge, and stating whether or not, to the best
knowledge of the signer, any event has occurred which with the giving of notice
or passage of time, or both, would constitute such a default, and, if so,
specifying each such event; it being intended that any such statement delivered
pursuant hereto shall be deemed a representation and warranty to be relied upon
by the party requesting the certificate and by others with whom such party may
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    independent
investigation.  Tenant shall also include in any such statement such
other information this Lease as Landlord may reasonably request.

    

        25.           Miscellaneous.

    

        25.1  Oregon Tort Claims
Act.   Tenant acknowledges that Landlord’s liability is
subject to the Oregon Tort Claims Act, ORS 30.260 through 30.300.

    

        25.2   Compliance with Landlord’s
Policies.   Tenant and the Tenant Related Parties shall
abide by (and execute any documents necessary to implement) Landlord’s policies
applicable to its faculty including, but not limited to:

    

    
          A.  Observe
confidentiality polices and any contractual requirements of applicable clinical
trial agreements.

    

    

        B. Comply
with the requirements of the Health Insurance Portability and Accountability Act
(HIPAA) and complete the Landlord provided HIPAA training program.

     

    
          C.  Comply
with Landlord Conflict of Interest requirements including maintaining up-to-date
annual Conflict of Interest in Research Disclosures with the Landlord’s Office
of Integrity.

    

    

     

    
          25.3  
Entire
Agreement.   All understandings and agreements between the
parties are merged in this Lease and neither party is relying upon any statement
or representation not embodied in the Lease.  No agreement shall be
effective to change or modify this Lease, unless such agreement is in writing,
refers expressly to this Lease and is signed by the party against whom
enforcement is sought.

    

    

    
          25.4 
Successors and
Assigns.   Except as otherwise expressly provided in this
Lease the obligations of this Lease bind and benefit the successors and assigns
of the parties.

    

    

    
          25.5 
Nonrecourse
Lease.   Tenant shall look only to Landlord’s estate and
property in the Project (or the proceeds thereof) for the satisfaction of
Tenant’s remedies for the collection of judgment (or other judicial process)
requiring the payment of money by Landlord in the event of any default by
Landlord hereunder, and no other property or assets of Landlord or its partners
or principals, disclosed or undisclosed, shall be subject to levy, execution or
other enforcement procedure for the satisfaction of Tenant’s remedies under or
with respect to this Lease.

    

    

    
          25.6 
Force
Majeure.   The obligations of Tenant hereunder shall in no
way be affected, impaired or excused, nor shall Landlord have any liability
whatsoever to Tenant, because: Landlord is unable to fulfill, or is delayed in
fulfilling, any of its obligations under this Lease by reason of strike, other
labor trouble, governmental preemption of priorities or other controls in
connection with a national or other public emergency or shortages of fuel,
supplies or labor resulting therefrom, terrorism, threat of terrorism, or any
other cause, whether similar or dissimilar, beyond Landlord’s reasonable
control; or of any failure or defect in the supply, quantity or character of
electricity, water or other utilities furnished to the Premises, by reason of
any requirement, act or omission of the public utility or other serving the
Building with electric 

       

      
        
          
          

        

        
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      energy,
oil, gas or water, or for any other reason whether similar or dissimilar, beyond
Landlord's reasonable control.

    

     

        25.7 Effect of
Failure to Consent.  If Tenant shall request Landlord's consent
and Landlord shall fail or refuse to give such consent, Tenant shall not be
entitled to any damages for any withholding by Landlord of its consent, it being
intended that Tenant's sole remedy shall be an action for specific performance
or injunction, and that such remedy shall be available only in those cases where
Landlord has expressly agreed in writing not unreasonably to withhold its
consent or where as a matter of law Landlord may not unreasonably withhold its
consent.

     

        25.8 Rules and
Regulations. Tenant and the Tenant Related Parties shall faithfully
observe and comply with the rules and regulations attached to this Lease as
Exhibit C and
such changes therein as Landlord may from time to time hereafter make and give
notice of to Tenant (the "Rules and Regulations"). Landlord shall not be liable
to Tenant for violation of the Rules and Regulations by any other tenant or its
employees, agents, invitees or licensees. If there is a conflict between any
provision of this Lease and a provision of the Rules and Regulations, the
conflicting provision in the Lease shall control.

     

        25.9 Tenant
Holdover. If, with the prior written approval of Landlord, Tenant fails
to vacate the Premises after the Expiration Date of this Lease, or any earlier
termination hereof, Tenant shall be a tenant at sufferance even if Tenant
tenders rent to Landlord. However, if Landlord so elects, in its sole
discretion, Tenant shall become a tenant from month to month upon the terms of
this Lease; provided, however that Base Rent shall be adjusted beginning on the
first day after the Expiration Date to be the equal to 150% of the Base Rent in
effect at the expiration of the Lease. Notwithstanding anything contained herein
to the contrary, Tenant shall be liable to Landlord for any and all damages
caused by such failure to vacate the Premises after the Expiration Date of this
Lease or any earlier termination hereof, including but not limited to incidental
and consequential damages to Landlord.

     

        25.10 Tenant
Representations. If Tenant is a corporation or other entity, Tenant
hereby represents, covenants and warrants that Tenant is duly formed and validly
existing under the Laws of its state of formation; Tenant has full right and
authority to enter into this Lease and to perform all Tenant's obligations
hereunder; and each person (and both of the persons if more than one signs)
signing this Lease on behalf of Tenant is duly and validly authorized to do
so.

     

        25.11
Non-Waiver. No provision of this Lease shall be deemed to have been
waived by Landlord unless such waiver is in writing signed by Landlord.
Landlord's waiver of a breach of any term or condition of this Lease shall not
be deemed a waiver of any subsequent breach. Acceptance of any Rents or other
payments shall not be deemed a waiver of such breach.

     

        25.12 Square Footage
Calculations Approximate. The parties acknowledge and agree that any
calculations of square footage in the Premises and in the Project are
approximations. No recalculation of square footage shall affect the obligations
of Tenant under this Lease including, without limitation, the amount of Rent
payable by Tenant.

     

        25.13 Time.
Time is of the essence of this Lease.

     

        25.14 Late
Fees. Tenant acknowledges
that late payment by Tenant to Landlord of any Rent due hereunder will cause
Landlord to incur costs not contemplated by this Lease, the exact

     

    
      
        
        

      

      
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    amount of
which will be extremely difficult to ascertain. Such costs may include, without
limitation, processing and accounting charges and late charges which may be
imposed on Landlord under the terms of any Mortgage. Accordingly, if any Rent
payment is not received by Landlord within ten days after it is due, Tenant
shall pay to Landlord a late charge equal to ten percent (10%) of the overdue
amount. The parties hereby agree that such late charge represents a fair and
reasonable estimate of the costs incurred by Landlord by reason of the late
payment by Tenant. Acceptance of any late charge by Landlord shall in no event
constitute a waiver of Tenant's default with respect to the overdue amount in
question, nor prevent Landlord from exercising any of the other rights and
remedies granted hereunder.

     

        25.15 Financial
Information. Within ten days following any written request from Landlord,
Tenant shall furnish current and complete financial statements to Landlord,
certified by Tenant as accurate and current, showing with reasonably sufficient
detail Tenant's and any guarantor's financial condition. Landlord agrees to use
such information solely for purposes of the Lease and in connection with the
ownership, management, financing and disposition of Landlord's
property.

     

        25.16 Attorneys'
Fees. In the event a suit, action, arbitration, or other proceeding of
any nature whatsoever, including without limitation any proceeding under the
U.S. Bankruptcy Code, is instituted, or the services of an attorney are
retained, to interpret or enforce any provision of this Lease or with respect to
any dispute relating to this Lease, the prevailing or non-­defaulting party
shall be entitled to recover from the losing or defaulting party its attorneys',
paralegals' , accountants', and other experts' fees and all other fees, costs,
and expenses actually incurred and reasonably necessary in connection therewith.
In the event of suit, action, arbitration, or other proceeding, the amount of
such costs, fees, and expenses shall be determined by the judge or arbitrator,
shall include fees and expenses incurred on any appeal or review, and shall be
in addition to all other amounts provided by law.

     

        25.17
Severability. If any portion of this Lease is held to be illegal, invalid
or unenforceable under present or future law effective during the Term, the
remainder of this Lease shall not be affected thereby.

     

        25.18 Incorporation
of Exhibits. Exhibit A (Outline of Premises), Exhibit B (Work Agreement),
and Exhibit C (Rules and Regulations) are attached to this Lease and by this
reference made a part hereof.

     

        25.19
Inventions. Any inventions, discoveries and intellectual property
produced by Tenant's personnel in the leased premises shall be the sole property
of Znomics, Inc.

    

    
      
        
        

      

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

    
    

     

    
      	Landlord:  	OREGON HEALTH AND
      SCIENCE 

              UNIVERSITY,
      a public corporation of the State of

              Oregon

            
	 	 
	 	
              By:   /s/ Oregon Health and Science
      University

              Its:          Director of Campus
      Housing

            

    

     

    

     

    
      	Tenant: 	ZNOMICS,
    INC.,
	 	 
	 	
              By:   /s/Richard A.
      Sessions

              Its:   CEO                                          

            

    

     

    Exhibits

    

    A:
Outline of Premises

    B:
Intentionally Deleted

    C: Rules
and Regulations

     

    
      
        
        

      

      
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    EXHIBIT
A

    OUTLINE OF
PREMISES

    

    
      
        
        

      

      
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    EXHIBIT
B: INTENTIONALLY DELETED.

    
 

    
      
        
        

      

      
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    EXHIBITC

     

    RULES AND
REGULATIONS

     

        1.           The
entrances, halls, corridors, stairways, exits, and elevators shall not be
obstructed
by any of the tenants or used for any purpose other than for ingress and egress
from their respective premises. The entrances, halls, corridors, stairways,
exits, and elevators are not intended for use by the general public but for the
tenant and its employees, licensees and invitees. Landlord reserves the right to
control and operate the public portions of the Project and the public facilities
as well as facilities furnished for the common use of the tenants, in such
manner as it in its reasonable judgment deems best for the benefit of the
tenants generally. No tenant shall invite to the tenant's premises, or permit
the visit of, persons in such numbers or under such conditions as to interfere
with the use and enjoyment of any of the plazas, entrances, corridors, elevators
and other facilities of the Project by any other tenants. Fire exits and
stairways are for emergency use only, and they shall not be used for any other
purpose.

     

        2.            Landlord
may refuse admission to the Building outside of business hours on business
days (as determined by Landlord from time to time) to any person not producing
identification satisfactory to Landlord. If Landlord issues identification
passes, Tenant shall be responsible for all persons for whom it issues any such
pass and shall be liable to Landlord for all acts or omissions of such
persons.

     

        3.            No
awnings or other projections shall be attached to the outside walls of the
Building
by Tenant. No curtains, blinds, shades or screens, if any, which are different
from the standards adopted by Landlord for the Building shall be attached to or
hung in any exterior window or door of the premises of any tenant without the
prior written consent of Landlord.

     

        4.            The
windows that reflect or admit light and air into the halls, passageways or
other
public places in the Building shall not be covered or obstructed by
any tenant, nor shall any bottles, parcels or other articles be placed on the
window sills.

     

        5.           No
showcases or other articles shall be put in front of or affixed to any part of
the exterior
of the Building, nor placed in the halls, corridors or vestibules.

     

        6.           No
bicycles, vehicles or animals (except guide dogs) of any kind shall be brought
into or
kept in or about the premises of any tenant except that certain animals may be
used by Tenant for its research if research is a permitted use under the
Lease.

     

                7.     All movement
of freight, furniture, packages, boxes, crates or any other object or
matter of
any description must take place during such hours and in such elevators, and in
such manner as Landlord or its agent may determine from time to time. Any labor
and engineering costs incurred by Landlord in connection with any moving herein
specified, shall be paid by Tenant to Landlord, on demand.

     

                8.    Canvassing,
soliciting and peddling in the Project are prohibited and eachtenant
shall
cooperate to prevent the same.

    

    
      
        
        

      

      
        19

        
          

        

      

      
        
        

      

    

     

        9.            Each
tenant shall store its trash and garbage within its premises. No material shall
be placed
in the trash boxes or receptacles if such material is of such nature that it may
not be disposed of in the ordinary and customary manner of removing and
disposing of office building trash and garbage in the City of Portland without
being in violation of any law or ordinance governing such disposal. All garbage
and refuse disposal shall be made only through entryways and elevators provided
for such purposes and at such times as Landlord shall designate. No tenant shall
cause or permit any unusual or objectionable odors to emanate from its premises
which would annoy other tenants or create a public or private
nuisance.

     

        10.           No
coin vending machine, video game, coin or token operated amusement device
or
similar machine shall be used or installed in any tenant's premises without
Landlord's prior written consent.

     

        11.           No
bankruptcy, going out of business, liquidation or other form of distress sale
shall be
held on any of tenant's premises. No advertisement shall be done by loudspeaker,
barkers, flashing lights or displays or other methods not consistent with the
character of a high­-quality medical/research/office building.

     

        12.           Nothing
shall be done or permitted in any tenant's premises, and nothing shall be
brought
into or kept in any tenant's premises, which would impair or interfere with the
economic heating, cleaning or other servicing of the Building or the premises,
or the use or enjoyment by any other tenant of any other premises, nor shall
there be installed by any tenant any ventilating, air conditioning, electrical
or other equipment of any kind which, in the reasonable judgment of Landlord,
might cause any such impairment or interference.

     

        13.           All
entrance doors in each tenant's premises shall be left locked and all windows
shall be
left closed by the tenant when the tenant's premises are not in use. Entrance
doors to the tenant's premises shall not be left open at any time. Each tenant,
before closing and leaving its premises at any time, shall turn out all
lights.

     

                14.    No smoking is
permitted in the Building. Neither Tenant nor any Tenant Related

    Parties
shall smoke in any area of the Project except in the outside smoking area, if
any is so designated by Landlord.

     

                15.    Landlord
reserves the right to rescind, modify, alter or waive any rule or

    regulation
at any time prescribed for the Project when, in its reasonable judgment, it
deems it necessary, desirable or proper for its best interest and for the best
interests of the tenants generally, and no alteration or waiver of any rule or
regulation in favor of one tenant shall operate as an alteration or waiver in
favor of any other tenant. Landlord shall not be responsible to any tenant for
the non-observance or violation by any other tenant of any of the rules and
regulations at any time prescribed for the Project.

     

        16.           Landlord
reserves the right to add to, modify or otherwise change these Rules and
Regulations.
Such changes shall become effective within 30 days after written notice thereof
is provided to tenants of the Project.

    

    

    
      
        
        

      

      
        20

        
          

        

      

      
        
        

      

    

     

    Lease
Amendment 1

     

    This
Lease Amendment, dated March 24, 2008 is made by and between Oregon Health and
Science University, an Oregon public corporation, hereinafter referred to as
OHSU and, Znomics, Inc., a public corporation, hereinafter referred to as
Tenant.

     

    OHSU and
Tenant are parties to a Lease dated February 12, 2008 (herein referred to as the
Lease), covering the Premises described as:

     

    Approximately
1,608 rentable square feet on the third, fourth and seventh floor(s) of the
Building located at 3055 SW Sam Jackson Park Road in Portland,
Oregon.

     

    OHSU and
Tenant desire to amend or supplement the Lease.

     

    In
consideration of the mutual agreements contained herein, OHSU and Tenant agree
that the Lease shall be amended or supplemented as follows:

     

    Improvements:            BRB-431.
Tenant desires to install a utility sink. Znomics will use

    Aquatic
Habitats to install a zebrafish facility shown on the attached
blueprint.

     

    Tenant
agrees to restore the premises to its original condition at the end of the
Lease.

     

    Except as
expressly amended or supplemented hereby, all other terms and conditions of the
Lease shall remain in full force and effect.

     

    Certificate
of Compliance with Oregon Tax Laws. The Tenant hereby affirms under
penalty or perjury, as provided in ORS 305.385(6), that to the best of the
Tenant's knowledge, Tenant is not in violation of any of the tax laws described
in ORS.305.384(4).

     

    This
Lease Amendment shall not become effective nor be binding on the Tenant until it
has been executed, in the signature spaces provided below, by all parties to the
agreement.

     

    The
parties have executed this Amendment the __ day of March, 2008.

     

    
      	LANDLORD:	Oregon Health and Science
      University
	 	 
	 	Brian Newman, Director, Campus
      Planning and Development

    

     

                                              

       

      
        	TENANT: 	ZNOMICS,
  INC.
	 	 
	 	By:   /s/Richard A
    Sessions
	 	
                Its:   CEO

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