Document:

Sub-Lease Agreement between Neuromed & Discovery Parks

 Exhibit 10.56 
 SUB-LEASE 
 ARTICLE 1. - BASIC TERMS 
  

	1.1	The Basic Terms of the Sub-Lease are: 

  

					
	(a)    	 	Landlord:	 	DISCOVERY PARKS INCORPORATED
			
	(b)	 	Landlord’s address:	 	602 - 1401 WEST BROADWAY
		 		 	VANCOUVER, B.C. V6H 1H2
			
	(c)	 	Tenant:	 	NEUROMED TECHNOLOGIES INC.
			
	(d)	 	Tenant’s address:	 	 3250 EAST MALL, UBC
 Vancouver, British Columbia

			
	(e)	 	Covenantor:	 	Not Applicable
			
	(f)	 	Covenantor’s address:	 	Not Applicable
			
	(g)	 	Premises:	 	Portion of third (3rd) floor of the Building as herein defined
			
	(h)	 	Rentable Area of Premises:	 	Six Thousand Six Hundred and Ninety-Seven (6,697) square feet, subject to clause 2.1(oo);
			
	 (i)
	 	Term:	 	Two (2) years commencing on the Commencement Date, subject to termination as provided in Article 29;
			
	(j)	 	Commencement Date:	 	June 1, 2000, subject to the provisions of Article 4;
			
	(k)	 	Fixturing Period:	 	Not applicable
			
	(l)	 	Basic Rent:	 	

  

										
	 Lease Year
	  	PSF Per Annum	  	Per Annum	  	Per Month
	 Years 1 and 2
	  	$	17.50	  	$	117,197.50	  	$	9,766.46
		  	 	 	  	 	 	  	 	 

  

	(m)	Research Activity: Research focused on the discovery and development of small molecule drugs targeted at blocking neuronal calcium channels in order to treat
neurological disorders, namely pain and stroke. 

  

	(n)	Parking Permits: 20 permits at the Commencement Date of the Term. 

  

	(o)	Deposit: Twenty-Seven Thousand Nine Hundred Sixteen Dollars Sixty-Six Cents ($27,916.66) 

  

	(p)	Landlord’s Work: The Landlord’s Work is that work to complete the base building and to fixture the Premises as described in Schedule A hereto.

  

	(q)	Costs of Changes to Landlord’s Work: subject to change when the actual amounts are determined as provided in clause 10.1. 

  

	(r)	Renewal Term: One (1) Option to Renew for a term of Two (2) years (the “Renewal Term”) 

 The Parties, in consideration of the covenants and agreements in this Sub-Lease contained, covenant and agree each with the other that the Basic Terms,
Standard Provisions and schedules attached hereto shall form the Sub-Lease, and the Parties shall be bound by the same. Each reference in the Sub-Lease to any of the Basic Terms shall be construed to include the provisions set forth in Article 1 as
well as all of the Standard Provisions where the Basic Terms are more fully set forth. 
 IN WITNESS WHEREOF the Landlord, the Tenant and the
Covenantor have executed this Sub-Lease as of the 1 day of AUG, 2000 
  

					
	Landlord:	 		 	Tenant:
			
	DISCOVERY PARKS INCORPORATED	 		 	NEUROMED TECHNOLOGIES INC.
			
	 

	 		 	 

	Authorized Signatory	 		 	Authorized Signatory
			
	 

	 		 	

 STANDARD PROVISIONS 
 ARTICLE 2. - DEFINITIONS 
  

	2.1	In this Sub-Lease: 

  

	 	(a)	“Activities” means the Research Activities as defined in this Sub-Lease carried on by the Tenant or any subtenant or occupant on or about the Premises or the
Lands and includes all acts, processes and operations comprised in those activities and all other acts and operations of the Tenant or any subtenant or occupant performed or carried on by any of them on or about the Premises or the Lands;

  

	 	(b)	“Additional Pollution” means Pollution of the Lands or Building as disclosed by a Further Audit and which is not Existing Pollution or the result of the
migration of Pollution onto the Lands or Building; 

  

	 	(c)	“Affiliate” has the meaning ascribed to it in the Company Act of British Columbia; 

  

	 	(d)	“Article” means an Article in this Sub-Lease and includes all clauses therein; 

  

	 	(e)	“Audit” means the environmental investigation of the Lands and Building performed by E.B.A. Engineering Consultants Ltd. and dated February, 1994;

  

	 	(f)	“Authority” means any government agency, body, corporation, organization, department or authority responsible for administering or enforcing any Law;

  

	 	(g)	“Basic Terms” means the terms as described in Article 1, clause 1.1 of this Sub-Lease; 

  

	 	(h)	“Building” means the building situate on the Lands within which the Premises are located and all improvements thereto; 

  

	 	(i)	“Business Days” mean Monday to Friday inclusive in each week, save and except any such day that shall be declared a statutory holiday in British Columbia;

  

	 	(j)	“Campus” means the lands and premises situate west of the Point Grey District of Vancouver, British Columbia and shown in heavy outline in Schedule B attached
hereto and forming part hereof; 

  

	 	(k)	“Commencement Date of Term” means that date as specified in the Basic Terms, but subject to the provisions of Article 4 herein; 

  

	 	(l)	“Common Areas and Facilities” means those areas and facilities of the Lands and/or the Building that are designated by the Landlord as common areas and
facilities, which designation may be changed by the Landlord from time to time, including but not limited to the electrical, mechanical, heating, ventilating, air-conditioning, plumbing and drainage systems, the roof, exterior walls and entrances,
canopies, elevator, lighting, fire prevention, security and installations and any enclosures therefor; 

  

	 	(m)	“Complementary Facilities” means facilities on the Campus such as roadways, parking areas and other improvements which are to be used in connection with the
operations of the Tenant and others; 

  

	 	(n)	“Consultant” means any qualified environmental consultant designated in writing by the Landlord; 

  

	 	(o)	“Development Guidelines” means those guidelines identified from time to time as such by the Head Landlord for the orderly development and operation of
buildings on the Campus or any improvements thereon; 

  

	 	(p)	“Easement Area” means those areas shown in heavy outline and in heavy outline and cross hatched on plan LMP44331 deposited in the Vancouver Land Title Office
on December 9, 1999, comprising 1.465 ha, more or less; 

  

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	 	(q)	“Environment” has the meaning given to it in the Canadian Environment Protection Act (Canada) from time to time; 

  

	 	(r)	“Exclusive Supplier” means a manufacturer and/or supplier of products or services with whom the Head Landlord has entered into a Strategic Alliance for the
exclusive advertising, supply and sale of that manufacturer’s or supplier’s products and/or services throughout the Campus; 

  

	 	(s)	“Existing Pollution” means the Pollution of the Lands or Building, if any, disclosed by the Audit; 

  

	 	(t)	“Further Audit” means an environmental audit of the Lands and Building performed by the Consultant on behalf of the Landlord or the Head Landlord to determine
the existence, nature and extent of any Additional Pollution and to determine what Remedial Action if any is necessary with respect to any Additional Pollution and to determine the cost of remediating that Additional Pollution;

  

	 	(u)	“Head Landlord” means The University of British Columbia; 

  

	 	(v)	“Head Lease” means the lease of the Lands between the Head Landlord as landlord and the Landlord as tenant and dated for reference July 15, 1999, and
registered in the Vancouver Land Title Office under number BN327963, a copy of which is available at the office of the Landlord for the review of the Tenant; 

  

	 	(w)	“Landlord’s Work” means work to be carried out and completed by the Landlord as described in the Basic Terms; 

  

	 	(x)	“Lands” means those lands forming part of the Campus 1999 situate at Health Sciences Mall and Agronomy Road on the Campus comprising 0.154 ha. more or less
and shown in heavy outline and dotted on Reference Plan LMP44331 deposited in the Vancouver Land Title Office on December 9. The entire parcel of which the Lands form a part is legally described as: 

 Vancouver Assessment Area 
 Parcel Identifier 015-940-357 
 District Lot 4805 
 Except portions in plan 9301 and 
 Statutory Right of Way plan 20570 
 Group 1 New Westminster District; 
  

	 	(y)	“Law” means any Federal, Provincial, Municipal and other governmental laws and regulations relating to protection of the environment or its Pollution
including without limitation, the Canadian Environmental Protection Act (Canada) and the Waste Management Act (British Columbia) and the regulations made under them and includes any amendment, revision, re-enactment or replacement of
any such Law, regulation or by-law; 

  

	 	(z)	“Lease Year” means after the reference date of this Sub-Lease, the 12 month period commencing on January 1 and ending on December 31 during each year of
the Term, provided that the first Lease Year shall commence on the Commencement Date set out in Article 4 and end on the last day of the following December and the last Lease Year shall end on the last day of the Term and commence on the preceding
first day of January; 

  

	 	(aa)	“Main Campus Plan” means The University of British Columbia Main Campus Plan 1992 as adopted by the UBC Board of Governors and as amended up to the date of
the Head Lease; 

  

	 	(bb)	“Medium” means any land, water or air and includes the Lands, Building and Premises; 

  

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	 	(cc)	“Normal Business Hours” means the hours on Business Days from 8:00 a.m. to 6:00 p.m.; 

  

	 	(dd)	“Notice of Non-Compliance” means any written notice, requisition, requirement or order made by an authority having jurisdiction under any Law relating to the
Lands or Building, Pollution of the Lands or Building or the Activities; 

  

	 	(ee)	“Occupancy” means the Premises are substantially ready for occupancy by the Tenant to carry on its permitted uses under this Sub-Lease, regardless of whether
the Tenant actually occupies the Premises; 

  

	 	(ff)	“Operating Expenses” means the total of the Landlord’s costs and expenses for any period of every kind and nature incurred in connection with the
management, operation, maintenance, repair and replacement of the Lands and Building and every part thereof, such costs and expenses to include without limitation and without duplication of expense: 

  

	 	(i)	The total annual cost incurred by the Landlord of insuring the Head Landlord, the Landlord, the Lands, the Building, and the improvements and equipment and other
property in the Building and facilities of the Building against property damage, rental loss, general liability and such other perils as the Landlord or Head Landlord may require, acting reasonably, from time to time, in such manner, with such
companies and firms, with such coverage and in such amounts as the Landlord, or its mortgagees or the Head Landlord may, from time to time, determine; 

  

	 	(ii)	costs of janitorial, security services and devices and patrols, cleaning, snow and ice removal, garbage and waste collection and disposal, operating and maintaining
supply loading and receiving areas and truck docks; 

  

	 	(iii)	costs of lighting, (including ballasts, starters and tubes but excluding specialty lighting installed by or for tenants) electricity, telephone, gas, steam, hot and
cold water, and all other utilities, loud-speakers, public address and musical broadcasting systems, fire prevention and alarm systems and the cost of any signs; 

  

	 	(iv)	salaries and wages of all personnel including supervisory personnel and head office personnel who perform duties with respect to the Lands and Building and the
operations of the Landlord with respect to the Lands and Building, including contributions towards usual fringe benefits, unemployment insurance, pension plan contributions and similar contributions, provided that if the personnel are employed in
performing duties for properties in addition to the Lands and Building, then such part of the salaries and wages and other costs as are attributable to the work done on other properties shall not be included in Operating Expenses;

  

	 	(v)	the rental and cost of acquisition, provision, operation, maintenance, repairs and replacement of any equipment including telephone entry systems, security devices and
services; 

  

	 	(vi)	the cost of building supplies used by the Landlord in the cleaning and maintenance of the Lands and Building and the costs of employee uniforms and drycleaning;

  

	 	(vii)	heating, air-conditioning and ventilation costs for the Building; 

  

	 	(viii)	service contracts with independent contractors for goods and services supplied to the Lands and Building; 

  

	 	(ix)	repair and replacements (except where the cost of any such replacements are directly attributable to inherent structural defects) to and maintenance, decoration and
operation of the Lands and surrounding areas and Building including all fixtures, the cost of gardening and landscaping maintenance and any grade level improvements and equipment; 

  

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	 	(x)	depreciation and interest costs with respect to machinery, equipment, systems, property or facilities installed in or used in connection with the Lands or Building;

  

	 	(xi)	energy saving expenses for the Building; 

  

	 	(xii)	engineering, accounting, legal and other consulting and professional services, including the cost of preparing statements of Operating Expenses;

  

	 	(xiii)	a fee for the management of the Lands and the Building incurred by the Landlord with third party managers, or if the Landlord manages the Building, 4% of the total rent
for the Building, calculated as if the Building was fully leased at market terms and occupied; 

  

	 	(xiv)	all costs payable by the Landlord pursuant to the Head Lease, including without limitation and without duplication, the Service Levy and all charges by the Head
Landlord under the Head Lease except the Minimum Rent and Net Rent as defined in the Head Lease; 

  

	 	(xv)	all other property management costs, expenses and outlays incurred by the Landlord with respect to the Lands and the Building, the supply of office space and services
attributable to the Lands and Building and the operation and management thereof; 

 and there shall be deducted
from such costs and expenses to the extent the same have been included in costs and expenses: 
  

	 	(xvi)	amounts directly chargeable (as distinguished from shared costs) by the Landlord to the Tenant hereunder or which would be similarly directly chargeable to another
tenant as otherwise provided herein or in such tenant’s lease, and amounts for marketing, commissions for leasing premises and expenditures for tenant inducements; 

  

	 	(xvii)	costs for which the Landlord is reimbursed by the proceeds of insurance claims to the extent of such reimbursement. 

 If the Building is not 100% completed or occupied during the whole of any period for which Operating Expenses are being calculated, the
Operating Expenses shall be calculated by including such additional costs as would have been incurred if the Building had been 100% completed and occupied during such period, as reasonably determined by the Landlord; 
  

	 	(gg)	“Parties” shall mean the parties to this Sub-Lease; 

  

	 	(hh)	“Person” includes a person, firm, corporation, partnership, group of persons, or any combination of them, and the personal or other legal representatives of
such person to whom the context can apply at law; 

  

	 	(ii)	“Pollute” is a verb which means to Release into or unto any Medium any Substance that: 

  

	 	(i)	alters the physical, biological or chemical nature of that Medium, 

  

	 	(ii)	alters the capacity of the Medium to support any living thing whether animal or plant life, 

  

	 	(iii)	injures or is capable of injuring the health or safety of a person in or near the Medium, 

  

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	 	(iv)	injures or is capable of injuring property or any life form in or near the Medium, 

  

	 	(v)	interferes with or is capable of interfering with visibility or the dispersion of light or any photochemical activity within the Medium, 

  

	 	(vi)	interferes with or is capable of interfering with normal conduct of business in, on, near or from the Medium, 

  

	 	(vii)	causes or is capable of causing physical discomfort to a person in, on or near the Medium, 

  

	 	(viii)	damages or is capable of damaging the Environment, or 

  

	 	(ix)	is Special Waste, 

 and such
Release is prohibited, regulated, controlled or licensed under any Law and “Polluted” is an adjective and “Pollution” and “Pollutant” are nouns which have meanings that correspond to the meaning contained in this
clause. 
  

	 	(jj)	“Premises” means the portion of the Building hereby leased to the Tenant designated as ‘Premises” on the sketch attached hereto as Schedule
“C”. The Landlord may make variations to the boundaries of the Premises from those shown on Schedule C provided that the variations do not materially adversely affect the use of the Premises for the purpose provided herein;

  

	 	(kk)	“Prime Rate” means the rate of interest per annum (regardless of how or when calculated) designated from time to time by the Landlord’s principal banker
(the “Bank”) as being the prime commercial lending rate (now commonly known as the Bank’s prime rate) charged by the Bank for demand loans in Canadian funds made at the main branch of the Bank in Vancouver, British Columbia, and if at
any time there is more than one prime commercial lending rate of the Bank then the Prime Rate shall be the highest prime commercial lending rate of the Bank; 

  

	 	(11)	“Release” includes release, store, manufacture, treat, generate, transport, spill, leak, pump, pour, dump, abandon, emit, empty, discharge, spray, inoculate,
deposit, seep, throw, place, exhaust, inject, escape, leach, dispose, infuse or introduce; 

  

	 	(mm)	“Remedial Action” means any act, measure, work or thing done, taken, carried out, acquired or constructed that is or may be reasonably necessary to
investigate, assess, control, abate, dissipate, render harmless, mitigate or remove Pollution in accordance with the requirements of any Authority having jurisdiction over a Pollutant; 

  

	 	(nn)	“Rent” means the Rent set out in clause 5.1 and all other money payable by the Tenant under this Sub-Lease whether or not designated as “Rent”,
excluding goods and services taxes payable by the Tenant; 

  

	 	(oo)	 “Rentable Area” means an area which, in the case of the Building, shall be calculated as if the entire Building were let to tenants occupying
whole floors; in the case of premises occupying a whole floor, shall include the area occupied, measured from the interior glass line of exterior glazing and shall include elevator lobbies, washrooms, electric and communication closets,
janitor’s closets, flues, wet stacks, venting and ducting shafts, vertical ducts and the walls enclosing them and other closets within and exclusively serving that floor, and a portion of electrical and other equipment rooms in the Building,
main lobbies and meeting rooms available in the Building for the use of tenants as determined by the Landlord, acting reasonably; in the case of premises occupying less than a whole floor, shall include the area occupied measured from the interior
glass line of exterior glazing to the office side of corridor walls and to the centre of partitions separating the premises from adjoining premises, to which shall be added a portion as determined by the Landlord, acting reasonably so as to provide
for the Basic Rent payable as if whole floors were rented, of the area of the corridors, elevator lobbies, washrooms, electric and communication closets, janitor’s closets,

  

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flues, wet stacks, shafts, vertical ducts and the walls enclosing them, other closets within and exclusively serving that floor, electrical and other equipment rooms in the Building, main lobbies
and meeting rooms in the Building for the use of tenants; but Rentable Area shall not include pipe shafts for the air handling unit, stairs (unless installed for the exclusive benefit of a tenant), or elevator shafts; and no deductions shall be made
for vestibules inside the Building line or for columns and projections necessary to the Building; 

  

	 	(pp)	“Research Activity” means the carrying on or application of scientific and technological research and development as described in the Basic Terms in
cooperation with governments, business and industry, foundations, universities and other educational institutions in the application of science and technology for the development of industry in British Columbia and shall, subject to the other terms
of this Sub-Lease, include the right of the Tenant to develop and construct prototypes of goods or products, for the purpose of further research, development and testing as part of the carrying on of the Research Activity. In the process of
developing the scientific and technological research and development, certain goods and products may be offered for sale; 

  

	 	(qq)	“Sales Taxes” means any and all taxes, fees, charges, assessments, rates, levies, duties and excises (whether characterized as sales taxes, purchase taxes,
value added taxes, goods and services taxes or any other form of tax) which are imposed on the Tenant or the Landlord or for which the Landlord or Tenant is obliged to pay, or to collect from the Tenant, and which are levied, rated or assessed on
the act of entering into this Sub-Lease or otherwise on account of this Sub-Lease, on the use or the occupancy of the Lands and Building or any portion of the Lands and Building, on the Rent payable under this Sub-Lease or any portion of the Rent or
in connection with the business of renting the Lands or Building or any portion thereof and include all such taxes, fees, charges, assessments, rates, levies, duties and excises with respect to: 

  

	 	(i)	any or all amounts paid or payable by the Landlord for goods and services, repairs, maintenance, real estate taxes, insurance, and all other outlays and expenditures
(including capital expenditures) for and in connections with the Lands and the Building, including without limiting the generality of the foregoing, repairs, maintenance and replacements in respect of the Building; 

  

	 	(ii)	any or all amounts paid or payable by the Tenant pursuant to this Sub-Lease, including Rents; and 

  

	 	(iii)	this Sub-Lease or services or goods supplied or provided or deemed to have been supplied or provided by the Landlord or which the Landlord is deemed responsible to
provide in accordance with the terms of this Sub-Lease or the consideration for such goods and services, 

 whether in each case characterized as goods and services tax, sales tax, multi-stage sales tax, value added tax, consumption tax or any other tax, levy, duty or assessment. Provided however, Sales Taxes shall exclude income tax under Part I
of the Income Tax Act of Canada, the Tenant’s Taxes and the Taxes; 
  

	 	(rr)	“Service Levy” means the charge levied by the Head Landlord against the Landlord for the use of certain services, sometimes provided by municipalities or
other public authorities and for the use of the Complementary Facilities both of which are provided by the Head Landlord to all tenants located on the Campus; 

  

	 	(ss)	“Special Waste” has the meaning given to it in the Waste Management Act (British Columbia) but if the Waste Management Act (British Columbia) is
repealed, “Special Waste” has the meaning given to it on the day immediately proceeding the repeal of that Act or if that Act is amended so that the term “Special Waste” is no longer used in it then “Special Waste” has
the same meaning as the term which replaces it in that Act; 

  

	 	(tt)	 “Strategic Alliance” means the exclusive sponsorship, advertising and/or supply arrangements set out in any agreement that the Head Landlord
has entered into in

  

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writing with an Exclusive Supplier whereby restrictions are imposed on the activities of the occupants of premises on the Campus and pursuant to which the Landlord has an obligation to observe
such restrictions and to have each tenant covenant to observe such restrictions; 

  

	 	(uu)	“Sub-Lease” means this Sub-Lease, including all schedules attached hereto and forming part hereof and any amendments in writing signed by the Parties;

  

	 	(vv)	“Substance” means any hazardous material or matter, whether in liquid, solid, gas or other form, that is prohibited, regulated, controlled or licensed by any
Laws; 

  

	 	(ww)	“Taxes” means all taxes, fees, levies, charges, assessments, rates, duties and excises which are or may hereafter be levied, imposed, rated or assessed upon
or with respect to the Lands and Building or any part of the Lands and Building or any personal property of the Landlord used therefor, by the Government of Canada, the Government of British Columbia, or any political subdivision, political
corporation, district, municipality, city, aboriginal group or other political or public entity, whether or not now customary or in the contemplation of the parties on the date of this Sub-Lease. Without restricting the generality of the foregoing,
Taxes shall include all: 

  

	 	(i)	real property taxes, general and special assessments and capital taxes, and business taxes of the Landlord with respect to the Lands or Building or the undertaking of
the Landlord thereon, 

  

	 	(ii)	taxes, fees, levies, charges, assessments, rates, duties and excises for transit, housing, schools, police, fire, sewer or other governmental services or for purported
benefits to the Lands and Building, 

  

	 	(iii)	local improvement taxes, service payments in lieu of taxes, and taxes, fees, levies, charges, assessments, rates, duties and excises, however described, that may be
levied, rated or assessed as a substitute for, or as an addition to, in whole or in part, any property taxes or local improvement taxes, and 

  

	 	(iv)	costs and expenses including legal fees and other professional fees and interest and penalties on deferred payments, incurred by the Landlord in contesting or appealing
any taxes, assessments, rates, levies, duties, excises, charges or other amounts as aforesaid, 

 but Taxes shall
exclude income tax under Part I of the Income Tax Act of Canada, the Tenant’s Taxes and the Sales Taxes. If the Building is not 100% completed or occupied during the whole of any period for which Taxes are being calculated, the Taxes
shall be calculated by including such additional amounts as would have been assessed if the Building had been 100% completed and occupied during such period, as reasonably determined by the Landlord; 
  

	 	(xx)	“Tenant’s Proportionate Share” means that proportion, the numerator of which is the Rentable Area of the Premises and the denominator of which is the
Rentable Area of the Building; 

  

	 	(yy)	“Tenant’s Taxes” means all taxes, fees, levies, charges, assessments, rates, duties and excises which are now or may hereafter be levied, imposed, rated
or assessed by any lawful authority relating to or in respect of the business of the Tenant or relating to or in respect of personal property and all business and trade fixtures, machinery and equipment, cabinet work, furniture and movable
partitions owned or installed by the Tenant or being the property of the Tenant, or relating to or in respect of improvements to the Lands built, made or installed by the Tenant or on behalf of the Tenant or at the Tenant’s request whether any
such amounts are payable by law by the Tenant or by the Landlord and whether such amounts are included by the taxing authority in the Taxes; 

  

	 	(zz)	“Term” means the period of time described in Article 4 hereof; 

  

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	 	(aaa)	“Transferee” means the assignee, subtenant, purchaser, mortgagee or other party acquiring an interest in this Sub-Lease from the Tenant;

  

	 	(bbb)	“Works” means any alteration, improvement, structure, building or work constructed or to be constructed by or on behalf of the Tenant on the Lands.

 SCHEDULES 
 2.2 The following schedules attached hereto form part of this Sub-Lease: 
  

			
	Schedule A -	    	Landlord’s Work
	Schedule B -	    	Plan of Campus
	Schedule C -	    	Premises
	Schedule D -	    	Exclusive Suppliers

 ARTICLE 3. - DEMISE AND EASEMENT 
 3.1 In consideration of the Rent prescribed herein and the faithful performance by the Tenant of the terms, covenants and conditions herein on the part of
the Tenant to be kept and performed the Landlord hereby leases to the Tenant and the Tenant hereby leases from the Landlord the Premises for the Term. 
 3.2 For the Term the Tenant shall be entitled, in common with all others entitled thereto, to the enjoyment as appurtenant to the Premises, for itself, its invitees and licensees, of the right, privilege and license over the common roadways
on the Campus for the purposes of access and egress to and from the Premises. The Head Landlord may alter the boundaries or change the location of any of the roadways and walkways from time to time so long as adequate access and egress from the
Premises is provided. 
 3.3 The Tenant’s entitlement to park on the Campus is subject to the Tenant satisfying the rules and regulations
of the Head Landlord generally adopted for parking on the Campus. The Tenant and its invitees and licensees shall not park except in the areas designated by the Head Landlord for parking, and then only with valid parking permits permitting parking
in such area properly displayed in accordance with the rules and regulations adopted by the Head Landlord from time to time. The Tenant shall pay all fees imposed by the Head Landlord for parking and all fines and charges (including without
limitation, charges for impounding and towing) imposed on the vehicles of the Tenant, its invites and licensees. At the Commencement Date of the Terms the Tenant shall be entitled, at the Tenant’s cost, to the number of parking permits
described in the Basic Terms and provided that the Tenant then acquires such permits, the Tenant shall be responsible for the costs of such parking permits and the due observance and performance of the rules and regulations imposed by the Head
Landlord from time to time with respect to the same. 
 3.4 The Tenant shall not register this Sub-Lease in the appropriate land title office or
elsewhere without the prior written consent of the Landlord, which consent may require the Tenant to post with the Landlord security for the performance of the Tenant’s obligations and shall require the Tenant to bear all costs of registration
and of preparation and registration of appropriate plans and of registration of a discharge of this Sub-Lease at the termination of the same, if registered. 
 ARTICLE 4. - TERM OF SUB-LEASE 
 4.1 Subject to the provisions of clause 4.2, the Term of this
Sub-Lease shall commence on the date described as the Commencement Date of the Term in the Basic Terms and shall continue for the Term described in the Basic Terms unless sooner terminated as herein provided. 
  

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 4.2 If the Landlord is delayed in completing the Landlord’s Work or providing possession of the
Premises for any reason other than due to a default of the Tenant, the Commencement Date of the Term shall be extended to the date that is the number of days set out in the Basic Terms as the fixturing period after the date that the Landlord has
notified the Tenant that the Tenant may have non-exclusive access to the Premises for the purpose of installing the Tenant’s trade fixtures. If the Landlord is delayed in providing possession of the Premises due to the Tenant’s default,
the Landlord may elect to terminate this Sub-Lease and the deposit described in the Basic Terms and all amounts payable by the Tenant for the Landlord’s Work shall be immediately due and payable by the Tenant to the Landlord as an estimate of
the damages suffered by the Landlord for the Tenant’s default, or the Landlord may elect to continue this Sub-Lease and enforce the terms thereof whereupon the Commencement Date of the Term shall be that date set out in the Basic Terms as the
estimated Commencement Date of the Term. 
 ARTICLE 5. - RENT AND DEPOSIT 
 5.1 The Tenant covenants and agrees to pay to the Landlord, or as the Landlord may in writing direct, Rent which shall be the aggregate of the sums
specified in clauses (a), (b) and (c) of this clause: 
  

	 	(a)	as Basic Rent the sum per square foot of Rentable Area of the Premises per annum as set out in the Basic Terms; 

  

	 	(b)	the Tenant’s Proportionate Share of Operating Expenses and Taxes charged for each Lease Year; and 

  

	 	(c)	all other amounts payable by the Tenant to the Landlord as provided in this Sub-Lease. 

 5.2 The Tenant shall also pay all costs and all utilities referred to in clause 5.6, all Tenant’s Taxes, and all Sales Taxes. The Landlord shall be entitled to collect any such amount that is not so
paid by the Tenant as rent in arrears. 
 5.3 The Tenant shall pay the Basic Rent in equal monthly instalments in advance on the first day of
each month in the amounts as set out in the Basic Terms, and the Tenant shall pay the rent described in clause 5.1(b) and clause 5.2 from time to time in accordance with the provisions of Article 6. 
 5.4 The Tenant shall pay the Deposit as set out in the Basic Terms and the Landlord may apply the same against amounts due by the Tenant to the Landlord in
the Landlord’s sole discretion. If the Landlord has not applied the said Deposit, it shall be credited against the amounts payable for the last months’ Rent, with the monies applied firstly against the amount payable for the last
months’ Rent. 
 5.5 The Tenant shall deliver to the Landlord at its request receipts for payments of all Taxes and Tenant’s Taxes
payable by the Tenant, notices of assessments for Taxes or Tenant’s Taxes or other assessments received by the Tenant that relate to the Premises, and whatever other information relating to Taxes and Tenant’s Taxes that the Landlord
reasonably requests from time to time. The Tenant shall deliver to the Landlord at least 10 days before the last date for filing appeals, notice of any appeal or contestation that the Tenant intends to institute with respect to Taxes or
Tenant’s Taxes payable by the Tenant and obtain the prior written consent of the Landlord for the appeal or contestation, which consent shall not be unreasonably withheld. If the Tenant obtains the Landlord’s consent and does not pay the
Taxes or Tenant’s Taxes before the appeal or contestation, the Tenant shall deliver to the Landlord whatever security for the payment of the Taxes or Tenant’s Taxes as the Landlord reasonably requires, and the Tenant shall promptly and
diligently prosecute the appeal or contestation, and keep the Landlord informed on all aspects of it. The Tenant shall indemnify and save the Landlord harmless from all loss, cost, charges and expenses arising from Taxes or Tenant’s Taxes as
well as any taxes, rates, levies and assessments that may be levied or imposed in place of Taxes or Tenant’s Taxes, whether against the Landlord or the Tenant including but not limited to, increases in Taxes or Tenant’s Taxes arising out
of an appeal or contestation by the Tenant. The Tenant shall deliver to the Landlord any security for such an increase in Taxes or Tenant’s Taxes or any other taxes that the Landlord reasonably requires. 
 5.6 The Landlord and Tenant agree that this Sub-Lease is absolutely net to the Landlord except as otherwise provided in this Sub-Lease, and that all costs
with respect to the Premises, and the

  

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Tenant’s Proportionate Share of all costs with respect to the Lands and Building, without duplication, shall be paid by the Tenant and without limiting the generality of the foregoing, the
Tenant shall pay promptly as the same become due and indemnify the Landlord against: 
  

	 	(a)	the costs of all utilities and other services required by the Tenant to properly service the Premises; 

  

	 	(b)	all rates for electricity, gas, scavenging, sewage, telephone, water, steam and other utilities and services used upon or furnished to the Premises during the Term;

  

	 	(c)	all costs of all maintenance, repairs and replacements to the Premises except as provided in clause 19.4; 

  

	 	(d)	every cost with respect to the provision of security services to the Premises, such services and patrols to be provided by the Landlord or as the Landlord may otherwise
determine; 

  

	 	(e)	every cost payable by the Landlord incurred with respect to the Tenant or the Premises and not otherwise provided for herein. 

 5.7 All payments by the Tenant to the Landlord of whatsoever nature required or contemplated by this Sub-Lease including all payments of Basic Rent shall
be: 
  

	 	(a)	paid to the Landlord by the Tenant by either post-dated cheques for such portion of the Term as required by the Landlord from time to time or by pre-authorized payment
permitting the Landlord to withdraw from the bank account of the Tenant the Rent payable from time to time by the Tenant; 

  

	 	(b)	made when due hereunder, without prior demand, without any set off, compensation or deduction whatsoever, at the office of the Landlord as set out above or at such
place as the Landlord may designate in writing from time to time to the Tenant; 

  

	 	(c)	applied towards amounts then outstanding hereunder, in such manner as the Landlord may see fit; and 

  

	 	(d)	shall be payable and recoverable as Rent, such that the Landlord shall have all rights and remedies against the Tenant for default in making any such payment which may
not be expressly designated as Rent as the Landlord has for default in payment of Rent. 

 5.8 All Rent reserved herein shall be
deemed to accrue from day to day and if for any reason it shall become necessary to calculate the same for irregular periods of less than 12 consecutive months an appropriate pro-rata adjustment shall be made on a daily basis in order to compute for
such irregular period. 
 5.9 The Tenant hereby waives and renounces any and all existing and future claims, off-sets and compensation against
any Rent or other amounts due hereunder and agrees to pay such Rent and other amount regardless of any claim, set-off or compensation which may be asserted by the Tenant or on its behalf. 
 ARTICLE 6. - OPERATING EXPENSES AND OTHER COSTS 
 6.1 As soon as reasonably
possible after the Commencement Date and after the commencement of each Lease Year, and from time to time as the Landlord revises the estimate, the Landlord shall furnish to the Tenant an estimate of the Operating Expenses, Taxes, and other amounts
payable by the Tenant to the Landlord under this Sub-Lease (excluding Basic Rent) for the period described in such estimate or revised estimate. The Tenant shall pay to the Landlord on the first day of each month the estimated monthly amount. If the
Landlord has not furnished to the Tenant the estimate aforesaid, the Tenant shall pay to the Landlord the amount due aforesaid as soon as such estimate is furnished by the Landlord to the Tenant. 
  

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 6.2 If the actual Operating Expenses, Taxes and other amounts payable by the Tenant exceed the estimated
amounts for the period of the Term for which the Landlord has provided the estimate, the Tenant agrees to pay within ten days of written demand by the Landlord such actual amounts properly allocated to the Tenant in accordance with the terms of this
Sub-lease, subject to credit being given for the monthly payments made under the provisions of clause 6.1 hereof. The Landlord shall refund to the Tenant or give credit to the Tenant for the amount of any overpayment made by the Tenant occasioned by
the actual Operating Expenses, Taxes and other amounts payable by the Tenant for such period being less than the estimate of the same paid by the Tenant for such period. The certificate of a chartered accountant appointed by the Landlord shall, in
the event of dispute, be conclusive and binding upon the Landlord and the Tenant as to any amounts payable under this clause 6.2. 
 6.3
Notwithstanding any other provision in this Sub-Lease, the Landlord may at any time allocate any particular cost, including a cost forming part of the Operating Expenses or Taxes amongst the tenants in the Building based on the extent that such
tenants benefit from such cost or such cost is properly allocable to the Lands, the Building or tenants, as determined by the Landlord acting reasonably, and the Tenant covenants to pay any such cost so allocated to the Tenant by the Landlord. Any
cost allocated by the Landlord under this clause or similar clauses in other leases of premises in the Building shall not be included in the Operating Expenses, Taxes or other costs payable by the Tenant under clauses 6.1 and 6.2. Any cost allocated
to the Tenant under this clause shall be paid by the Tenant to the Landlord upon demand or at the option of the Landlord with respect to any particular cost in the same manner and at the same time the Tenant pays to the Landlord the Tenant’s
Proportionate Share of the Operating Expenses. 
 6.4 The Tenant covenants with the Landlord to cooperate with the Landlord in the conservation
of all forms of energy in the Building, including without limitation the Premises, and to cooperate with the Landlord with respect to all programs and systems instituted by the Landlord in connection with reducing the costs of energy consumed in the
Building including the Premises. If the Landlord decides from time to time to install any machinery, equipment, facilities, systems or property which has the purpose or intention of conserving energy consumed in the Building, including the Premises,
the Tenant agrees with the Landlord to pay the Tenant’s Proportionate Share of the amortized costs using generally accepted accounting principles, of such machinery, equipment, facilities, systems and property. 
 ARTICLE 7. - SALES TAXES AND TENANT’S TAXES 
 7.1 It is the intention of the parties that the Landlord shall be fully reimbursed by the Tenant in respect of any and all Sales Taxes payable by the Landlord. The amount of the Sales Taxes so payable by
the Tenant shall be calculated by the Landlord in accordance with the applicable legislation and shall be paid to the Landlord at the same time as the amounts to which such Sales Taxes apply are payable to the Landlord under the terms of this
Sub-Lease or upon demand at such other time or times as the Landlord from time to time determines. Notwithstanding anything in this Sub-Lease to the contrary, the amounts payable by the Tenant under this clause 7.1 shall be deemed not to be Rent,
but the Landlord shall have all of the same rights and remedies for the recovery of such amounts as it has for recovery of Rent under this Sub-Lease. 
 7.2 Upon written request of the Landlord the Tenant will promptly deliver to the Landlord for inspection, receipts for payment of all Tenant’s Taxes and all utilities and other costs paid directly by the Tenant to the appropriate
collecting authority. 
 7.3 If the Landlord is required by lawful authority or considers it desirable to pay the Tenant’s Taxes, utilities
or other costs which the Tenant fails or neglects to pay, the Tenant shall pay the amount thereof to the Landlord forthwith after written request therefor. 
 ARTICLE 8. - INSURANCE 
 8.1 The Tenant shall obtain and keep in force throughout the Term All
Risk property insurance including coverage for flood and earthquakes and such other coverage as the Landlord may reasonably require, on all tenant’s trade fixtures and any improvements made by or at the cost or request of the Tenant and all of
the Tenant’s equipment located on the Premises. The amount of such insurance shall be the full replacement value of all trade fixtures, improvements made by the Tenant and equipment on the Premises. 
 8.2 The policies of insurance provided for in clause 8.1 shall name the Landlord and Head Landlord as insureds and shall be payable to the Landlord, its
mortgagees, the Head Landlord and the

  

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Tenant, as their respective interests may appear, and any major loss adjustment shall require the written consent of each of them with an interest therein. The parties hereto agree that the
proceeds paid by any such insurer shall be applied to reconstruct or replace the improvements made by the Tenant and the trade fixtures and equipment of the Tenant provided however that if this Sub-Lease is terminated pursuant to Article 19, the
proceeds from the insurance shall be paid to the Tenant. 
 8.3 Throughout the Term the Tenant shall obtain and keep in force general liability
insurance fully insuring against liability of the Tenant with respect to the Premises or arising out of the maintenance, use or occupation thereof. Such policy shall be in an amount of not less than $5 Million per occurrence at the commencement of
the Term, and thereafter in such amounts as the Landlord may reasonably require. The general liability policy shall name the Landlord and Head Landlord, their respective officers, directors, trustees, governors, employees and agents as additional
named insureds, shall contain a cross liability clause and broad form coverage for contractual liability and such insurance shall be primary in respect of claims and shall not participate in or be excess over any insurance carried by the Landlord or
the Head Landlord. The Tenant shall obtain and keep in force liability insurance for all motor vehicles, owned and non-owned, operated on the Campus and such other types of insurance as the Landlord may reasonably require. 
 8.4 All of the insurance provided for in clause 8.1 and 8.3 and all renewals thereof shall be issued by such reputable and duly qualified insurers and in
such form and substance as are approved by the Landlord, such approval not to be unreasonably withheld. All policies provided for in clauses 8.1 and 8.3 shall expressly provide that the policy shall not be cancelled or altered without 60 days, prior
written notice to the Landlord and Head Landlord, and that all rights of subrogation against the Landlord and Head Landlord are waived. Upon the issue and each renewal thereof, each policy or a certified duplicate thereof or other satisfactory
evidence of adequate insurance shall be delivered to the Landlord. Proof of payment of premiums for insurance shall also be delivered to the Landlord if requested. 
 8.5 The Tenant waives as against the Landlord, the Head Landlord, their respective officers, directors, trustees, governors, employees and agents each claim and demand of every nature whatsoever for
damage, loss or injury to the Premises, the improvements and property of the Tenant, its invitees and licensees which shall be caused by or result from fire or other perils, events or happenings which ought to have been covered by insurance, or is
covered by insurance pursuant to this Sub-Lease, whether or not such claim is covered by insurance. The Tenant hereby releases the Landlord, the Head Landlord, their respective officers, directors, trustees, governors, employees and agents from all
liability with respect to such damage, loss or injury. 
 ARTICLE 9. - USE OF THE PREMISES 
 9.1 The Tenant shall not use the Premises, nor permit them to be used for any purpose other than for the Research Activity unless the written consent of the
Landlord is first obtained. Provided that the Landlord has not previously consented to such use, the Landlord may prohibit any use which in the Landlord’s sole and absolute discretion is inconsistent or incompatible with the definition of
Research Activity as is herein contained, or might cause a nuisance, annoyance or disturbance to the Landlord or its other tenants, its employees, the Head Landlord, faculty or students, or to the owners or occupiers of property adjoining the Campus
or if the Head Landlord, being so entitled, objects to such use. The Tenant acknowledges that the Head Landlord, if it has not previously consented to such use, may object to a use if it is inconsistent or incompatible with the definition of
Research Activity or the proposed research activity or other business of the Tenant or its affiliates might cause public relations problems for the Head Landlord or if the research activities or other businesses of the Tenant or its affiliates are
conducted in a manner which is contrary to the Head Landlord’s published policies in connection therewith. 
 9.2 The Tenant has satisfied
itself that the Premises once completed in accordance with the Landlord’s Work will be suitable for the use permitted herein for which the Premises are leased. The taking of occupation of the Premises by the Tenant shall be deemed to be
acknowledgement by the Tenant that the Landlord has satisfactorily completed the Landlord’s Work except as detailed in a list of deficiencies provided by the Tenant to the Landlord on or before the Commencement Date of the Term. 
 9.3 The Tenant shall continuously carry on the Research Activity on the Premises during the Term. For the purpose of this clause, the Tenant shall be deemed
to be continuously carrying on the Research Activity on the Premises if the Premises are equipped and staffed as required to carry out the Research Activity during Normal Business Hours in accordance with sound business practice. If the Tenant does
not continuously use the Premises or any portion thereof throughout the Term for the Research Activity, then the Landlord may terminate this Sub-Lease, in addition to all other rights of the Landlord herein. 
  

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 ARTICLE 10. - COMPLETION OF AND OWNERSHIP OF IMPROVEMENTS 
 10.1 The Landlord shall complete the Premises to the standard and level of finish described as the Landlord’s Work in the Basic Terms. The Tenant shall
pay the cost of changes requested by the Tenant to the Landlord’s Work and consented to by the Landlord immediately upon being advised of the actual costs of the same, with the estimate of such amounts to be paid in advance as set out in the
Basic Terms. The Tenant shall install tenant’s trade fixtures required to carry out the Research Activity on the Premises and shall complete the same in accordance with the terms of this Sub-Lease on or before the Commencement Date of the Term.
The Landlord shall provide non-exclusive access to the Premises to the Tenant to permit the Tenant to install the Tenant’s trade fixtures for the period of days described as the fixturing period in the Basic Terms prior to the Commencement Date
of the Term. During such period the Tenant shall not be required to pay Basic Rent but shall pay all other expenses related to such occupation, as rent, upon being advised by the Landlord of the amount of the same. 
 10.2 Notwithstanding any other terms or provisions of this Sub-Lease, the Tenant shall at no time during the currency of this Sub-Lease be entitled to
commence the construction of any Works, nor alteration of the Premises in any manner without the written consent of the Landlord and until complete drawings, plans and specifications for the construction thereof have been provided to the Landlord
and approved in writing by the Landlord, and the Head Landlord if necessary. Such drawings, plans and specifications shall specify the location, design, layout, appearance, materials to be used and any and all other necessary details requested by
the Landlord. The Landlord’s and Head Landlord’s reasonable costs of assessing drawings, plans and specifications submitted by the Tenant for approval or any other reasonable related costs, including but not limited to the cost of permits
and inspections, shall be payable by the Tenant. The Landlord may approve or disapprove of any proposed construction of any Works. The Landlord shall have the right to inspect the Tenant’s construction on reasonable notice. 
 10.3 The Tenant shall execute all Works permitted by the Landlord on the Premises in accordance with any applicable statute, by-law or regulation of any
governmental authority, including without limitation the British Columbia Building Code, the Main Campus Plan and Development Guidelines and the rules and regulations of the Landlord and the Head Landlord, and pay all necessary fees, permits,
assessments and charges properly payable to such authorities in relation to any such Works. 
 10.4 The Tenant covenants that it shall neither
do, nor fail to do, any act which may result in any builders lien, or any other statutory lien being registered against the Lands or elsewhere, and if any such lien should be registered against the Lands as a result of any act or failure to act on
the part of the Tenant, the Tenant hereby agrees to indemnify and hold harmless the Landlord with respect to such lien, and to take all necessary steps to remove such lien from title to the Campus and or the Lands forthwith upon notice by the
Landlord. In the event that the Tenant fails to take such necessary action within ten days of receipt of notice from the Landlord, the Landlord may take all necessary action to remove the same in the name of the Tenant and the Tenant agrees to
indemnify the Landlord for any and all costs, charges or expenses with respect to the same including solicitor’s fees on an indemnity basis and to pay to the Landlord such costs, charges and expenses within seven days of notice from the
Landlord of the same or the Tenant shall be in default as defined in clause 20.1(a) herein. 
 10.5 If the Tenant bona fide intends to
contest any lien or claim of the nature described in clause 10.4 the Tenant shall notify the Landlord of such intention within 5 days after the Tenant learns of such lien or claim and, if the Landlord so requires, shall promptly provide security in
favour of either the Landlord and Head Landlord or the claimant for the payment thereof which is reasonable and satisfactory to the Landlord. The Landlord shall be entitled to take, and to require the Tenant to take or cause to be taken, all steps
available to cause any lien or claim of lien filed against the title to the Lands or the Campus to be discharged therefrom provided that such steps do not materially prejudice or unreasonably interfere with the Tenant’s position in the dispute.
If the Tenant complies with the foregoing it shall not be in default hereunder and the Landlord shall not satisfy, discharge or pay, or cause the Tenant to satisfy, discharge or pay such lien or claim until the same becomes legally due and payable
and is required to be paid by statute or by order of a court or other competent tribunal, in which case the Tenant shall satisfy and discharge, or cause to be satisfied or discharged, such lien or claim and all penalties, interest and costs in
connection therewith. The satisfaction and discharge of any such lien or claim shall be made before execution is had upon any judgement rendered thereon and before commencement of any proceeding on

  

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account thereof subsequent to judgement to dispose of the interest of the Premises therein or any improvement thereon. In the event of any such contest and without limiting clause 16.2, the
Tenant shall protect and indemnify the Landlord against all loss, cost, expense and damage resulting therefrom. 
 10.6 The Tenant shall install
only trade fixtures owned by it of a type usual for the permitted use, in good and sufficient manner but not so as to damage or impair the structure or heating, ventilating, air-conditioning, plumbing, electrical and mechanical systems of the
Premises or the Building. Upon the termination of this Sub-Lease the Tenant shall have the right, if not in default, to remove its trade fixtures that are easily removable, and shall remove if required by the Landlord, all its trade fixtures,
furniture and equipment, making good at the Tenant’s expense any damage caused by such removal, and the Tenant shall vacate and surrender the Premises in the same condition as the Premises are required to be maintained during the term. The
Tenant further agrees that all leasehold improvements made at any time prior to or after the Commencement Date, whether by the Tenant or the Landlord, shall immediately upon affixation or installation become the property of the Landlord and shall
remain upon the Premises, provided that at the end of the Term, if so directed by the Landlord, the Tenant shall remove such of the leasehold improvements as the Landlord may require, making good at the Tenant’s expense any damage caused by
such removal. All property of the Tenant remaining upon the Premises after the termination of the tenancy shall be deemed to have been abandoned by the Tenant in favour of the Landlord and may be disposed of by the Landlord at its discretion without
prejudice to the rights of the Landlord to claim damages from the Tenant for failure to remove the same. 
 ARTICLE 11. -
LANDLORD’S COVENANTS 
 11.1 The Landlord covenants that if the Tenant without default pays the rent and other amounts at the times and in
the manner herein provided and keeps and performs all the terms, covenants, agreements and conditions hereof on the Tenant’s part to be kept and performed, the Tenant may possess and enjoy the Premises for the Term without disturbance or
interruption by the Landlord or by any person claiming by, through or under the Landlord, subject to the terms and conditions hereof and the rights of the Head Landlord under the Head Lease. 
 11.2 The Landlord does not warrant that any service or facility provided by it or others in accordance with the provisions of this Sub-Lease will be free
from interruption caused or required by any cause including but without limiting the generality of the foregoing, maintenance, repairs, modifications, strikes, riots, insurrections, labour disputes, accidents, fuel shortages, interruption (both
intentional and by accident) from the supplier thereof, governmental intervention, force majeure and acts of God. No such interruption shall be deemed to be a disturbance of the Tenant’s enjoyment of the Premises nor render the Landlord liable
for injury to or for any loss, damage or inconvenience to the Tenant nor relieve the Parties from their obligations under this Sub-Lease. The Landlord shall without delay take all reasonable steps available to it to advise the Tenant of the
interruption and to remove the cause of any such interruption if within its control. The Landlord shall not be liable for any loss, damage or inconvenience resulting from the failure or non-supply, reduction or increase in supply of water, steam,
electricity, heat, telecommunications services, sewer services, or any other service or the escape of water, steam, electricity or any other matter or service. 
 11.3 The Landlord agrees with the Tenant that after Normal Business Hours the Tenant shall be permitted to carry on its operations within the Premises subject to the terms, provisions and conditions of
this Sub-Lease. In the event the Tenant requires any services after Normal Business Hours which are usually available during Normal Business Hours such as the movement in and out of freight and supplies, supervising of any work, extra security,
maintenance, repairs or cleaning, heating, ventilating and air-conditioning services and the Landlord provides such services, then the Landlord shall be entitled to charge the Tenant for these services in accordance with clause 6.3. 
 ARTICLE 12. - TENANT’S COVENANTS 
 12.1 The Tenant covenants with the Landlord: 
  

	 	(a)	 that subject to Article 19 the Tenant shall at its own expense, throughout the Term, whenever necessary or whenever required by the Landlord to do so,
decorate, repair, maintain and keep in a condition that a careful owner would do, the Premises and every part thereof including without limitation leasehold improvements, fixtures, furnishings, whether or not any such items were installed or
furnished by the Tenant; provided, however, subject to clause 12.l(b), it shall not be the obligation of the

  

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Tenant to repair and maintain the structural components of the Building. The Tenant covenants to perform such maintenance and to effect such repairs and replacements and hereby expressly releases
the Landlord from performing such repairs. The Tenant shall not be required to effect those repairs in and to the Premises which are expressly the obligation of the Landlord under this Sub-Lease. If the Tenant fails to commence and diligently
proceed to make such repairs, maintenance or replacements which are the obligation of the Tenant after notice from the Landlord to do so, the Landlord shall have the right, at its option, to make such repairs, maintenance and replacements, and a fee
for the Landlord’s overhead of 15% of the cost thereof together with such cost shall be payable forthwith by the Tenant upon demand by the Landlord; 

  

	 	(b)	that if any part of the Building including, without limiting the generality of the foregoing, the Premises, water pipes, drainage pipes, electric equipment, boilers,
engines, any apparatus or equipment which may be used for the purpose of heating, ventilating or air-conditioning the Building, the roof, stairways, passageways, entrance halls or outside walls, get out of repair or become damaged or destroyed
through the negligence, carelessness or misuse of the Tenant, its employees, agents, invitees or anyone permitted by it to be in the Building, or through it or them in any way stopping up or injuring any of the aforesaid, the expense of the
necessary repairs, replacements or alterations shall be borne by the Tenant which shall pay the same to the Landlord forthwith on demand; 

  

	 	(c)	that if the Tenant shall fail to repair in accordance with the provisions hereof or if the Building otherwise requires repair, the Landlord, its agents or employees,
may forthwith enter the Premises and make the required repairs and the Landlord will not be liable to the Tenant for any inconvenience, annoyance or loss of business or any injury or damages suffered by the Tenant by reason of the Landlord effecting
such repairs; 

  

	 	(d)	not to place on the Premises any safe, heavy business machine or other heavy thing which exceeds the specifications for the Building relating to bearing loads without
obtaining the prior written consent of the Landlord; 

  

	 	(e)	not to permit the Premises to become untidy, unsightly, unclean or to permit of waste or refuse to accumulate therein; 

  

	 	(f)	not to cause or permit deliveries to be made to or from the Premises except through the prescribed locations for the Building; 

  

	 	(g)	that the Landlord may from time to time conduct fire drills and emergency procedures, and test fire alarms and other emergency devices without being in breach of its
covenant of quiet enjoyment, and the Tenant shall participate, and shall cause its employees and invitees to participate in such drills and procedures without holding the Landlord liable for any damage or injury caused thereby unless due to the
wilful neglect of the Landlord; 

  

	 	(h)	to give the Landlord immediate notice in case of fire or accident or malfunctioning of the systems in the Premises or in the Building, of which it or its employees may
be aware; 

  

	 	(i)	not to erect on the roof of the Building, on any exterior walls of the Premises or in any of the common areas of the Building any aerial, receiving or broadcasting dish
or similar telecommunications device without in each instance, the written consent of the Landlord and such telecommunications device so installed without such written consent shall be subject to removal without notice at any time and at the cost of
the Tenant; 

  

	 	(j)	to be solely responsible and promptly pay to the appropriate third party all charges for services used or consumed in or provided to the Premises including, without
limitation, janitorial service, telephone and data communication services, direct metered electricity and gas; 

  

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	 	(k)	not to install or permit to be installed equipment which will exceed or overload the capacity of utility facilities servicing the Building and Premises and if equipment
installed or permitted to be installed by the Tenant requires additional facilities such facilities shall be installed at the Tenant’s expense in accordance with plans and specifications approved by the Landlord in writing prior to
installation. 

  

	 	(1)	to co-operate in all reasonable ways with the security personnel engaged by the Landlord for the Building; 

  

	 	(m)	not to display any sign, picture, advertisement, or notice on any part of the Lands or Building; 

  

	 	(n)	to use the services of the janitors, security personnel and others designated by the Landlord from time to time to perform the obligations of the Tenant under this
Sub-Lease; 

  

	 	(o)	to pay the cost of installation all utilities or Complementary Facilities required by the Tenant to properly service the Premises, excluding the utilities and
Complementary Facilities provided at the Commencement Date of the Term. 

 ARTICLE 13. - CONDUCT OF TENANT IN
OCCUPATION 
 13.1 The Tenant shall comply with and abide by all federal, provincial, municipal and other governmental statutes, ordinances,
Laws, other laws and regulations affecting the Campus or the Lands and Premises or any activity or condition on or in the Campus or the Lands and Premises, and the rules and regulations of the Landlord and the Head Landlord adopted from time to
time. The Tenant shall obtain and maintain during the Term all licenses, designations, permits and approvals necessary for the operation of its activities in the Premises. 
 13.2 The Tenant shall comply with and abide by all policies of insurance (and the insurers thereunder and the underwriters thereof) from time to time in force with respect to any improvement or operation
on, or any condition, use or occupation of the Premises. 
 13.3 The Tenant will not carry on or perform or suffer or permit to be carried on or
performed or suffered on the Premises, or the Lands or Building, any practice or act or engage in any activity which is or becomes a nuisance or menace or which in any way adversely affects the Lands or Building, the Campus or any part thereof or is
or becomes a hazard or nuisance to any person using or occupying the Lands and Building, the Campus or any part thereof. 
 13.4 The Tenant will
keep the Premises clean and sanitary, and will provide proper and adequate receptacles for refuse and rubbish of all kinds and will attend to the removal of the same from the Lands and Premises at regular intervals. 
 13.5 The Tenant in the conduct of its business from the Premises shall give due credit to the Landlord for any assistance provided by the Landlord but shall
not use the name of the Head Landlord nor the Landlord nor any trademark, nor hold itself out as being associated with the Head Landlord or the Landlord nor use the names of employees of the Head Landlord or Landlord in advertisements or
publications without first obtaining the written consent of the Head Landlord or the Landlord, as the case may be, to such use. 
 13.6 The
Tenant acknowledges that the Head Landlord has entered into and will continue to enter into Strategic Alliances with Exclusive Suppliers. Notwithstanding any other provision of this Sub-Lease, the Tenant covenants and agrees that, upon the Landlord
providing written notice to the Tenant from time to time that the Head Landlord has concluded a Strategic Alliance with an Exclusive Supplier in respect of a category of products and/or services, (the “Exclusive Products/Services Category), the
Tenant shall not, nor permit any of its subtenants or occupants of the Premises from the date of the notice to, advertise, purchase, sell or display on or from the Premises, products or services within the Exclusive Products/Services Category other
than those of the Exclusive Supplier and the Tenant and its subtenants and occupants of the Premises will also otherwise comply with all of the requirements of all such Strategic Alliances which are binding upon the Landlord pursuant to the Head
Lease. Those Exclusive Suppliers of which the Landlord has given notice to the Tenant as at the date of this Sub-Lease are listed in Schedule D hereto. 
  

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 ARTICLE 14. - MORTGAGES, LIENS AND ENCUMBRANCES 
 14.1 The Tenant will not create any mortgage, conditional sale agreement or other encumbrance in respect of any of its interest in this Sub-Lease, the
leasehold improvements or any trade fixtures or permit any such mortgage, conditional sale agreement or other encumbrance to be attached to the Premises. The Tenant acknowledges that all leasehold improvements in the Premises are the property of the
Landlord. 
 14.2 In the event that the Tenant fails to release, discharge or vacate from the title to the Lands any such lien, mortgage or
encumbrance referred to in clause 14.1, the Landlord may in addition to all of the remedies under this Sub-Lease make any payments required to procure the discharge or release of any such lien, mortgage or encumbrance and shall be entitled to be
reimbursed by the Tenant as provided for in clause 10.4 of this Sub-Lease. The Landlord’s right to reimbursement shall not be affected or impaired if the Tenant shall then or subsequently establish or claim that a lien, charge or encumbrance so
discharged and released was without merit or excessive or subject to any abatement, set off or defence. 
 ARTICLE 15. -
ENVIRONMENTAL CONSIDERATIONS 
 15.1 The Landlord, at its cost, has caused the Consultant to perform the Audit. 
 15.2 The Tenant hereby releases the Landlord and Head Landlord from and in respect of any cost, expense, damage, loss or liability which may be incurred or
suffered by the Tenant, its employees or agents in connection with the: 
  

	 	(a)	need for the Tenant to take any Remedial Action and the taking of Remedial Action as a result of Additional Pollution, or 

  

	 	(b)	the effect of Additional Pollution on the health or the property of any Persons, 

  

	 	(c)	interference with the Research Activity of the Tenant by any cause whatsoever, 

 except to the extent that any such cost, expense, damage, loss or liability was caused or contributed to by the Landlords’ or Head Landlords’ negligent or wilful act or default as the case may
be. 
 15.3 The Tenant shall take all necessary precautions so as to ensure that the Lands and Building and any areas surrounding the Lands and
Building do not and are not likely to become Polluted by any Additional Pollution by virtue of any action or lack of action by the Tenant and the Tenant agrees to indemnify and save harmless the Landlord and Head Landlord for any cost, damage, loss
or liability incurred or suffered by either of them, or their respective officers, directors, trustees, governors, employees or agents in respect of any Additional Pollution of the Lands and Building and any area or areas surrounding the Lands and
Building and also any Pollution of the same caused or contributed to by the Tenant, its officers, directors, employees, invitees or licensees. This indemnity shall survive the expiry or earlier termination of this Sub-Lease. 
 15.4 The Tenant must use the Premises only as provided under Article 9 and must not at any time cause or allow any Special Waste to be generated, created,
used, stored, treated, transferred, transported or disposed of on the Lands or Building except in compliance with all Laws. 
 15.5 The Tenant
shall conform to the procedures adopted by the Landlord from time to time for the management of risks associated with environmental contaminants, including without limiting the generality of the foregoing, conducting or participating in the conduct
of inspections and audits of environmental matters to confirm compliance with the requirements of this Sub-Lease, adopting and following reasonable plans for the proper handling and storage of contaminants, maintaining records of storage and use of
contaminants, notifying the Landlord of

  

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any changes in storage or handling of contaminants and providing to the Landlord all reports as required from time to time. In particular, and without limiting the generality of the foregoing,
the Tenant shall comply with the safety and security policies and procedures adopted by the Landlord from time to time with respect to the use, transport, handling and disposal of Substances. The Tenant shall immediately remedy any failure of the
Tenant to comply with the provisions of this Article 15. If the Tenant has Substances on the Premises that are required by applicable laws or by the rules and regulations of the Landlord to be designated as hazardous or to have warnings attached to
the same, or to otherwise be specially handled, the Tenant shall comply with the requirements of all such applicable laws and the rules and regulations of the Landlord with respect to the storage, use and handling of such Substances, and the
provision of all warning labels. 
 15.6 If the Lands or Building are found to be Polluted by any Additional Pollution, or by Pollution caused
or contributed to by the Tenant, and the Landlord is required by any Authority to determine whether the Lands and Building are Polluted or to take Remedial Action regarding Pollution the Landlord or Head Landlord may: 
  

	 	(a)	cause the Consultant to perform a Further Audit, 

  

	 	(b)	notify the Tenant of the nature and extent of the Pollution and any Remedial Action the Consultant considers reasonably necessary or which any Authority requires be
taken or both or which has already been performed where an emergency existed and any Authority required the Landlord or Head Landlord to take Remedial Action immediately, 

  

	 	(c)	take any Remedial Action which any Authority requires be taken, or 

  

	 	(d)	require the Tenant to take any Remedial Action which any Authority requires be taken with regard to such Pollution including Remedial Action which must be taken
immediately where an emergency exists and any Authority requires Remedial Action to be taken immediately; 

 and the Tenant must
permit the Landlord, the Head Landlord, their respective employees and agents including the Consultant to have that access to the Premises which is reasonably necessary to enable the Landlord and Head Landlord to comply with the requirements of any
Authority and to take Remedial Action. After request by the Tenant, the Landlord must provide the Tenant with a copy of the results of the Further Audit. The Tenant within 10 days after demand by the Landlord must pay the Landlord the amount
allocated to the Tenant by the Landlord, acting reasonably, of the costs of a Further Audit performed under this clause 15.6 and of any Remedial Action which any Authority required the Landlord or Head Landlord to take to the extent that the
Remedial Action was in respect of Additional Pollution or by Pollution in either case caused or contributed to by the Tenant, its officers, directors, employees, invitees, licensees, assigns or subtenants. 
 15.7 If the Landlord or Head Landlord is required by any Authority to take Remedial Action regarding Existing Pollution, the Landlord or Head Landlord or
their respective employees and agents may enter the Premises and may: 
  

	 	(a)	perform any audits, investigations and surveys any Authority considers necessary to determine better the nature and extent of the Existing Pollution and the necessary
Remedial Action, and 

  

	 	(b)	take any Remedial Action any Authority requires be taken and the Tenant must permit the Landlord, its employees and agents including the Consultant to have that access
to the Premises which is reasonably necessary in the opinion of the Landlord to enable it to comply with the requirements of any Authority and to take Remedial Action. 

 15.8 From time to time during the Term and not less than 90 days before expiry of the Term or promptly after the sooner termination of this Sub-Lease the Landlord shall cause the Consultant to perform a
Further Audit. The Tenant shall provide access to the Premises as required by the Landlord or the Consultant for the purpose of all inspections and testing. As part of the Further Audit the Consultant must be instructed to provide: 
  

	 	(a)	a detailed estimate of the cost of Remedial Action to remediate the Lands and Building which were attributable to any Additional Pollution from the Premises or the
Tenant, its officers, directors, employees, invitees, licensees, assigns or subtenants; and 

  

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	 	(b)	a program of Remedial Action necessary to remediate any such Additional Pollution. The Tenant at its cost, shall be required to undertake immediately and complete
without delay the program of Remedial Action and failing which the Landlord may remediate any such Additional Pollution in accordance with that program of Remedial Action and the Tenant shall within 10 days after demand by the Landlord pay the
Landlord the amount which is equal to the actual cost to the Landlord of a Further Audit performed and if the Landlord remediates, pay to the Landlord the costs of any Remedial Action carried out pursuant to this clause in respect of such Additional
Pollution. 

 15.9 The Tenant shall cooperate with the Landlord in the provision of such information at the times and in the form
required by the Landlord (which may include conducting tests, all investigations and the review of records of the Tenant), acting reasonably, to ensure the proper monitoring and supervision of the Lands and Building with respect to Pollution.

 ARTICLE 16. - INDEMNITY, WARRANTY, ETC. 
 16.1 Neither the Head Landlord nor the Landlord nor their respective officers, directors, trustees, governors, faculty or employees or any of them shall be liable for any death or injury or damage to
property of the Tenant or of others, nor for the loss of or damage to any property of the Tenant or of others by theft or otherwise, from any cause whatsoever. Without limiting the generality of the foregoing, the Head Landlord, the Landlord and
their respective officers, directors, trustees, governors, faculty and employees or any of them shall not be liable for any injury and damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, electricity, water,
rain or snow or leaks from any part of the Building or Lands or from the pipes, appliances or plumbing works or from the roof, street or sub-surface or from any other place or by dampness or by any other cause of whatsoever nature nor from the
failure to supply or faulty supply of any utilities or other goods or services; and shall not be liable for any such damage caused by other tenants or persons in the Premises, occupants of the Building or of adjacent property, or the public, or
caused by operations in construction or any private, public or quasi-public work. All property of the Tenant kept or stored on the Lands or in the Building or the Premises shall be so kept or stored at the risk of the Tenant only and the Tenant
shall hold the Head Landlord and the Landlord harmless from any claims arising out of damage to the same, including subrogation claims by the Tenant’s insurers. 
 16.2 The Tenant will defend, indemnify and save harmless the Head Landlord, the Landlord and their respective officers, directors, trustees, governors, faculty and employees or any of them from and
against any and all loss (including loss of rentals, claims, actions, damages, liability and expense in connection with loss of life, personal injury and/or damage to property) arising from or out of any occurrence in, upon or at the Building or the
Premises, or the occupancy or use by the Tenant of the Premises or any part thereof, or occasioned wholly or in part by any act or omission of the Tenant, its officers, agents, contractors, employees, invitees, licensees or concessionaires or by
anyone permitted to be on the Premises by the Tenant. Notwithstanding the provisions of the prior sentence, in case the Head Landlord or the Landlord or their respective officers, directors, governors, faculty or employees shall, without fault, be
made a party to any litigation commenced by or against the Tenant, then the Tenant shall protect and hold the Head Landlord and the Landlord or their respective officers, directors, trustees, faculty and employees harmless and shall pay all costs,
expenses and reasonable legal fees incurred or paid by them in connection with such litigation. The Tenant will also pay all costs, expenses and reasonable legal fees on an indemnity basis incurred by the Landlord in enforcing this Sub-Lease.

 16.3 Without limiting the generality of the foregoing sections in this Article, the Head Landlord, the Landlord or their respective officers,
directors, trustees, governors, faculty and employees or any of them, shall not, under any circumstances, including circumstances involving negligence of any of them, be liable or responsible in any way for: 
  

	 	(a)	consequential loss or damage arising from injury to persons or property, including death resulting therefrom, with respect to the Tenant or any other person while in or
about the Lands, Building or the Premises and with respect to property belonging to the Tenant or to any other person while such property is in or about the Lands, Building or Premises; 

  

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	 	(b)	any loss or damage of any nature whatsoever, however caused, to books, records, files, money, securities, negotiable instruments, papers or other valuables of the
Tenant; and 

  

	 	(c)	any business, economic or indirect loss or damage suffered or sustained by the Tenant of any nature whatsoever, howsoever caused. 

 16.4 Notwithstanding anything to the contrary herein, the Head Landlord, the Landlord, their respective officers, directors, governors, faculty, and
employees, or any of them, shall under no circumstances, including circumstances involving the negligence of any of them, be liable or responsible in any way for any loss which the Tenant is obliged to insure against under this Sub-Lease or has
insured against. 
 16.5 The indemnities and agreements to indemnify provided in this Sub-Lease by the Tenant shall survive the expiry or
earlier termination of this Sub-Lease. 
 16.6 The Tenant waives against the Head Landlord, the Landlord, their respective officers, directors,
trustees, governors, faculty, and employees each claim and demand of every nature whatsoever for damage, loss or injury to the improvements and equipment upon the Premises and to property of the Tenant in, upon or about the Lands and Premises
whether or not such claim or demand is covered by insurance. The Tenant shall cause each policy of insurance obtained by the Tenant to acknowledge this waiver of subrogation. 
 16.7 If during the Term of this Sub-Lease the Tenant is disturbed in its quiet enjoyment of the Premises or any portion thereof, it will not be entitled to call upon the Landlord to defend or warrant it
against such disturbance unless the disturbance is caused by the negligent act or omission of the Landlord, its officers, directors, trustees or employees, the default of the Landlord hereunder, or proceedings involving a defect in title of the
Landlord to the Lands or Building or any portion thereof. In the event of such disturbance the Tenant shall, until evicted from the Premises, abide by and fulfil each of its obligations hereunder in the same manner as if such disturbance had not
taken place. If the Tenant is evicted the Landlord shall indemnify the Tenant for each loss, cost and liability it suffers as a result of such eviction but only if such eviction is caused by reason of the negligent act or omission of the Landlord,
its officers, directors, trustees or employees, the default of the Landlord hereunder or a defect in title of the Landlord to the Lands or Building or any portion thereof. The Landlord shall not be liable to the Tenant for any loss or damage,
including indirect or consequential loss or damage, resulting from interference with or interruption of the Tenant’s business caused by any labour dispute in or around the Building and/or the Lands or any exercise of the rights of the Head
Landlord. Proceedings related to or arising out of any expropriation of the Building or any portion thereof, shall be deemed not to involve lack of title of the Landlord thereto. 
 ARTICLE 17. - SUBLETTING AND ASSIGNMENTS 
 17.1 The Tenant covenants not to
sell, assign, sublet or transfer or part with possession of this Sub-Lease or any portion of the Term or the Premises or any interest therein except with the prior consent of the Landlord and except as expressly provided herein, and then only to a
party who covenants with the Landlord in accordance with clause 17.6 and only if such party carries on the Research Activity or other similar activity consented to by the Landlord in writing prior to such sale, subletting, assignment or other
disposition. The Tenant acknowledges that before the Landlord gives its consent pursuant to this Article 17, the Landlord is required to obtain the consent of the Head Landlord, and that the Head Landlord may refuse to consent if the proposed
purchaser, assignee, subtenant, transferee or occupant carries on businesses or research or is owned by a party who carries on business or research which could, in the Head Landlord’s reasonable opinion, cause a public relations problem for the
Head Landlord or conflict with a Strategic Alliance that the Head Landlord has entered into. 
  

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 17.2 Neither this Sub-Lease nor any sublease or assignment hereof, nor the leasehold estate of the Tenant or
any subtenant or assignee in the Premises or improvements or equipment thereon shall be subject to involuntary assignment, subletting, transfer or sale, or to assignment, transfer or sale by operation of law in any manner whatsoever, and any such
attempted or purported involuntary assignment, subletting, transfer or sale shall be ineffective against the Landlord. 
 17.3 Any effective
change in the present control of the Tenant as a result of any transaction including, but not limited to, a transfer of shares, a corporation formed as a result of a merger or amalgamation with the Tenant, a corporate reorganization of the Tenant or
any Affiliate which is in possession of all or part of the Premises shall be deemed, for the purposes hereof, to be an assignment of this Sub-Lease and thereby subject to this Article 17. 
 17.4 The Tenant will not permit a change in the control of the voting shares issued and outstanding in the capital of the Tenant or any parent corporation
of the Tenant, nor will any of the issued and outstanding shares of the Tenant or any parent corporation of the Tenant be transferred without the prior written approval of the Landlord, such approval not to be unreasonably withheld. If there has
been a transfer of such shares without the consent first being obtained, then at the option of the Landlord, this Sub-Lease may be terminated pursuant to the provisions of Article 19. 
 17.5 Any consent of the Landlord to any assignment or subletting under this Article 17 shall not constitute a waiver of necessity for such consent to any subsequent assignment or subletting. 

17.6 No sublease or assignment or agreement to grant the same shall grant rights to a Transferee beyond the scope of this Sub-Lease and a Transferee
shall have no rights to the Premises except under the Tenant. Any sublease or assignment shall be expressly subject to this Sub-Lease and shall contain covenants by the Transferee: 
  

	 	(a)	to comply with and fulfil each of the obligations undertaken by the Tenant in this Sub-Lease, including the termination of this Sub-Lease or the sublease in the event
of default by the Transferee; 

  

	 	(b)	not to further sublease, assign, transfer the interest of the Subtenant (including a deemed assignment under this Sub-Lease) or part with possession without first
obtaining the consent of the Landlord as required for an assignment or sublease of this Sub-Lease; 

  

	 	(c)	not to do or permit upon the Premises anything which is, or will result in, a contravention of any term of this Sub-Lease; 

  

	 	(d)	to carry out the Research Activity continuously during the term of such sublease, assignment or transfer; 

  

	 	(e)	to observe and perform each and every one of the covenants and agreements on the part of the Tenant under this Sub-Lease to be observed and performed and to provide the
indemnities provided in this Sub-Lease. 

 17.7 Upon the termination, forfeiture or acceptance of surrender of this Sub-Lease
prior to the expiry of the Term, any sublease or assignment or other interests created by the Tenant in respect of the Premises and the rights of all persons claiming thereunder shall be extinguished. 
 17.8 If requested by the Landlord, a copy of any or all instruments and documents evidencing the assignment or subletting, including assignments of lease
and sublease, shall be furnished to the Landlord by the Tenant together with the particulars of registration in the Land Title Office, if applicable. 
 17.9 If there is a permitted assignment or subletting, the Landlord may collect rent from the Transferee, and apply the net rent collected to the Rent required to be paid pursuant to this Sub-Lease, but no acceptance by the Landlord of any
payment by a Transferee shall be

  

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deemed a waiver of any covenants under this Sub-Lease including this Article on the part of the Tenant to be observed or performed, or the acceptance of the Transferee as tenant. No assignment,
subletting or other disposition shall release the Tenant from its obligations under this Sub-Lease. 
 ARTICLE 18. - INSPECTION

 18.1 The Head Landlord, the Landlord, and their respective employees, agents, contractors and representatives, shall be entitled at all
reasonable times (after written notice given to the Tenant specifying the purpose) to go upon the Premises for any of the following purposes: 
  

	 	(a)	inspecting the same; 

  

	 	(b)	inspecting the performance by the Tenant of the terms, covenants, agreements and conditions of this Sub-Lease; 

  

	 	(c)	posting and keeping posted thereon notices as required or permitted by any law or regulation; 

  

	 	(d)	doing any work to the Premises, the utility facilities and other improvements, or work to be done in the Premises for the benefit of the Building or other premises;

  

	 	(e)	any other reasonable purpose. 

 The Tenant shall
not change the locks or install a security system or other method of controlling access to the Premises without first obtaining the written consent of the Landlord and providing the Landlord with an access key and any code required to gain access to
the Premises at all times. 
 ARTICLE 19. - DAMAGE AND DESTRUCTION 
 19.1 If there is damage to the Lands or Building or damage to the Campus or Complementary Facilities which prevents access to the Premises or the supply of services essential to the Premises, and if the
damage is such that the Premises or a substantial part of the Premises is rendered not reasonably capable of use by the Tenant for the purposes contemplated herein for a period of time exceeding 30 days, then the rent payable hereunder for the
period beginning at the date of occurrence of the damage until at least a substantial part of the Premises is again reasonably capable of use and occupancy for the purpose aforesaid, will abate in the proportion that the area of the Premises
rendered not reasonably capable of use by the Tenant bears to the whole of the Premises, and such abatement shall be credited immediately against the Rent payable hereunder. 
 19.2 If the Premises shall be damaged by fire or other casualty and this Sub-Lease is not terminated then rent will abate until at least a substantial part of the Premises is again reasonably capable of
use and occupancy for the purpose of the Tenant. 
 19.3 If the Premises shall be damaged by fire or other casualty, and this Sub-Lease is not
terminated, then the damage to the Premises shall be repaired by the Landlord with reasonable diligence at its expense, to the extent of any recovery by the Landlord under the insurance policies of the Landlord, and repairs to alterations, additions
or improvements made by the Tenant shall be performed by the Landlord at the expense of the Tenant and the Tenant shall at its own expense make all repairs and replacements of property which the Tenant is entitled to remove under the provisions of
clause 10.6. 
 19.4 Notwithstanding the foregoing, if there is damage to the Building or to the Premises or to the Campus or the provision of
utilities and other services to the Building and the Head Lease is terminated due to such damage or destruction, this Sub-Lease shall terminate upon notice in writing given to the Tenant within thirty days of the date of election to terminate the
Head Lease and in such event the Landlord and the Tenant shall have no obligation to repair the Premises and the Tenant shall immediately surrender this Sub-Lease and vacate the Premises. If the Head Lease is not terminated, the Landlord and the
Tenant shall diligently proceed to repair such damage in accordance with their respective obligations as described in clause 19.3 herein. 
  

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 19.5 Notwithstanding acceptance of a surrender of this Sub-Lease, the Tenant shall fully perform each
obligation of the Tenant under this Sub-Lease (except the obligation of restoration and rehabilitation of the damaged or destroyed Premises and improvements thereon) relating to an event occurring, or circumstance existing, prior to the date of such
surrender including the payment of any rent, taxes, assessments, charges and costs which the Tenant is obliged to pay hereunder or which may have accrued in respect of, or may be a lien upon the Premises at the date of such surrender. 
 ARTICLE 20. - DEFAULT, TERMINATION, REMEDIES, ETC. 
 20.1 If the Tenant: 
  

	 	(a)	fails or neglects to make any payment due to the Landlord or any other person hereunder within five (5) Business Days after the Landlord gives written notice that
the payment is overdue; 

  

	 	(c)	operates on the Lands and Premises in a manner contrary to the terms of Article 9 hereof; 

  

	 	(b)	fails or neglects to cure any default of any of the other terms, covenants, agreements or conditions herein on its part to be observed, kept or performed, within 30
days after the Landlord gives to the Tenant written notice of such default or such shorter period as may be appropriate given the nature of the default; 

 then in each such event the Landlord may by written notice to the Tenant, forthwith terminate this Sub-Lease without entry on the Premises and all rights of the Tenant thereto shall then cease. Such right
of termination shall be in addition to any other rights that exist at law or in equity or pursuant to the terms of this Sub-Lease arising from the failure of the Tenant to comply with any other covenant or condition herein. 
 20.2 The Tenant covenants that: 
  

	 	(a)	if any proceedings under the Bankruptcy and Insolvency Act of Canada, the Company Creditors Assistance Act or other statute of similar purport are
commenced against the Tenant, and such proceedings are not dismissed before an adjudication of bankruptcy, the appointment of a trustee, or the confirmation of a composition, arrangement or plan or reorganization, or 

  

	 	(b)	if the Tenant or the Covenantor is adjudged insolvent or makes an assignment for the benefit of its creditors or otherwise takes the benefit of any statute for the
benefit of insolvent debtors, or 

  

	 	(c)	if a writ of attachment or execution is levied on the leasehold estate hereby created or any property of the Tenant upon the Lands and Premises and is not released or
satisfied within 30 days thereafter, or 

  

	 	(d)	if a receiver, trustee, sequestrator or liquidator is appointed in any proceeding or action with authority to take possession or control of the leasehold interest of
the Tenant hereunder, any portion of the Lands and Premises or the business conducted thereon by the Tenant, and such appointee is not discharged within a period of 45 days after his appointment, or 

  

	 	(e)	if the Tenant abandons the Lands and Premises, or 

  

	 	(f)	if a creditor of the Tenant, including any Approved Lender, attempts to execute, realize upon or otherwise enforce any charge or encumbrance secured against the
Sub-Lease, 

  

	 	(g)	if any sale, transfer, assignment, sublease or parting with possession which is contrary to this Sub-Lease occurs or purports to occur, or 

  

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	 	(h)	if any resolution is passed or other step taken for the winding-up, liquidation or other termination of the existence of the Tenant or the Covenantor, if any;

 each such event shall be deemed to constitute a default under this Sub-Lease by the Tenant and shall, at the election of the
Landlord by written notice, but without entry or other action of the Landlord, terminate this Sub-Lease as to all or any portion of the Premises immediately upon the sending of such notice and in respect of such terminated portion of all rights of
the Tenant under this Sub-Lease and all rights of any persons claiming under the Tenant, shall thereupon cease and all Rent then due plus Rent for the next following three months shall forthwith become due and be payable to the Landlord. 

20.3 In the event of termination or expiration of the Sub-Lease pursuant to this Article 20, the Tenant agrees to deliver the Premises to the Landlord,
in good state and condition, free and clear of all rights, mortgages, privileges and encumbrances placed thereon by or on account of the Tenant and without indemnity or compensation to the Tenant for any reason whatsoever. 
 20.4 Notwithstanding anything in this Sub-Lease, a party shall not be in default with respect to the performance of any of its obligations within this
Sub-Lease excluding payment of monies, if the default is due to any strike, lockout, labour dispute, civil commotion, invasion, rebellion, hostilities, sabotage or acts of God beyond the control of the party required to perform. 
 20.5 If the Landlord, being entitled so to do, levies distress against the goods and chattels of the Tenant, such force as may be deemed necessary for the
purpose and for gaining admission to the Premises may be used without the Landlord being liable for any action in respect thereof or for any loss or damage occasioned thereby and the Tenant hereby expressly releases the Landlord, its employees and
agents from all action, proceedings, claims or demand whatsoever for or on account or in respect of any such forcible entry or any loss or damage sustained by the Tenant in connection therewith. 
 20.6 Notwithstanding the benefit of any law to the contrary, the Landlord may seize and may sell all of the Tenant’s goods, chattels and property,
whether within the Premises or not, and may apply the proceeds of such sale upon rental or upon any other amounts outstanding hereunder and upon the costs of the seizure and sale; in the same manner as might have been done if such law had not been
passed. The Tenant further agrees that if it vacates the Premises, leaving any rental or other moneys provided to be paid hereunder unpaid, the Landlord, in addition to any remedy otherwise provided by law, may seize and sell the goods and chattels
of the Tenant at any place to which the Tenant or any other person may have removed them, in the same manner as if such goods and chattels had remained upon the Premises. 
 20.7 If the Landlord is entitled to re-enter the Premises under any provisions of this Sub-Lease, then in addition to all other rights it may have, the Landlord shall have the right as agent of the Tenant
and without terminating this Sub-Lease to enter the Premises as agent of the Tenant and re-let them and to receive the rent therefor and apply the same firstly to the costs of re-letting, including the costs of commissions and alterations required
and then on account of the rent due and to become due under this Sub-Lease and the Tenant shall be liable to the Landlord for the deficiency, if any. 
 20.8 If the Tenant fails to make any payment to the Landlord or otherwise under this Sub-Lease when due, the Tenant shall pay to the Landlord a fee of $200.00 for each such late or missed payment, and interest calculated from the date that
the payment was due until the date payment is actually made to the Landlord, at the Prime Rate plus 5% per annum, calculated daily, not in advance. Acceptance of any late payment without the fee or interest shall not constitute a waiver of the
Landlord’s right to require the fee and interest. The Tenant shall be deemed to have failed to make a payment on, and the fee and interest shall be due from, the date such payment is first payable, and not the date after the expiry of notice of
non-payment, if any notice is required to be given or is given. 
  

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 ARTICLE 21. - HEAD LEASE 
 21.1 The Parties acknowledge that this Sub-Lease is a “Sub-Lease”, that the Tenant is a “Sub-Tenant”, and that the Premises form a portion of the “Subleased Lands” within the
meaning and definitions of the Head Lease, and the Parties agree that the definitions in the Head Lease shall apply to this Sub-Lease so far as the same are necessary, but not inconsistent with the terms of this Sub-Lease, to interpret the
Tenant’s responsibilities and covenants under clause 21.2. 
 21.2 This Sub-Lease is expressly subject to the Head Lease and the Tenant
covenants with the Landlord: 
  

	 	(a)	not to do or permit upon the Premises anything which is, or will result in, a contravention of any term of the Head Lease; 

  

	 	(b)	to provide to the Landlord upon request by the Landlord therefor from time to time any certificate required to be provided pursuant to the Head Lease;

  

	 	(c)	to permit this Sub-Lease to be terminated by the Landlord in the event of a default by the Tenant after notice reasonably approximating the length of notice provided
for in the Head Lease for a similar default; 

  

	 	(d)	that the Head Landlord has the right to manage and control the Campus and the Complementary Facilities and the Tenant will abide by all rules and regulations of the
Head Landlord with respect to the same; 

  

	 	(e)	that the Head Landlord has the rights reserved in the Head Lease and this Sub-Lease is subject to such rights, including without limitation, the rights described in
Article 17 thereof. 

 21.3 The Tenant acknowledges that the Landlord is required to obtain the consent of the Head Landlord to
the grant of this Sub-Lease on the terms herein contained and that prior to granting its consent, the Head Landlord requires covenants in favour of the Head Landlord from the Tenant as provided in this Sub-Lease. The Tenant acknowledges the receipt
of valuable consideration for such covenants made by the Tenant in favour of the Head Landlord by the giving of the consent of the Head Landlord to this Sub-Lease. 
 ARTICLE 22. - OVERHOLDING 
 22.1 If the Tenant shall continue to occupy the Premises after the
expiration or earlier termination of the Term granted hereby and the Landlord shall accept Rent, the new tenancy thereby created shall not be yearly but shall be deemed to be a monthly tenancy and shall be subject to the covenants and conditions
save and except those relating to the Term in this Sub-Lease insofar as the same are applicable to a tenancy from month to month. 
  

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 ARTICLE 23. - ARBITRATION 
 23.1 Any dispute required to be determined by arbitration in accordance with the provisions of this Sub-Lease shall be determined by a single arbitrator if the Landlord and Tenant can agree on a single
arbitrator within 7 days of receipt of notice to arbitrate given by one party hereto to the other (the “Arbitration Notice”) and if the Landlord and the Tenant cannot agree on a single arbitrator within such period such dispute shall be
determined by the decision of the majority of three arbitrators, one to be appointed by each of the parties within fourteen (14) days of the receipt of the Arbitration Notice and the third to be appointed by such two arbitrators within 28 days
of receipt of the Arbitration Notice. The third arbitrator shall be the chairman of the arbitration. The arbitration shall be initiated and conducted in accordance with the provisions of the Commercial Arbitration Act of British Columbia as
amended from time to time. The determination or award of the arbitration shall be in writing, shall be binding upon the Parties and may contain an order as to the costs of the arbitration. If there is no order as to the costs of the arbitration,
each party shall bear its own costs and one half of the common costs of the arbitration. The costs of the arbitration shall not be limited to those set out in the tariff or schedule to the Commercial Arbitration Act as amended from time to
time referred to and determined by arbitration in Vancouver, British Columbia at an office or place of business selected by the sole arbitrator or the chairman of the arbitration hereinafter appointed, as the case may be, and the reasonable fees and
disbursements of the single arbitrator or the third arbitrator for his or her professional time shall be considered costs of the arbitration. 
 ARTICLE 24. - NOTICES 
 24.1 All notices, demands and other writings (hereinafter called a
“Notice”) contemplated to be given, made or sent, by any party to any of the others pursuant to this Sub-Lease shall be in writing addressed to the other or others at its address hereinbefore given, or if any party has notified the others
in writing of a change of its address, at the last address of which notice has been given pursuant to this clause. Any Notice shall be deemed to have been received on the date of actual delivery if delivered, or the date of receipt at such address
if mailed, or the date of confirmation of transmission if sent by facsimile transmission. No other method of delivery or giving of written notice or demand is precluded by this clause. 
 ARTICLE 25. - INDEMNITY 
 25.1 In consideration of the Landlord entering into
this Sub-Lease and in consideration of the sum of $10.00 now paid by the Landlord and for other good and valuable consideration (the receipt of which is hereby acknowledged by the Covenantor) the Covenantor hereby makes the following indemnity and
agreements with and in favour of the Landlord that: 
  

	 	(a)	the Covenantor covenants with the Landlord: 

  

	 	(i)	to make the due and punctual payment of all Rent, money and charges expressed to be payable under this Sub-Lease by the tenant during the Term and renewals, extensions
and continuations of the Term and overholding after the Term, 

  

	 	(ii)	to effect prompt and complete performance of each of the terms contained in this Sub-Lease on the part of the Tenant to be kept observed or performed during the Term
and any renewals, extensions and continuations of the Term and overholding after the Term, 

  

	 	(iii)	to indemnify and save harmless the Landlord from all losses, costs and damages arising out of any failure to pay the Rent, money and charges or the failure by the
Tenant to perform any of the terms of this Sub-Lease; 

  

	 	(b)	the Covenantor expressly waives notice of acceptance of this indemnity and all notices of non-performance, non-payment, and non-observance on the part of the Tenant of
the terms, covenants, conditions and provisions of this Sub-Lease; 

  

 - 27 - 

	 	(c)	any notice waived by the Tenant or given or deemed to have been given by the Landlord to the Tenant shall be deemed to have been waived by or given simultaneously to
the Covenantor; 

  

	 	(d)	the Covenantor is jointly and severally bound with the Tenant for the fulfilment of all obligations of the Tenant under this Sub-Lease as though the Covenantor had been
named with the Tenant in the Sub-Lease as the “Tenant”, and in the enforcement of its rights under this Sub-Lease, the Landlord may proceed against the Covenantor as if the Covenantor were so named and had so executed this Sub-Lease,

  

	 	(e)	without limiting the generality of the foregoing, the liability of the Covenantor under this indemnity shall not be deemed to have been waived, released, discharged,
impaired or affected by reason of the release or discharge of the Tenant in any receivership, bankruptcy, winding-up or other creditor’s or debtor’s proceeding in respect of the Tenant, or any release or discharge therefrom, and such
liability shall continue with respect to the periods prior thereto. The liability of the Covenantor shall not be affected by any repossession of the Lands and Premises or any portion of the Lands and Premises by the Landlord or by the recognition of
any subtenant or Tenant;s mortgagee; 

  

	 	(f)	in the event of a default by the Tenant or the Covenantor under this Sub-Lease, the Covenantor waives any right to require the Landlord to: 

  

	 	(i)	proceed against the Tenant or other obligor or pursue any rights or remedies with respect to this Sub-Lease, 

  

	 	(ii)	proceed against or exhaust any security held by the Landlord of the Tenant or other person, or 

  

	 	(iii)	pursue any other remedy whatsoever in the Landlord’s power, 

 before proceeding against the Covenantor; 
  

	 	(g)	the Landlord shall have the right to enforce this indemnity regardless of the acceptance of additional security from the Tenant or any other person and regardless of
the release or discharge of the Tenant or any other obligor in respect of the Sub-Lease, whether granted by the Landlord or by others or by operation of any law; and 

  

	 	(h)	no action or proceeding brought or instituted under this indemnity and no recovery in pursuance of this indemnity shall be a bar or defence to any further action or
proceeding which may be brought under this indemnity by reason of any further default in the performance or observance of any of the terms, covenants, conditions or provisions in this Sub-Lease or this indemnity. 

 25.2 The Indemnity and agreements in clause 25.1 are absolute and unconditional and the obligation of the Covenantor shall not be released, discharged,
mitigated, impaired or affected by: 
  

	 	(a)	any extensions of time, indulgences or modifications which the Landlord may extend or make with the Tenant in respect of the observance or performance of any of the
obligations of the Tenant under this Sub-Lease; 

  

	 	(b)	any waiver by the Landlord of, or neglect or failure of the Landlord to enforce, any of the terms, covenants, conditions or provisions of this Sub-Lease.

 25.3 No modification of this indemnity shall be effective unless it is in writing and signed by the Covenantor and two
authorized representatives of the Landlord. 
  

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 25.4 The Covenantor shall do all such acts and execute all such deeds and assurances as the Landlord may
reasonably require to give effect to the intent of this indemnity. 
 25.5 If any other person at any time joins in the covenants of the
Covenantor under this Sub-Lease, the obligations and liabilities of each such person and the Covenantor shall be joint and several. 
 ARTICLE 26. - RIGHT TO RELOCATE TENANT 
 26.1 If the Landlord requires the Premises during the Term, the Landlord
may by written notice to the Tenant relocate the Tenant to other premises sufficient for the use permitted under this Sub-Lease for the Premises. Such notice shall state the effective date of such relocation, which shall not be less than one month
after the date of the notice. If the Tenant so relocates, the Landlord shall pay the reasonable moving costs of relocating the Tenant to such substitute premises. If the unexpired portion of the Term which would exist after the effective date of
such relocation is less than two years, the Tenant may elect by notice to the Landlord given within 15 days of the date of such notice to relocate, to terminate this Sub-Lease on the effective date of such relocation, in lieu of relocating,
whereupon this Sub-Lease shall expire on the date that the Tenant would have been required to relocate. 
 ARTICLE 27. - OPTION
TO RENEW 
 27.1 Provided that the Tenant pays Rent and performs each and every one of the covenants, provisos and agreements herein contained
on the part of the Tenant to be paid and performed punctually and in accordance with the provisions of this Sub-Lease, and provided that the Tenant has interacted with the faculty and staff of the Head Landlord and used the services of the Head
Landlord such as the library, computing, networking, security, athletic services of the Head Landlord, all in a manner and to an extent satisfactory to the Head Landlord, the Landlord shall grant to the Tenant one option of renewal for a period
described in the Basic Terms (the “Renewal Term”). This option of renewal shall be exercised by the Tenant by giving written notice to the Landlord not less than six (6) months prior to the end of the Term electing to renew the Term
for the Renewal Term on the same terms and conditions set forth in this Sub-Lease, save and except this option of renewal shall not form part of the Sub-Lease of the Renewal Term, the Landlord shall have no obligation to do any work described as
Landlord’s Work, there shall be no fixturing period, and no rent forgiveness or tenant inducements, and the Rent. The Rent for the Renewal Term shall be determined as hereinafter provided. 
 27.2 Rent payable with respect to the Renewal Term shall be the greater, per month, of: 
  

	 	(a)	the Rent paid per month during the last twelve (12) month period of the preceding Term; or 

  

	 	(b)	the fair market rental value for space of comparable size, quality and location to that of the Premises as at the commencement date of the Renewal Term.

 27.3 The Parties shall make bona fide efforts to agree as to the fair market rental value with respect to the Premises for the
Renewal Term. If however, the Parties have not agreed as to the amount of Rent by the sixtieth (60th) day prior to the commencement of the Renewal Term, then such Rent shall be determined by arbitration as referred to in Article 23. 

27.4 If the Tenant fails to exercise the option of renewal within the prescribed time period referred to in clause 27.1, such option of renewal will be
null and void and the Tenant shall have no further options of renewal in respect of this Sub-Lease. 
 27.5 Provided that the Tenant, being
entitled to do so, renews the Term of the Sub-Lease for the Renewal Term and pays Rent and performs each and every one of the covenants, provisos and agreements herein contained on the part of the Tenant to be paid and performed punctually and in
accordance with the provisions of this Sub-Lease, and provided that the Tenant has interacted with the faculty and staff of the Head Landlord and used the services of the Head

  

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Landlord such as the library, computing, networking, security, athletic services of the Head Landlord, all in a manner and to an extent satisfactory to the Head Landlord, the Landlord shall grant
to the Tenant one option of renewal for a period described in the Basic Terms as the Second Renewal Term. This option of renewal shall be exercised by the Tenant by giving written notice to the Landlord not less than six (6) months prior to the
end of the immediately preceding Term electing to renew the Term for the Second Renewal Term on the same terms and conditions set forth in this Sub-Lease, save and except there shall be no further option of renewal, the Landlord shall have no
obligations to do any work described as Landlord’s Work, there shall be no fixturing period, and no rent forgiveness or tenant inducements, and the Rent. The Rent for the Second Renewal Term shall be determined as hereinafter provided. There
shall be no further options of renewal of the Renewal Term. 
 27.6 Rent payable with respect to the Second Renewal Term shall be the greater,
per month, of: 
  

	 	(a)	the Rent paid per month during the last twelve (12) month period of the immediately preceding Term; or 

  

	 	(b)	the fair market rental value for space of comparable size, quality and location to that of the Premises as at the commencement date of the Second Renewal Term.

 27.7 The Parties shall make bona fide efforts to agree as to the fair market rental value with respect to the Premises for the
Second Renewal Term. If however, the Parties have not agreed as to the amount of Rent by the sixtieth (60th) day prior to the commencement of the Second Renewal Term, then such Rent shall be determined by arbitration as referred to in Article
23. 
 27.8 If the Tenant fails to exercise the second option of renewal within the prescribed time period referred to in clause 27.5, such
option of renewal will be null and void and the Tenant shall have no further options of renewal in respect of this Sub-Lease. 
 ARTICLE 28. - GENERAL TERMS 
 28.1 Subject to the terms of this Sub-Lease, the Tenant shall observe and cause its employees, invitees
and others over whom the Tenant can reasonably be expected to exercise control, to observe such rules and regulations and amendments and changes therein, not inconsistent with the permitted use of the Premises and the terms of this Sub-Lease, as may
hereinafter be made by the Head Landlord or the Landlord of which notice in writing shall be given to the Tenant and all such rules and regulations shall be deemed to be incorporated into and form part of this Sub-Lease. 
 28.2 No condoning, excusing or overlooking by the Landlord of any default, breach or non-observance at any time or times in respect of any covenant, proviso
or condition herein contained shall operate as a waiver of the Landlord’s rights hereunder with respect to any continuing or subsequent default, breach or non-observance, or so as to defeat in any way the rights of the Landlord in respect of
any such continuing or subsequent default or breach, and no waiver shall be inferred from or implied by anything done or omitted by the Landlord save only an express waiver in writing. 
 28.3 The Tenant shall comply with all unemployment insurance and workers compensation legislation and regulations applicable to it and the occupation and conduct of its business in the Premises and shall
require all of its agents and contractors to similarly comply. 
 28.4 The Landlord and the Tenant covenant to cooperate with each other in
minimizing the effect of any labour dispute which either party may have upon the operations of the other party. The Landlord and the Tenant each covenant that in the event of a labour dispute the party hereto involved in such dispute shall take all
appropriate steps to protect the party hereto not involved in the dispute from the interference with its operations caused by the dispute and without limiting the generality of the foregoing to eliminate picketing which may cause such interference.
Such steps shall be taken at the expense of the party involved in the dispute and the non-involved party shall have the right to retain counsel at its own expense to recommend to the party

  

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involved in the dispute appropriate action to protect the party not involved. In the event of such recommendation, the party involved shall give due consideration to the recommendation of counsel
for the party not involved. This clause shall not be construed to require a party involved in a dispute to meet the demands of any party with whom it has the dispute. Neither the Landlord nor the Tenant shall bring action against, or claim damages
or compensation from the other for any loss, cost, expense or liability suffered as a result of a labour dispute other than in respect of a breach of the covenant contained in this clause 28.4. 
 28.5 No exercise of a specific right or remedy by the Landlord precludes it from or prejudices it in exercising another right or pursuing another remedy or
maintaining an action to which it may otherwise be entitled either at law or in equity. 
 28.6 In the event the Landlord sells, transfers, or
assigns its interest in the Building, then so long as the purchaser, transferee or assignee agrees to assume, observe and perform, as landlord, the covenants, conditions and agreements on the part of the Landlord to be observed and performed in this
Sub-Lease, the Landlord shall no longer have any duties and obligations under this Sub-Lease, and consequently, shall not be liable to the Tenant for the performance of any such duties and obligations. 
 28.7 At any time and from time to time upon not less than seven (7) days prior notice, the Tenant shall execute and deliver to the Landlord and, if
required by the Landlord, to the Head Landlord or to any mortgagee or prospective purchaser of the Landlord’s interest a statement in writing certifying that this Sub-Lease is unmodified and in full force and effect (or, if modified, stating
the modifications and that the same is in full force and effect as modified), the amount of the Rent then being paid hereunder, the dates to which the same and other charges hereunder have been paid, by instalments or otherwise, and whether or not
there is any existing default on the part of the Landlord of which the Tenant is aware or has notice and any other matters pertaining to this Sub-Lease as to which the Landlord shall request. 
 28.8 If the Premises or any part thereof are expropriated or condemned at any time during the Term, the Landlord shall have no liability to the Tenant for
the Landlord’s inability to fulfil any of its covenants herein, but in each such event the Landlord and the Tenant may seek compensation separately from the expropriating authority but shall co-operate in seeking such compensation, and if a
joint award of compensation is made, it shall be divided as agreed between the Landlord and the Tenant and failing agreement within 90 days of the award, as determined by arbitration pursuant to Article 23. 
 28.9 Whenever the Landlord’s consent is required under this Sub-Lease, the same shall not be deemed to have been given unless in writing, and the
Landlord may refuse to consent to any matter or thing if the Landlord is required pursuant to the terms of the Head Lease to obtain the consent of the Head Landlord to such matter or thing and the Head Landlord does not consent or if the granting of
the consent of the Landlord may result in the Landlord being in default of its obligations under any other covenants or agreements of the Landlord. 
 28.10 Time is expressly declared to be of the essence of this Sub-Lease and of each and every term, covenant, agreement, condition and provision hereof and observance and performance thereof. 
 28.11 This Sub-Lease is made in accordance with the laws of the Province of British Columbia and is to be construed and interpreted in accordance therewith.
Any action or proceeding arising concerning this Sub-Lease shall be brought in the courts of the said Province and the parties attorn exclusively to the said courts. 
 28.12 The index and Article headings in this Sub-Lease are for convenience only and are not to be considered in the construction of this Sub-Lease or as in any way limiting or amplifying the provisions
hereof. 
 28.13 This Sub-Lease and the schedules and riders, if any, attached hereto and forming a part hereof and the Agreement to Lease
described in the Basic Terms set forth all the covenants, promises, agreements, conditions and understandings between the Landlord and the Tenant concerning the Premises and there are no representations, covenants, agreements, conditions or
understandings, either oral or written, between them other than which are herein set

  

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forth. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Sub-Lease shall be binding upon the Landlord or the Tenant unless in writing and signed
by each of them. 
 28.14 If any term, covenant or condition of this Sub-Lease or the application thereof to any person or circumstance shall,
to any extent, be held or rendered invalid, void unenforceable or illegal, it or its application shall be considered separate and severable from this Sub-Lease to such extent and the remainder of this Sub-Lease, or the application of such term,
covenant or condition to persons or circumstances other than those as to which it is held invalid, void, or unenforceable or illegal, shall not be affected thereby and each term, covenant or condition of this Sub-Lease shall be valid and enforceable
to the fullest extent permitted by law. 
 28.15 The language in all parts of this Sub-Lease shall in all cases be construed as a whole and not
strictly for nor against either the Landlord or the Tenant. 
 28.16 Whenever the context so requires, the neuter gender shall include the
masculine and the feminine, and the singular number shall include the plural, and vice versa. 
 28.17 Each of the Parties agrees to do all acts
and sign such documents as may be requested by any of the other Parties in order to give effect to the terms and intentions expressed herein. 
 28.18 This Sub-Lease shall enure to the benefit of, and be binding upon and apply to the successors and assigns of the Landlord and the successors, permitted assigns, and permitted subtenants of the Tenant. 
 IN WITNESS WHEREOF the Parties hereto have executed this Sub-Lease by signing the same after the Basic Terms hereof. 
  

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 SCHEDULE “A” - LANDLORD’S WORK 
 The Landlord will design, construct and coordinate the completion of the Building in which the Premises shall be located, such Building to be similar to the
building described in the plans and specifications prepared by Chernoff Thompson Architects entitled “Technology Enterprise Facility” and issued for construction on April 9, 1999, with such changes as the Landlord shall approve.
Changes to the building may be made as a result of the approval process for all permits to construct the Building, as part of the construction process, and as the Landlord, acting reasonably, deems beneficial for the construction and leasing of the
Building in accordance with its mandate. 
 The Landlord shall, in addition, complete the finishing and fixturing of the leasehold improvements
to the Premises in accordance with Chernoff Thompson Architects drawing numbers A 0 to 5, M 1 to 3, E 1 to 3 issued for tender April 27, 2000 and as may be amended from time to time by the Landlord, acting reasonably. A sketch of the Premises
indicating the Tenant Improvement plan is attached as Schedule “C”. Portions of said plan are shown for illustrative purposes only. The architect’s plans, specifications and subsequent amendments, if any, will determine the extent of
the Tenant Improvements. 
 The Tenant shall be responsible for all costs for Tenant Improvements in excess of an amount equal to $35.00
multiplied by the Rentable Area of the Premises. 
 The Tenant shall not be entitled to make any changes to the work without the Landlord’s
prior written consent, and any such changes shall be made at the sole cost of the Tenant, such cost to be paid in advance of the Landlord commencing the Landlord’s Work and prior to such changes being undertaken or any cost incurred with
respect to the same. If the Tenant requests changes to the Landlord’s Work and the Landlord consents to the same, and the Tenant pays the estimated cost of the same in advance, the Landlord’s Work shall be amended to include such changes.
The Tenant shall pay the actual costs of the same when known, and the parties shall make the appropriate adjustments with respect to the payment of the cost of estimated changes. If the Tenant has not paid the cost of such changes prior to the date
that the Landlord commences to construct the Landlord’s Work, the Landlord may complete the Landlord’s Work without changes, and the Tenant shall not be entitled to request any changes, or the Landlord may make the changes and in such case
the Tenant shall immediately pay the actual costs of the same which shall be collectable as rent. 

 SCHEDULE “B” - PLAN OF CAMPUS 

 

 
  
 LOCATION MAP 
 THE UNIVERSITY OF BRITISH COLUMBIA 
 UNIVERSITY 
 ENDOWMENT 
 LANDS 
 WESBROOK MALL 
 UNIVERSITY BOULEVARD 
 NW MARINE DRIVE 

CHANCELLOR BOULEVARD 
 Donald Rix Building 
 SW MARINE DRIVE 

WEST 16TH AVENUE 
 POINT GREY 

 SCHEDULE “C” - SKETCH OF PREMISES 

 

 
  
 SCHEDULE ‘C’ 
 TENANT RENTABLE AREA 
 (1) NEUROMED TECHNOLOGIES 6,697 S.F. 
 (2) ENVISION SUSTAINABILITY 1,713 S.F. 
 (3) SYREON
CORPORATION 3,876 S.F. 
 (1) (2) (3) 
 D C B A 
 1 2 3 4 5 6 7 8 9 

 SCHEDULE “D” - EXCLUSIVE SUPPLIERS 
  

	1.	Coca-Cola Bottling Ltd. - supply of all cold beverages, not including alcohol or dairy. 

  

	2.	Aramark Canada (formerly Versa Vending) - supply of all snack vending services. 

 RENEWAL AND AMENDMENT OF LEASE 
 TENANT HAS RIGHT TO RENEW IN LEASE 
 DONALD RIX BUILDING 
 UNIVERSITY OF BRITISH COLUMBIA, VANCOUVER, BC 
 THIS LEASE RENEWAL made as of the 28th day of May, 2002 
  

			
	BETWEEN:	  	DISCOVERY PARKS INCORPORATED, a body corporate incorporated under the laws of the Province of British Columbia having an office at Suite 750 – 1333 West Broadway,
Vancouver, British Columbia, V6H 4C1
		
		  	(herein called the “Landlord”)            OF THE FIRST PART
		
	AND:	  	NEUROMED TECHNOLOGIES INC., a body corporate incorporated under the laws of the Province of British Columbia having an office at 2389 Health Sciences Mall, Vancouver,
British Columbia V6T 1Z4,
		
		  	(herein called the “Tenant”)                OF THE SECOND PART

 WITNESS THAT WHEREAS: 
 A. Pursuant to a sub-lease dated the 1st day of August, 2000 (the “Lease”), the Landlord leased to the Tenant certain premises (the
“Premises”) more commonly known as Suite 301 in the Donald Rix Building at 3250 East Mall, U.B.C., Vancouver for a term from the 24th day of July, 2000 to the 23rd day of July, 2002 (the “Term”); 
 B. The Tenant has exercised the option to renew the Term of the Lease from the 24th day of July, 2002 to the 23rd day of June, 2004 in accordance with Clause 27.1 of the Lease; and 
 C. The Tenant has agreed to lease from the Landlord additional space located in suites 302 and 303 of the Donald Rix Building and the Landlord has agreed to
amend certain terms of the Lease. 
  

	1.	 	The Landlord grants to the Tenant the renewal term of the Lease and the Landlord and the Tenant hereby agree that during the renewal term of the Lease all of the terms,
covenants, agreements and provisos contained in the Lease shall continue in full force and effect, provided that: 

  

	 	(a)	 	the first right to renew having been exercised, Clauses 27.1, 27.2, 27.3, and 27.4 are hereby deleted from the Lease; 

  

	 	(b)	 	 the Basic Rent (as defined in the Lease) payable for the first year of the term from the 24th day of July, 2002 to the 23rd day of July, 2003 shall be Ten Thousand Six Hundred Three and 59/100 dollars ($10,603.59), calculated at the rate of
Nineteen dollars ($19.00) per square foot of the Premises (as defined in the Lease) per annum, and the Basic Rent (as defined in the Lease) payable for the second year of the term from the 24th day of July, 2003 to the 23rd day of July, 2004 shall be Eleven Thousand One Hundred Sixty One and 67/100 dollars ($11,161.67) per month, calculated
at the rate of Twenty dollars ($20.00) per square foot of the Premises (as defined in the Lease) per annum; 

 

 
  

	 	(c)	there is no obligation on the part of the Landlord to do any work described in the Lease as Landlord’s Work, nor shall the Tenant be entitled to a fixturing period
during the renewal term, or to any discount or inducement payable during the initial Term of the Lease. 

  

	2.	The Landlord hereby demises and leases to the Tenant approximately one thousand seven hundred thirteen (1,713) square feet of premises located in suite 302 of the
Donald Rix Building as shown outlined in heavy dark line on the plan attached hereto as Schedule A (the “First Additional Premises”) hereto for a term commencing June 4, 2002 and ending July 23, 2004. 

 The Basic Rent payable for the First Additional Premises from June 4, 2002 to July 23, 2004 shall be Two Thousand Four Hundred
Twenty Six and 75/100 dollars ($2,426.75) per month, calculated at the rate of Seventeen dollars ($17.00) per square foot of the First Additional Premises per annum; 
  

	3.	The Landlord hereby demises and leases to the Tenant approximately three thousand eight hundred seventy six square (3,876) feet of premises located in suite 303 of
the Donald Rix Building as shown outlined in heavy dark line on the plan attached hereto as Schedule A1 (the “Second Additional Premises”) hereto for a term commencing September 1, 2002 and ending July 23, 2004.

 The Basic Rent payable for the Second Additional Premises from September 1, 2002 to July 23, 2004
shall be Five Thousand Four Hundred Ninety One dollars ($5,491.00) per month, calculated at the rate of Seventeen dollars ($17.00) per square foot of the Second Additional Premises per annum; 
  

	4.	The Premises and the Additional Premises shall be referred to as the Premises effective as of the commencement dates of the lease of the respective Additional Premises;

  

	5.	The addition of the foregoing Additional Premises to the Premises results in the Tenant occupying all premises on the third floor of the Building as at
September 1, 2002. The parties acknowledge that the Tenant may thereafter, upon approval of the Landlord, make any revisions to the common areas of the third floor that will allow the Tenant to occupy such common areas provided such occupancy
is in accordance with the terms of the Sub-Lease. 

  

	6.	The Lease is hereby amended as follows: 

  

	 	a)	The Commencement Date in clause 1.1(j) is changed to July 24, 2000 

  

	 	b)	Clause 1.1(r) Renewal Term is deleted and replaced with “Two (2) Options to Renew for a term of Two (2) years each (the “Renewal Term” and the
“Second Renewal Term” respectively). The fair market rental value for the Second Renewal Term as described in paragraph 27.7 of the Lease with respect to the First Additional Premises and the Second Additional Premises shall be based on
office fair market rental value notwithstanding that the Tenant may have finished a portion of the First Additional Premises or the Second Additional Premises as a laboratory, provided that Discovery Parks Incorporated has not incurred additional
costs as a result of such conversion to a laboratory. 

  

 - 2 - 

	 	c)	Clause 5.5 is amended by adding, in the twelfth line, after the words “The Tenant shall indemnify and save the Landlord harmless from”, the words “the
Tenant’s proportionate share of”. 

  

	 	d)	Clause 10.6 is amended by adding, in the twelfth line, after the words “leasehold improvements” the words “the installation of which has not been
approved by the Landlord”. 

  

	 	e)	Clause 15.6 is amended by adding the following paragraph at the end of the clause: 

 “The Landlord shall allocate the costs of the audit as it considers reasonable, provided that such costs shall be allocated to all
subtenants in accordance with their respective proportionate shares, unless the cost of the audit is incurred because of the existence of Additional Pollution, in which case the costs will be allocated to the subtenant or occupant causing such
Additional Pollution if the Landlord is able to prove that the subtenant or occupant caused the same, and otherwise such costs shall be allocated to all subtenants in accordance with their proportionate shares.” 
  

	 	f)	Clause 16.1 is amended by adding the following words at the beginning of the first sentence: “Except to the extent resulting from their wilful misconduct”

  

	 	g)	Clause 16.2 is amended by adding the following words at the end of the last sentence: “except to the extent that losses referred to in this clause 16.2 are covered
by insurance and such insurance proceeds are made available to the Landlord for such losses.” 

  

	 	h)	Clause 17.1 is amended by adding, in the third line, after the words “with the prior consent of the Landlord” the words “such consent not to be
unreasonably withheld”. 

  

	 	i)	Clause 17.3 and 17.4 are both amended by adding, at the beginning of each clause, the words: “For so long as the shares of the Tenant are not listed for trading on
a public stock exchange”. 

  

	5.	Notwithstanding and without prejudice to any other provision herein, if the Tenant shall be desirous of subletting or assigning all or a portion of the Premises, the
Tenant, prior to so doing, shall give a right of first refusal to the Landlord to re-acquire the same on the same terms and conditions and for the same cost as the Tenant is desirous of subletting or assigning the same to any other party, which
offer shall be made to the Landlord in writing and open for acceptance by the Landlord for a period of five (5) days from receipt of such notice, to be accepted in writing and, in lieu of such acceptance, subject to the provisions of Article 17
of the Lease, the Tenant may assign or sublet the same on the same terms and conditions as offered to the Landlord within a period of two (2) months of the date of such offer to the Landlord either expiring or being declined on the same terms
and conditions. 

  

	6.	Interpretation 

 Except as
expressly modified herein, the Lease is hereby ratified and confirmed. 
  

 - 3 - 

	7.	Binding Effect 

 This
Agreement shall enure to the benefit of and shall be binding upon the parties and their respective heirs, personal representatives, successors and permitted assigns. 
  

 - 4 - 

 IN WITNESS WHEREOF the parties have set their hands hereto as of the day and year first
above written. 
  

	
	DISCOVERY PARKS INCORPORATED
	
	 

	Authorized Signatory
	
	NEUROMED TECHNOLOGIES INC.
	
	 /s/ Bruce Colwill

	Authorized Signatory
	
	 Bruce Colwill, CFO

	Name & Title in Print

  

 - 5 - 

 SCHEDULE A 
 PLAN OF FIRST ADDITIONAL PREMISES 
  

 - 6 - 

 

 
  
 FIRST ADDITIONAL PREMISE 1,713 S.F. RENTABLE 
 SCHEDULE “A” 
 1 
 3 
 2 
 1 2 3 4 5 6 7 8 9 
 A B C D 

 SCHEDULE A1 
 PLAN OF SECOND ADDITIONAL PREMISES 
  

 - 7 - 

 

 
  
 SCHEDULE ‘A1’ 
 SECOND ADDITIONAL PREMISES 
 3,876 S.F. RENTABLE 
 1 2 3 4 5 6 7 8 9 
 A B C D 
 L M N 

 SUBLEASE AND LANDLORD’S CONSENT 
 Dated for reference the 1st day of September, 2002 
 BETWEEN: 
 DISCOVERY PARKS INCORPORATED, a body corporate incorporated under the Laws of the province of British
Columbia having an office at 602 - 1401 West Broadway, Vancouver, BC V6H 1X6 
 (hereinafter called the “Landlord”)

 AND: 
 NEUROMED
TECHNOLOGIES INC., a body corporate incorporated under the laws of the Province of British Columbia having an office at 2389 Health Sciences Mall, Vancouver, BC V6T 1Z4 
 (hereinafter called the “Tenant”) 
 AND: 
 UNIVERSITY OF BRITISH COLUMBIA (Office of the VP Research), having an office at 6328 Memorial Road, Vancouver, BC V6T lZ2 
 (hereinafter called the “Subtenant”) 
 WHEREAS: 
  

	A.	 Pursuant to a sub-lease dated the 1st day of August, 2000 (the “Lease”) the Landlord leased to the Tenant certain premises (the
“Premises”) more commonly known as Suite 301 in the Donald Rix Building at 3250 East Mall, U.B.C., Vancouver for a term from the 24th day of July, 2000 to the 23rd day of June, 2002 (the “Term”); 

  

	B.	By a renewal form executed by the parties May 28, 2002, the Term was extended for two (2) years commencing July 24, 2002 and the Tenant leased additional
space in Suites 302 and 303 from the Landlord; 

  

	C.	The Tenant has requested to sublease to the Subtenant a portion of its Premises on the terms and conditions hereinafter set forth, and the Landlord has agreed to this
sublease; 

 WITNESS THAT: 
 1. The Tenant shall sublease to the Subtenant certain premises comprised of approximately 3,876 square feet, located in Suite 303 on the third floor, at 3250 East Mall, Vancouver, British Columbia, as shown outlined in heavy dark line on
Schedule “A” attached hereto (the “Sublease Premises”); 
 

 

 2. The Subtenant shall perform and observe all obligations of the Tenant under the Head Lease in relation to
the Sublease Premises unless expressly modified by this agreement; 
 3. As between the Tenant and the Subtenant, the Tenant shall have all the
rights and authority conferred upon the Landlord pursuant to the Head Lease. 
 4. The commencement date of this agreement is September 1,
2002 and monthly payment shall be made by the Subtenant to the Tenant at the beginning of each month. 
 5. The term of this agreement shall be
for eight (8) months ending April 30, 2003; 
 6. The Subtenant shall pay $17.00 per square foot of the Subleased Premises per annum
to the Tenant. The Subtenant shall also be required to pay operating costs and taxes, and all other charges, as set out in the Head Lease. The Tenant shall also pay any applicable Goods and Services Tax or other tax required by law on the rent,
operating costs and taxes. 
 7. The Subtenant shall provide and keep in force appropriate fire and general insurance and provide a certificate
of insurance to the Landlord. 
 8. This agreement between the Tenant and Subtenant constitutes the entire agreement between the parties.

 9. The Landlord hereby consents to this sublease. The consent of the Landlord herein shall not waive or modify in any respect the rights of
the Landlord under the Head Lease or relieve the Tenant from the observance and performance of all of the conditions and covenants contained in the Head Lease or on its part to be performed and observed. The consent of the Landlord herein is
restricted to the sublease by the Tenant to the Subtenant as set forth herein, and that the prohibition against subletting or otherwise parting with possession of the Premises as set forth in the Head Lease shall otherwise remain in full force and
effect and that the consent of the Landlord herein shall not be deemed to be a consent to or a waiver of the requirements for the consent of the Landlord to any assignment of the Head Lease or the term or to any subletting or otherwise parting with
possession of the Premises or any part thereof as set for in the Lease. 
  

 - 2 - 

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

 LANDLORD: 
 DISCOVERY PARKS
INCORPORATED 
  

	
	 

	Authorized Signatory

 TENANT: 
 NEUROMED TECHNOLOGIES INC. 
  

	
	 

	Authorised Signatory

  

							
	SUB-TENANT	 		 	
	UNIVERSITY OF BRITISH COLUMBIA,	 		 	
				
		 	THE UNIVERSITY OF BRITISH COLUMBIA	 		 	THE UNIVERSITY OF BRITISH COLUMBIA
				
		 	 /s/ BYRON R. BRALEY
	 		 	 /s/ CLINT MEYERS

	Name:	 	BYRON R. BRALEY	 		 	CLINT MEYERS
	Title:	 	ASSOCIATE VICE PRESIDENT, TREASURY	 		 	ASSISTANT TREASURER

  

 - 3 - 

 SCHEDULE “A” 
 PLAN OF SUBLEASE PREMISES 
  

 - 4 - 

 EXTENSION OF LEASE 
 Dated for reference the 25th day of February, 2004 
  

			
	BETWEEN:	  	DISCOVERY PARKS INCORPORATED, a body corporate incorporated under the laws of the Province of British Columbia having an office at Suite 750 - 1333 West Broadway, British
Columbia, V6H 4C1
		
		  	(herein called the “Landlord”) OF THE FIRST PART
		
	AND:	  	NEUROMED TECHNOLOGIES INC., a body incorporate under the laws of the Province of British Columbia having an office at 2389 Health Sciences Mall, Vancouver, British
Columbia V6T 1Z4
		
		  	(herein called the “Tenant”) OF THE SECOND PART
		
	WHEREAS:	  	

 A. Pursuant to a sub-lease dated the 1st day of August, 2000 (the “Lease”), the Landlord leased to
the Tenant certain premises (the “Premises”) more commonly known as Suite 301 in the Donald Rix Building at 3250 East Mall, U.B.C., Vancouver for a term from the 24th day of July, 2000 to the 23rd day of July, 2002 (the “Term”) 
 B. The Tenant has exercised the option to renew the Term of the Lease for the 24th day of July, 2002 to the 23rd day of June, 2004 in accordance with Clause 27.1 of the Lease as per the Renewal and Amendment of Lease dated the 28
th day of May, 2002; and 
 C. The Tenant has agreed to lease from the Landlord additional space located in suites 302 and 303 of the Donald Rix Building and the
Landlord has agreed to amend certain terms of the Lease as per the Sublease and Landlord’s Consent dated the 1st day of September, 2002. 
 D. The Landlord and Tenant have agreed to extend the Term of the Lease on the terms and conditions hereinafter set forth. 
 WITNESS THAT: 
  

	 	1.	The term of the lease for the Premises, as outlined in heavy black on the plan attached as Schedule “A”, shall be extended for an additional term of three
(3) months (the “Extended Term”). 

  

	 	2.	The Extended Term shall commence June 24, 2004 and expire September 24, 2004. 

  

	 	3.	The Tenant shall have the option to terminate the Extended Term, provided the Tenant has provided thirty (30) days notice to the Landlord anytime during the
Extended Term. 

  

	 	4.	All terms and conditions including the Basic Rent payable during the Lease and subsequent documentation remain the same. 

	 	5.	This Agreement shall enure to the benefit of and shall be binding upon the parties and their respective heirs, personal representatives, successors and permitted
assigns. 

 IN WITNESS WHEREOF the parties have set their hands hereto as of the day and year first above written. 
  

	
	DISCOVERY PARKS INCORPORATED
	
	 

	Authorized Signatory
	
	NEUROMED TECHNOLOGIES INC.
	
	 

	Authorized Signatory

  

 2 

 OFFER TO LEASE 
  

	To:	CB Richard Ellis Limited 

	  	#600 - 1111 West Georgia Street 

	  	Vancouver, BC    V6E 4M3 

 Attention:    Kevin Nelson 
 NeuroMed Technologies Inc. (the
“Tenant”) of #301 – 2389 Health Sciences Mall hereby offers to lease from Discovery Parks Trust (the “Landlord”) of Suite 750 – 1333 West Broadway, Vancouver, BC, the entire third (3rd) floor of the building
located at 2389 Health Sciences Mall, Vancouver, BC (the “Building”), on the following terms and conditions: 
  

	1.	PREMISES 

 Approximately twelve thousand two hundred eighty six (12,286) square feet of rentable area on the third (3rd) floor as shown outlined in heavy black attached as Schedule “A” The actual rentable area of the space will be
determined by the Landlord’s architect prior to execution of the lease. 
  

	2.	TERM 

 The term of
the lease shall be five (5) years (the “Term”) commencing January 1, 2005. 
  

	3.	BASIC RENT 

 The
Basic Rent, plus Goods and Services Tax (“GST”), shall be payable monthly in advance by the Tenant on first day of each month during the Term to the Landlord. The Basic Rent shall be based on the Rentable Area of the Leased Premises and
measured in a manner prescribed by the Lease. The Basic Rent shall be: 
  

												
	 Term
	  	Square
Footage	  	Rent Per
Rentable
Sq.Ft.	  	Approximate
Annual Rate	  	Monthly
Rent
	 Months 1-24
	  	12,286	  	$	19.00	  	$	233,434.00	  	$	19,452.83
	 Months 25-60
	  	12,286	  	$	20.00	  	$	245,720.00	  	$	20,476.67

  

	4.	BASIC FREE RENT 

 The Landlord agrees to abate the Basic Rent payable for the following months of the lease term: Months 1-3, 13 and 25. 
 

 

 OFFER TO LEASE (continued) 
  

	5.	OPERATING COST AND PROPERTY TAXES 

 The Tenant’s Proportionate Share of Operating Costs and Property Taxes, currently estimated at Nine Dollars and Ten Cents ($9.10) per square foot for the 2004 fiscal year, plus Goods and Services
Tax, shall be payable as additional rent in addition to the Basic Rent. 
  

	6.	DEPOSIT 

 Any
pre-existing deposit amounts held by Discovery Parks Trust with respect to the Tenant’s existing Lease at 2389 Health Sciences Mall shall be carried forward and will be credited to the Tenant by the Landlord towards payment of the last
month’s rent, plus Goods and Services Tax. 
  

	7.	LEASE 

 The
existing lease made between the Landlord and Tenant and dated August 1, 2000 and subsequent amending agreements dated May 28, 2002 and February 25, 2004 and which forms an integral part of this Offer to Lease (the “Existing Lease
and Amendments”) shall be modified by a Lease Amending Agreement prepared by the Landlord to incorporate the terms of this Offer to Lease which shall be delivered to the Tenant for execution within a reasonable period of time after acceptance
of this Offer to Lease and satisfaction of any subject conditions herein contained. The Tenant shall execute and return the Lease Amending Agreement to the Landlord forthwith upon receipt thereof and in any event prior to the Tenant taking occupancy
and commencing business operations in the Premises. 
 Other terms and conditions shall be applicable as contained in the
Tenant’s Existing Lease and Amendments except for any free rent allowance, fixturing period, rights of renewal or extension, tenant improvement allowance or other inducement or incentive and except where the Existing Lease terms are contrary to
the terms and conditions of this Offer to Lease, in which case the contrary provisions contained herein supersede the Existing Lease. 
  

	8.	ASSIGNMENT AND SUBLETTING 

 Except for assignment or a sub-lease to an affiliate or pursuant to a corporate reorganization of the Tenant, the Tenant may not assign or sublet the Premises or any portion thereof without the Landlord’s prior written consent. The
Landlord will not unreasonably withhold consent to assignment or subletting so long as the Tenant is in substantial compliance with the provisions of the Lease. The Tenant is allowed to sublet the Premises at a profit. 
  

	9.	USE 

 The Premises
shall be used for the purposes of a research and analytical laboratory with related office functions. 
 

 
  

 - 2 - 

 OFFER TO LEASE (continued) 
  

	10.	FIXTURING PERIOD 

 The Tenant shall have a four (4) month fixturing period on units #302 and 303 totaling approximately 5,589 sq.ft. commencing September 1, 2004 (being the months of September, October, November and December 2004) prior to the
Commencement Date of the term in which to carry out construction of its leasehold improvements. Such fixturing period shall be provided free of base rent, operating expenses, and property taxes except that the Tenant shall be responsible for its
utilities and janitorial expenses within the Premises during the fixturing period. The Tenant has the right to operate their business during this period. The Tenant shall pay rent during 2004 in accordance with their current lease. The four
(4) months gross free rent for suites 302 & 303 shall be credited against the first months due any payable during 2005. It is understood that the Tenant is free to fixture their premises as soon as they would like to. 
  

	11.	EXISTING PREMISES 

 Further to the Existing Lease and Amendments for the existing premises, the Landlord acknowledges the following: 
  

	 	a)	The term of the existing lease shall be extended from September 24, 2004 to the Commencement Date as outlined in this Offer to Lease; 

  

	 	b)	The Tenant shall not be obliged to pay base rent, operating expenses, and property taxes under the terms of the Existing Lease and Amendments, except that the Tenant
shall be responsible for its utilities and janitorial expenses within the Premises, for the purposes of fixturing as outlined in Clause 10 in this Offer to Lease amount to be applied as credit against 2005 Rent per clause 10;

  

	 	c)	The Tenant has the right to operate their business during the period; and 

  

	 	d)	Notwithstanding the above, all other terms and conditions of the Existing Lease and Amendments shall apply. 

  

	12.	LANDLORD’S WARRANTIES 

 The Landlord warrants and represents to the Tenant to the best of the Landlord’s knowledge that the structure of the Building is in good repair, that the HVAC, electrical and mechanical systems are fully operational and free from
patent defect, normal wear and tear excepted to the best of the Landlord’s knowledge, and that the Building can handle an upgrade to the make-up air system upon completion of the work outlined in Clause 14 to accommodate expanded fume hood
operations by the Tenant. 
 

 
  

 - 3 - 

 OFFER TO LEASE (continued) 
  

	13.	TENANT IMPROVEMENTS 

 The Premises are leased “as is” and any alterations shall be subject to the Tenant obtaining the approval of the local Municipal authority, the Landlord and the Landlord’s mechanical, electrical, structural consultants and
architects, at the Tenant’s cost. 
  

	14.	MECHANICAL MAKE UP AIR SYSTEMS 

 Further to the Keen Engineering Co. Ltd. report dated March 9, 2004, regarding the Donald Rix Building Make Up Air System, and attached as Schedule “B”, the Landlord at their sole cost, and
prior to July 1st, 2004 shall upgrade the base building mechanical make-up air system to support a minimum of four (4) additional 6’ fume hoods for the exclusive use of the Tenant. Total number of fume hoods to be confirmed by Tenant
prior to the Landlord’s purchase of make-up air unit. The Landlord will also ensure that the base building is capable of handling the make-up air unit, that the building can handle four (4) additional fume hoods, that overall building
capacity allows for 100% of the Tenant’s fume hoods being available to run 100% of the time, and that the tempered air will be provided to the Tenant’s demising wall, at a point to be mutually agreed upon by both parties acting reasonably.

  

	15.	LEASEHOLD IMPROVEMENT ALLOWANCE 

 The Tenant agrees to construct improvements in the Premises (the “Landlord Improvements”) diligently and in a good and workmanlike manner in accordance with plans and specifications prepared by
the Tenant’s designer. The Landlord shall contribute One Hundred Thirty Nine Thousand Seven Hundred Twenty Five Dollars ($139,72[Illegible]) plus GST (the “Leasehold Improvement Allowance”). This amount shall include the third party
costs of all plans, permits, materials and labour for design, construction and installation of the Leasehold Improvements and voice and data cabling. Any amount spent over the amount of the Leasehold Improvement Allowance shall be the responsibility
of the Tenant. Any unused portion of the Leasehold Improvement Allowance shall be credited to the Tenant’s account in the form of net free rent from rent otherwise payable. The Leasehold Improvement Allowance is payable to the Tenant on the
date which is the later of a) the Commencement Date, or b) such date following completion of leasehold improvement work. 
 

 
  

 - 4 - 

 OFFER TO LEASE (continued) 
  

	15.	(cont’d) 

 The Tenant shall
select their own design team and project consultants for the Leasehold Improvements. The Tenant shall not be obligated to use any particular type of laboratory bench or casework system. Subtrades to be reviewed and approved by the Tenant’s
consultant prior to both tender and contract award by the general contractor. The Tenant shall have the right to select different subtrades (including mechanical, electrical and plumbing subtrades) to complete the Leasehold Improvements than those
selected by the Landlord to complete the Landlord’s (Base Building) Work. All approvals of the Tenant shall be provided in a reasonable period or as otherwise herein provided so as not to cause delays in commencement or completion in Leasehold
Improvements. 
  

	16.	RIGHT OF FIRST OPPORTUNITY 

 The Landlord hereby grants to the Tenant, prior to the Commencement Date, and as an ongoing right through term of the Lease and any renewal terms, the first right of opportunity to lease up to five thousand (5,000) square feet of
additional office space (the “Expansion Office Space”), from any space that comes available for lease in the Building. The Tenant shall have five (5) business days following written notification from the Landlord or its agent to
exercise this right by notice in writing; failing such it shall be deemed to have waived such right of first opportunity. If a period of sixty (60) days has passed between the date that the Landlord provided said written notice to the Tenant of
a particular portion of the Expansion Office Space being available, the Landlord shall be required to continue to provide renewed notice to the Tenant for its right of first opportunity so that not more than sixty (60) days passes between the
Tenant obtaining said written notice and waiving its right of first opportunity and the Landlord leasing said portion of the Expansion Office Space to a third party. 
 Should this right be exercised, the space shall form part of the Premises and the same terms and conditions of the Lease shall apply, including the option to terminate and lease expiry date, but excluding
the leasehold improvement allowance, inducements and net rental rate. It is understood that this space will be provided to the Tenant on an “as is” basis. Landlord to advise the Tenant of terms and conditions and Tenant shall have
(10) business days to accept failing which Landlord may lease to third (3rd) party any time thereafter on such terms or higher. 
  

	17.	PARKING 

 The
Tenant shall have available, up to six (6) secured / underground parking stalls at 6190 Agronomy Road, at the prevailing parking rates plus applicable taxes, guaranteed for the first two (2) years of the lease term commencing
January 1, 2005, or sooner if available. 
 

 
  

 - 5 - 

 OFFER TO LEASE (continued) 
  

	18.	TENANT’S CONDITIONS PRECEDENT 

 This Offer and Acceptance is subject to the following Conditions Precedent being waived at the sole discretion of the Tenant: 
  

	 	(a)	Subject to review and approval of the Landlord’s lease document; and 

  

	 	(b)	Subject to the senior management approval. 

 If the Tenant fails to notify the Landlord in writing that the Conditions Precedent have been satisfied or waived by him prior to 4:00 p.m. on the tenth (10th) business day following acceptance of
this Offer to Lease, or such other time as may be agreed, then this Agreement will become null and void and the deposit(s) and any accrued interest shall be returned to the Tenant forthwith without deduction and neither party shall have further
obligation to the other. This clause is for the sole benefit of the Tenant. 
  

	19.	SOLE AGREEMENT 

 There are no agreements, covenants, representations, warranties or conditions in any way relating to the subject matter of this agreement expressed or implied, collateral or otherwise, except as expressly set forth herein. 
  

	20.	OPTION TO RENEW 

 If the Tenant duly and regularly pays said rent, plus GST and performs each and every of the covenants herein to be performed and observed by the Tenant, the Landlord shall grant to the Tenant, upon six (6) months’ written notice
prior to the expiration of the term, a renewal lease for a term of three (3) years for all spaces currently leased, upon the same terms and conditions contained herein, save as to rent, free rent, Tenant improvement allowance and/or any other
inducement granted to the Tenant, plus GST, and this option to renew clause. Rent for said renewal term shall be agreed upon between the parties and shall be based on the fair market rent for premises of similar size, quality and location at time of
renewal, but shall not be less than the rent payable during the last year of the term of the lease. The Landlord and Tenant shall attempt to agree on the fair market rent for the renewal term during the three (3) month period immediately
preceding the expiry of the initial term. Failing agreement as to the rental rate, the rate shall be determined by a single arbitrator under the Commercial Arbitration Act of British Columbia. Fair market rent will not reflect tenant improvements
paid by the Tenant for any renewal terms. 
 

 
  

 - 6 - 

 OFFER TO LEASE (continued) 
  

	21.	OPTION TO TERMINATE 

 The Tenant shall have the option to terminate the Lease at any time after the thirty sixth (36th) month of the lease term, provided the Tenant has provided six (6) months’ written notice to the Landlord. Such notice to
terminate the Lease must be accompanied by a cheque from the Tenant in an amount equal to the unamortized prorated portion of the Leasehold Improvement Allowance (amortized at an interest rate of 8% per annum). 
  

	22.	SEPARATE LISTING IN DIRECTORY 

 The Tenant shall be entitled to two (2) entries on the Building directory as well as be entered into the security phone / building access system. 
  

	23.	TIME OF ESSENCE 

 Time is of the essence of this agreement with respect to the covenants contained herein. 
  

	24.	DEFINITIONS 

 Words
defined in the Lease and used herein shall have the same meaning ascribed to them by the Lease. 
  

	25.	OFFER PROVISIONS 

 All provisions of this Offer shall survive the completion of this transaction in the event of any conflict between the terms of this Offer and the terms of the Lease, the terms of the Offer shall prevail. 
  

	26.	DISCLOSURE 

 The
Tenant has an agency relationship with CB Rishard Ellis Limited (Agent) and Blair Quinn (Salesperson) and Kevin Nelson (Salesperson) 
 The Landlord has an agency relationship with Discovery Parks Trust (Owner Agent) and Tom Douglas (Manager). 
 The
Tenant shall pay the normal market commission of five percent (5%) of the first years net rent plus three percent (3%) of the balance of the Term plus GST, payable upon the Commencement Date. The fee will be paid directly by the Tenant to
the Agent from a portion of the free rent structured into this deal. 
 

 
  

 - 7 - 

	27.	ACCEPTANCE 

 This
Offer shall be irrevocable and open for acceptance until 4:00 p.m. on the fifth (5th) day from receipt of this Offer, after which time if not accepted this Offer shall be null and void and the Deposit shall be returned to the Tenant in full.
This Offer maybe accepted by signing and returning one duplicate copy for facsimile of this Offer. 
 DATED at Vancouver this 14 day of June,
2004. 
 NEUROMED TECHNOLOGIES INC. 
  

					
	 Per:
	 	 

	 	  

		 	(Authorized Signatory)	 	Witness

 We hereby accept this Offer to Lease and agree to be bound by the terms and conditions contained
herein. 
 DATED at Vancouver this 15th day of June, 2004. 
 DISCOVERY PARKS TRUST 
  

					
	 Per:
	 	 

	 	  

		 	(Authorized Signatory)	 	Witness

  

 - 8 - 

 

 
  

 - 10 - 

 SCHEDULE “B” 
  
 

 
 1248-01 
 March 9, 2004 
  

			
	Chernoff Thompson Architects	  	Fax: 604-683-7684
	#110 – 1281 West Georgia Street	  	Bus: 604-669-9460
	Vancouver, BC	  	
	V6E 3J[Illegible]	  	

 ATTENTION:            Russ Chernoff

 Dear Mr. Chernoff, 
 RE:                        Donald Rix Make Up Air System
Review                             
 Keen Engineering was requested to review the existing [Illegible] system for this building and comment on current conditions and future [Illegible] additions. 
 On March 5, 2004 we visited the building [Illegible] with John Sills of [Illegible] and discussed future tenant upgrades with [Illegible] and Cavendish
Staff. 
  

	1.	The existing make up air system consists of: 

 AHU-1: 9600 1/s 
 AHU-2: 8200 1/s 
 Total Supply = 17200 1/s 
  

	2.	The existing exhaust system consists of: 

  

			
	General exhaust fan GE-1:	 	[Illegible]
	W/o exhaust fan EF-1:	 	1260 1/s
	Neuromed: 4 5’ long fume hoods:	 	2360 1/s
	Cavendish: 4 5’ long fume hoods and	 	
	6 7’ long fume hoods:	 	7794 1/s
	Chemical storage EF-8:	 	[Illegible]

 Total Exhaust = 17879 1/s 
 All supply and exhaust air [Illegible] were obtained from existing air balance reports. 
 

 
  

 - 11 - 

 SCHEDULE “B” 
 (continued) 
  
 

 
 1248-01 
 March 9, 2004 
 Page 2 
  

	3.	Based on our discussions with Neuromed and Cavendish, their expected future needs are as follows: 

  

	 	a.	Neuromed: 

 Add [Illegible] fume
hoods = 2250 l/s 
  

	 	b.	Forbes/Cavendish: 

 Add 4 6’
fume hoods = 3398 l/s 
 Recommendations 
  

	1.	Based on current supply/exhaust conditions, the building does not have any [Illegible] capacity to add additional exhaust systems. As a [Illegible] of fact the building
is currently working under negative pressure since the exhaust air flow is 679 l/s larger than the supply air. In this figure we did not include exhaust systems such as autoclave or oven exhaust fans since they run intermittently.

  

	2.	Considering the building does not have any capacity left, we recommend installing an additional make up air unit to connect to the existing “simply” shaft. In
addition to adding this unit it will also be necessary to add [Illegible] dampers at least [Illegible] levels 3 and 4 where the future fume hoods will be added. 

  

	3.	Please note that adding low flow fume hoods is not necessarily the most cost effective first cost solution in this case, as a 6’ low flow fume hood costs $7,700
versus a standard hood at $4,000 therefore, low flow hoods are a [Illegible] capital cost to the [Illegible]. 

  

	
	Yours truly,
	
	KEEN ENGINEERING CO. LTD.
	
	 

	G. A. Perez, P.Eng.
	Principal
	LEEDTM Accredited Professional

 

 
  

 - 12 - 

 AMENDMENT AND EXTENSION OF LEASE 
 DONALD RIX BUILDING 
 3rd Floor,
2389 Health Services Mall, Vancouver, British Columbia 
 THIS LEASE RENEWAL made as of the 23rd day of June, 2004 
 BETWEEN: 
 DISCOVERY PARKS
INCORPORATED, a body corporate incorporated under the laws of the Province of British Columbia having an office at Suite 750 — 1333 West Broadway, Vancouver, British Columbia V6H 4C1 
 (the “Landlord”) 
 AND:

 NEUROMED TECHNOLOGIES INC., a body corporate incorporated under the laws of the Province of
British Columbia having an office at 2389 Health Sciences Mall, Vancouver, British Columbia V6T 1Z4 
 (the “Tenant”)

 WITNESS THAT WHEREAS: 
 A. Pursuant to a sub-lease dated the 1st day of
August, 2000 (the “Lease”), the Landlord leased to the Tenant certain premises more commonly known as Suite 301 in the Donald Rix Building referred to as being at 3250 East Mall but actually at 2389 Health Sciences Mall, U.B.C., Vancouver
for a term from the 24th day of July, 2000 to the
23rd day of July, 2002 (the “Term”); 

B. The Tenant has exercised the option to renew the Term of the Lease from the 24th day of July, 2002 to the 23rd day of June, 2004 in accordance with Clause 27.1 of the Lease, and further extended and modified the Lease by
amendments dated May 28, 2002 and February 25, 2004 such that the Tenant presently leases the entire third floor being Units 301, 302 and 303 and containing 12,286 square feet (the “Premises”) for a term ending September 24,
2004; and 

 C. The Landlord and the Tenant have agreed to extend the Term of the Lease to December 31, 2009 upon
the terms and conditions herein contained. 
 The Landlord and the Tenant agree as follows: 
 1. The capitalized terms herein are those defined herein or in the Lease. 
 2. The Landlord and Tenant agree to extend the Term of the Lease of the Premises from September 24, 2004 to and including December 31, 2004 upon the same terms and conditions of the Lease. The
Tenant shall continue to pay Rent for the Premises during this portion of the Term in accordance with the Lease. 
 3. During the period
September 1, 2004, or earlier if the Tenant so chooses, to and including December 31, 2004, the Tenant will undertake construction of leasehold improvements in the portion of the Premises described as Units 302 and 303 containing 5,589
square feet of Rentable Area. The period from September 2004 to December 31, 2004 is referred to as the “Fixturing Period”. All such work shall be carried out in accordance with the requirements of the Lease relating to Works and the
offer to lease made to the Landlord June 14, 2004 and accepted by the Landlord June 15,2004 (the “Offer to Lease”). 
 4.
The Landlord shall pay the Tenant [Illegible]9,725 (the “Leasehold Improvement Allowance”) plus GST as an allowance for the costs incurred by the Tenant for leasehold improvement Works. The Leasehold Improvement Allowance shall be paid to
the Tenant on the later of the Commencement Date of January 1, 2005 or such date following completion of the leasehold improvement Works. The Tenant shall supply copies of invoices or other evidence satisfactory to the Landlord of the cost of
the Works. Any unused portion of the Leasehold Improvement Allowance shall be credited to the payment of Rent next due. Any excess costs shall be paid by the Tenant. 
  

 2 

 5. The Landlord and the Tenant agree to further renew and extend the Term for a term of five years
commencing January 1, 2005 and ending December 31, 2009. Effective as of and from January 1, 2005, Article 1.1 of the Lease is amended to read as follows: 
  

	 	1.1	The Basic Terms of the Sub-Lease are: 

  

					
	(a)	  	Landlord:	  	DISCOVERY PARKS INCORPORATED
			
	(b)	  	Landlord’s address:	  	 602-1401 WEST BROADWAY
 VANCOUVER, B.C. V6H 1H2

			
	(c)	  	Tenant:	  	NEUROMED TECHNOLOGIES INC.
			
	(d)	  	Tenant’s address:	  	 301 – 2389 Health Sciences Mall
 Vancouver, British Columbia

			
	(e)	  	Covenantor:	  	Not Applicable
			
	(f)	  	Covenantor’s address:	  	Not Applicable
			
	(g)	  	Premises:	  	All of 3rd Floor of the Building as herein defined
			
	(h)	  	Rentable Area of Premises:	  	12,286 square feet, subject to clause 2.1(oo)
			
	(i)	  	Term:	  	Five years commencing on the Commencement Date, subject to termination as provided in Article 29
			
	(j)	  	Commencement Date:	  	January 1, 2005
			
	(k)	  	Fixturing Period:	  	Not Applicable
			
	(l)	  	Basic Rent:	  	

  

							
	 Lease Year
	 	 PSF Per Annum
	 	 Per Annum
	 	 Per Month

	Years 1 and 2	 	$19.00	 	$233,434.00	 	$19,452.83
	Years 3,4 and 5	 	$20.00	 	$245,720.00	 	$20,476.67

  

					
	 (m)
	  	Research Activity:	  	Research and analytical laboratory with related office function.
			
	(n)	  	Parking Permits:	  	20 permits and six (6) underground parking stalls at 6190 Agronomy Road (the rates for which six stalls shall be fixed for the first two years of the Term) at the Commencement Date
of the Term.
			
	(o)	  	Deposit:	  	$27,916.66 previously paid
			
	(p)	  	Landlord’s Work:	  	The Landlord’s Work is that work to complete upgrades to base building mechanical make-up air system as described in Offer to Lease.
			
	(q)	  	Costs of Changes
to Landlord’s Work:	  	Not Applicable
			
	(r)	  	Renewal Term:	  	One Option to Renew for a term of three years (the “Renewal Term”) Fair market rent will not reflect tenant improvement paid by the tenant for any renewal
term.

  

 3 

 6. Notwithstanding the obligations to pay Rent hereunder, the Landlord agrees to abate Basic Rent for the
Premises for months 1, 2, 3, 13 and 25 of the Term. The Tenant shall receive a credit against the first Rent payable for the Term equal to the amount of Gross Rent paid in respect of the 5,589 square feet of Rentable Area in Units 302 and 303 for
the months of September, October, November and December, 2004 (except the portion of such Rent applicable to utilities and janitorial expenses during the Fixturing Period). 
 7. The Landlord hereby grants to the Tenant as an ongoing right through the Term of the Lease and any renewal terms, the first right of opportunity to lease up to 5,000 square feet of additional office
space (the “Expansion Office Space”), from any space that comes available for lease in the Building. The Tenant shall have five business days following written notification from the Landlord or its agent to exercise this right by notice in
writing; failing such it shall be deemed to have waived such right of first opportunity. If a period of 60 days has passed between the date that the Landlord provided said written notice to the Tenant of a particular portion of the Expansion Office
Space being available, the Landlord shall be required to continue to provide renewed notice to the Tenant for its right of first opportunity so that not more than 60 days passes between the Tenant obtaining said written notice and waiving its right
of first opportunity and the Landlord leasing said portion of the Expansion Office Space to a third party. 
 Should this right be exercised,
the space shall form part of the Premises and the same terms and conditions of the Lease shall apply, including the option to terminate and lease expiry date, but excluding the leasehold improvement allowance, inducements and net rental rate. It is
understood that this space will be provided to the Tenant on an “as is” basis. Landlord to advise the Tenant of terms and conditions and the Tenant shall have 10 business days to accept failing which Landlord may lease to third party any
time thereafter on such terms or higher. 
 8. The Tenant shall have the option to terminate the Lease at any time after January 1, 2008
upon six (6) months prior written notice to the Landlord and payment to the Landlord concurrently with such notice of an amount equal to the unamortized pro-rated portion of the Leasehold Improvement Allowance as of the effective date of
termination amortizing it over the initial Term including interest at the rate of 8% per annum. 
 9. Articles 27.1, 27.2, 27.3 and 27.4
are hereby re-instated into the Lease. 
  

 4 

 10. Except as expressly modified herein, the Lease is hereby ratified and confirmed. 
 11. The terms of the Offer to Lease shall survive the execution of this Amendment. 
 12. This Agreement shall enure to the benefit of and be binding on the parties and their successors and assigns. 
 EXECUTED as of the date first above written. 
  

			
	DISCOVERY PARKS INC.
		
	 Per:
	 	 

		 	Authorized Signatory
	
	NEUROMED TECHNOLOGIES INC.
		
	 Per:
	 	 

		 	Authorized Signatory

  

 5 

 AMENDMENT OF LEASE 
 DONALD RIX BUILDING 
 THIS LEASE AMENDMENT made as of
the 12th day of June, 2006 
 BETWEEN: 
 DISCOVERY PARKS INCORPORATED, a body corporate incorporated under the laws of the Province of British Columbia having an office at Suite 750 — 1333 West Broadway, Vancouver, British
Columbia V6H 4C1 
 (the “Landlord”) 
 AND: 
 NEUROMED PHARMACEUTICALS LTD., a body corporate incorporated
under the laws of the Province of British Columbia having an office at 2389 Health Sciences Mall, Vancouver, British Columbia V6T 1Z4 
 (the “Tenant”) 
 WHEREAS: 
 A. Pursuant to a sub-lease dated the 1st day of August 2000 (the “Original Lease”), the Landlord leased to the Tenant certain premises more commonly known as Suite 301 in the Donald Rix Building (the
“Building”) referred to as being at 3250 East Mall but actually at 2389 Health Sciences Mall, U.B.C., Vancouver for a term from the 24th day of July, 2000 to the 23rd day of July, 2002 (the “Original Term”); 
 B. The Tenant exercised the option to renew the Original Term of the Lease from the 24th day of July, 2002 to the 23rd day of June 2004 in accordance with Clause 27.1 of the Lease, and further extended and modified the Lease by
amendments dated May 28, 2002, September 1, 2002, February 25, 2004 and June 23, 2004 such that the Tenant presently leases the entire third floor of the Building being Units 301, 302 and 303 and containing 12,286
square feet (the “Premises”) for a term ending December 31, 2009 (the “Term”, and the Original Lease as so renewed, extended and modified is herein called the “Lease”). 

 C. The parties wish to further extend and modify the Lease on the terms and conditions contained in this
Agreement. 
  

	1.0	DEFINITIONS 

 In this
Agreement: 
  

	 	(a)	“Additional Basic Rent” means the basic rent for the Additional Premises, specified in clause 5.0. 

  

	 	(b)	“Additional Premises” means the entire fourth floor of the Building, comprising approximately 12,286 square feet as more particularly shown outlined in
heavy black on the plan attached to this Agreement as Schedule “A”; 

  

	 	(c)	“Effective Date” means July 1, 2006; and 

  

	 	(d)	“Fixturing Period” means the period commencing on June 12, 2006 and ending on June 30, 2006. 

 Other words which are capitalized herein will have the meanings given to them in the Lease unless otherwise defined in this Agreement as modified by this
Agreement. 
  

	2.0	MODIFICATION 

 The
Landlord and Tenant agree that the Lease is hereby modified in accordance with the provisions of this Agreement. 
  

	3.0	DEMISE 

 The Landlord and
Tenant agree that as of the Effective Date the Lease shall be read and construed such that the Premises shall be deemed to include the Additional Premises and, in this regard, the Landlord hereby demises and lease to the Tenant, and the Tenant
hereby leases and takes from the Landlord, as of the Effective Date, the Additional Premises, to have and to hold for a term commencing on July 1, 2006 and ending on December 31, 2009, upon and subject to the same terms and conditions
(including as to rent) as are contained in the Lease as modified by this Agreement. 
  

 - 2 - 

	4.0	TERM 

 The term under the
Lease for the Additional Premises shall commence on July 1, 2006 and shall run concurrently with and mean the Term. The Option to Renew as contained in article 27 of the Lease shall apply on the terms set out therein to the Additional Premises as
well as to the Premises so that the Tenant shall have one further option to renew the Lease, as modified by this Agreement, for both the Additional Premises and the Premises, for one further renewal term of three (3) years from the end of the
Term. 
  

	5.0	RENT 

 Commencing
August 1, 2006, the Tenant shall pay to the Landlord Basic Rent (plus applicable GST) payable in advance in consecutive monthly installments on the first day of each and every month in each and every year of the remainder of the Term, for the
Additional Premises, as follows: 
  

										
	 Lease Year
	  	PSF Per Annum	  	Per Annum	  	Per Month
	 July 1, 2006 – December 31, 2006
	  	$	19.00	  	$	233,434.00	  	$	19,452.83
	 January 1, 2007 – December 31, 2007
	  	$	20.00	  	$	245,720.00	  	$	20,476.67
	 January 1, 2008 – December 31, 2008
	  	$	20.00	  	$	245,720.00	  	$	20,476.67
	 January 1, 2009 – December 31, 2009
	  	$	20.00	  	$	245,720.00	  	$	20,476.67

 All other amounts payable pursuant to the terms of the Lease as rent and additional rent shall be
payable in addition to the foregoing amounts all on the terms contained the Lease, as modified by this Agreement. 
  

	6.0	TENANT’S PROPORTIONATE SHARE 

 The Landlord and the Tenant acknowledge and agree that as a result of the addition of the Additional Premises to the Premises, the Tenant’s Proportionate Share will be increased accordingly. 
  

	7.0	FIXTURING PERIOD 

 The
Tenant shall have non-exclusive occupancy of the Additional Premises during the Fixturing Period in order to carry out construction in the Additional Premises of its leasehold improvements (the “Leasehold Improvements”). 

7.1 During the Fixturing Period, all the provisions of the Lease and this Agreement shall apply to the Additional Premises except for liability for the
payment of Basic Rent for the 
  

 - 3 - 

 Additional Premises, as defined in Section 5.0 of this Agreement, and the Tenant’s Proportionate
Share of Taxes and Operating Expenses in connection with the Additional Premises, which shall not apply until July 1, 2006, provided however that the Tenant shall obtain and maintain insurance and pay for the cost of all utilities and
janitorial services consumed within the Additional Premises during the Fixturing Period. 
 7.2 The Landlord shall pay the Tenant an improvement
allowance (the “Leasehold Improvement Allowance”) in the amount of up to $12.00 per square foot for each square foot of the Rentable Area of the Additional Premises as an allowance for the costs incurred by the Tenant for the
Leasehold Improvements. The Leasehold Improvement Allowance shall be paid to the Tenant upon the later of: 
 (a) the Tenant
having provided the Landlord with written confirmation that Leasehold Improvements have been substantially completed; and 
 (b)
the Tenant having provided the Landlord with copies of invoices or other evidence, satisfactory to the Landlord that indicate the costs of the Leasehold Improvements. 
 7.3 In the event that the cost of the Leasehold Improvements is more than $12.00 per square foot of Rentable Area of the Additional Premises, the Tenant shall be solely responsible for the payment of any
excess amount. 
 7.4 In the event that the Tenant exercises its option to terminate the Lease prior to the expiry of the Term, the Tenant shall
pay to the Landlord an amount equal to the unamortized portion of the Leasehold Improvement Allowance, as amortized over the remaining Term at an interest rate of 8% per annum. 
 7.5 The Tenant acknowledges that the Additional Premises will be provided to the Tenant on an “as is” basis including all fume hoods and supporting casework and all laboratory benches and
casework as at June 1, 2006. 
  

	8.0	CONTINUING EFFECT 

 This
Agreement as and from the date hereof will be read and construed along with the Lease (and all modifications thereto) and treated as a part thereof. The Lease, as hereby modified, will continue to be of full force and effect and the Additional
Premises shall, from the Effective Date, be read and construed to be part of the Premises and shall, for all intents and 
  

 - 4 - 

 purposes under the Lease, be treated as part thereof. Except as otherwise modified herein, all other terms
of the Lease remain unamended and in full force and effect, and the Lease is in full force and effect and is hereby ratified and confirmed. 
 8.1 This Agreement shall enure to the benefit of and be binding on the parties and their successors and assigns. 
  

	9.0	BASIC TERMS OF LEASE 

 For greater
certainty of the amendments set out in this Agreement, effective as of and from July 1, 2006, Article 1.1 of the Lease is amended to read as follows: 
  

	 	1.1	The Basic Terms of the Sub-Lease are: 

  

					
	(a)	  	Landlord:	  	DISCOVERY PARKS INCORPORATED
			
	(b)	  	Landlord’s address:	  	 602 – 1401 WEST BROADWAY
 VANCOUVER, B.C. V6H 1H2

			
	(c)	  	Tenant:	  	NEUROMED PHARMACEUTICALS LTD.
			
	(d)	  	Tenant’s address:	  	 301 – 2389 Health Sciences Mall
 Vancouver, British Columbia

			
	(e)	  	Covenantor:	  	Not Applicable
			
	(f)	  	Covenantor’s address:	  	Not Applicable
			
	(g)	  	Premises:	  	All of 3rd and 4th
Floor of the building as herein defined
			
	(h)	  	Rentable Area of Premises:	  	24, 572 square feet, subject to clause 2.1(oo)
			
	(i)	  	Term:	  	To and including December 31, 2009 subject to earlier termination as provided in the Lease modified by this Agreement
			
	(j)	  	Commencement Date:	  	July 1, 2006
			
	(k)	  	Fixturing Period:	  	 3rd Floor – Not Applicable;
 4th Floor
– as defined in 1.0(d) of the Lease Amendment dated May 30, 2006.

			
	(l)	  	Basic Rent:	  	

  

										
	 Lease Year
	  	PSF Per
Annum	  	Per Annum	  	Per Month
	 July 1, 2006 – December 31, 2006
	  	$	19.00	  	$	466,868.00	  	$	38,905.67
	 January 1, 2007 – December 31, 2007
	  	$	20.00	  	$	491,440.00	  	$	40,953.33
	 January 1, 2008 – December 31, 2008
	  	$	20.00	  	$	491,440.00	  	$	40,953.33
	 January 1, 2009 – December 31, 2009
	  	$	20.00	  	$	491,440.00	  	$	40,953.33
	
	(subject to any remaining rent free periods as provided for in the Lease, which shall apply to the third floor premises only)

  

 - 5 - 

					
	(m)	  	Research Activity:	  	Research and analytical laboratory with related office function.
			
	(n)	  	Parking Permits:	  	40 parking permits and two (2) underground parking stalls at 6190 Agronomy Road (TEF III) guaranteed until December 31, 2009 (the rates for which two stalls shall be at
the prevailing parking rates). In addition, Tenant will have the right of first opportunity on any additional parking stalls at 6190 Agronomy Road available to non-TEF III tenants.
			
	(o)	  	Deposit:	  	$27,916.66 previously paid
			
	(p)	  	Landlord’s Work:	  	Not Applicable
			
	(q)	  	Costs of Changes
to Landlord’s Work:	  	Not Applicable
			
	(r)	  	Renewal Term:	  	One Option to Renew for a term of three years (the “Renewal Term”). The determination of fair market rent for the Renewal Term will exclude the value of
leasehold improvements paid for by the Tenant.
			
	(s)	  	Right of First Opportunity	  	Clause 7 of the Amendment and Extension of Lease dated June 23, 2004
			
	(t)	  	Tenant’s Right to Terminate	  	Clause 8 of the Amendment and Extension of Lease dated June 23, 2004

 EXECUTED as of the date first above written. 
  

			
	DISCOVERY PARKS INCORPORATED
		
	 Per:
	 	 

		 	Authorized Signatory
	
	NEUROMED PHARMACEUTICALS LTD.
		
	 Per:
	 	 

		 	Authorized Signatory

  

 - 6 - 

 Schedule “A” 
 Additional Premises 

 

NORTH 
 FLOOR PLAN – FOURTH FLOORLease Agreement between Neuromed & Six Tower Bridge Associates

 Exhibit 10.57 
 2nddraftlease7505 
 SIX TOWER BRIDGE 
 LEASE BETWEEN 
 SIX
TOWER BRIDGE ASSOCIATES, 
 Landlord 
 and 
 NEUROMED PHARMACEUTICALS, INC. 
 Tenant 

 THIS SUMMARY PAGE IS FOR REFERENCE PURPOSES. WHERE THE BODY OF THE LEASE CONFLICTS WITH THIS SUMMARY PAGE,
THE LEASE SHALL CONTROL. 
 SIX TOWER BRIDGE 
 181 Washington Street 
 Conshohocken, Pennsylvania 19428 
 OFFICE LEASE 
 LANDLORD: SIX TOWER
BRIDGE ASSOCIATES, a Pennsylvania limited partnership 
 TENANT: NeuroMed Pharmaceuticals, Inc., a Delaware corporation 
 DEMISED PREMISES: A portion of the fifth floor of Six Tower Bridge, containing approximately 5,200 rentable square feet (RSF) 
 LEASE TERM: One (1) year 
  

							
	 BASE RENT:
	  	Term	  	Per RSF	  	Monthly
		  	Year 1	  	$24.50 per RSF	  	$10,616.67

 (SUBJECT TO ADJUSTMENT AS PROVIDED IN SECTION 7 HEREOF) 
 COMMENCEMENT DATE: September 1, 2005 
 EXPIRATION DATE: August 31, 2006 
 USE: General business office use consistent with a first-class office building. 
 SECURITY DEPOSIT: N/A 
 DEPOSIT TO BE APPLIED TO
FIRST INSTALLMENT OF BASE RENT: $10,616.67 
  

					
	BROKER:	  	Tenant:	  	CBRE
		  	Landlord:	  	Oliver Tyrone Pulver Corporation

 NOTICE ADDRESSES: 
  

							
	LANDLORD:	  	Six Tower Bridge Associates	  		  	
		  	One Tower Bridge	  		  	
		  	300 Barr Harbor Drive, Suite 750	  	
		  	West Conshohocken, Pennsylvania 19428	  	
				
	TENANT:	  	Six Tower Bridge	  	With a copy to:	  	
		  	181 Washington Street	  		  	
		  	Conshohocken, PA 19428	  		  	
		  	Attn: Dr. Christopher Gallen	  	Attn: Mr. Bruce Colwill	  	

 TABLE OF CONTENTS 
  

					
	 	  	 SECTION
	  	PAGE
	1.	  	PREMISES	  	1
	2.	  	TERM	  	1
	3.	  	RENT	  	1
	4.	  	USE	  	2
	5.	  	SERVICES AND UTILITIES	  	2
	6.	  	ADJUSTMENT OF RENT	  	4
	7.	  	TENANT FINISH WORK CONSTRUCTION; TENANT DELAY	  	8
	8.	  	COST OF LANDLORD’S INITIAL CONSTRUCTION	  	8
	9.	  	ACCEPTANCE OF DEMISED PREMISES	  	9
	10.	  	OWNERSHIP OF IMPROVEMENTS	  	9
	11.	  	REPAIRS	  	9
	12.	  	ALTERATIONS	  	9
	13.	  	ACCESS	  	10
	14.	  	DAMAGE OR DESTRUCTION	  	10
		  	 (a)         Damage; Repair
	  	10
		  	 (b)         Destruction During Last Year of Term
	  	10
		  	 (c)         Business Interruption
	  	10
		  	 (d)         Tenant Improvements and Furniture, Etc.
	  	10
		  	 (e)         Express Agreement
	  	11
	15.	  	WAIVER OF SUBROGATION	  	11
	16.	  	INDEMNIFICATION	  	11
	17.	  	ASSIGNMENT AND SUBLETTING	  	12
		  	 (a)         Assignment or Sublease
	  	12
		  	 (b)         Transfer of Stock
	  	12
		  	 (c)         Assignee Obligations
	  	12
		  	 (d)         Landlord’s Option
	  	12
	18.	  	ADVERTISING	  	13
	19.	  	LIENS	  	14
	20.	  	CONDEMNATION	  	14
		  	 (a)         Entire Taking
	  	14
		  	 (b)         Partial Taking
	  	14
		  	 (c)         Termination by Landlord
	  	14
		  	 (d)         Awards and Damages
	  	14
		  	 (e)         Definitions
	  	14
	21.	  	DEFAULT	  	15
		  	 (a)         Events of Default
	  	15
		  	 (b)         Acceleration
	  	15
		  	 (c)         Cumulative Remedies
	  	16
		  	 (d)         Landlord’s Reentry
	  	16
		  	 (e)         Re-Letting the Demised Premises
	  	16
		  	 (f)         Waiver of Redemption Rights
	  	17
		  	 (g)         Bankruptcy
	  	17
		  	 (h)         EJECTMENT AND ENTRY OF JUDGEMENT
	  	17
		  	 (i)          Expenses of Enforcement
	  	18
	22.	  	LANDLORD’S RIGHT TO CURE DEFAULTS	  	18
	23.	  	SUBORDINATION, ATTORNMENT	  	19

  

 i 

					
	24.	  	QUITE ENJOYMENT	  	19
	25.	  	FINANCING CONDITION	  	19
	26.	  	SURRENDER OF POSSESSION	  	19
	27.	  	REMOVAL OF PROPERTY	  	19
	28.	  	NON-WAIVER	  	20
	29.	  	HOLDOVER	  	20
	30.	  	NO LIGHT, AIR OR VIEW EASEMENT	  	20
	31.	  	NOTICES	  	20
	32.	  	LANDLORD’S LIABILITY	  	20
	33.	  	TRANSFER OF LANDLORD’S INTEREST	  	21
	34.	  	ESTOPPEL CERTIFICATE	  	21
	35.	  	FORCE MAJEURE	  	21
	36.	  	BROKERS	  	21
	37.	  	RIGHT TO CHANGE PUBLIC SPACES	  	21
	38.	  	OVERDUE PAYMENTS	  	22
	39.	  	ENVIRONMENTAL	  	22
	40.	  	HEADINGS	  	23
	41.	  	PARKING	  	23
	42.	  	SEVERABILITY	  	24
	43.	  	GOVERNING LAW	  	24
	44.	  	ENTIRE AGREEMENT	  	24

 EXHIBITS 
  

			
	Exhibit “A”	  	Site Plan
	Exhibit “B”	  	Demised Premises
	Exhibit “C”	  	Minimum Tenant Finish Standards
	Exhibit “D”	  	Tenant Finish Work Design and Cost Approval Procedures
	Exhibit “D-1”	  	Drawings and Construction Schedule
	Exhibit “E”	  	Formulation of Usable and Rentable Square Foot Areas for Each Tenant Area
	Exhibit “F”	  	Rules and Regulations
	Exhibit “G”	  	Cleaning Specifications

  

 ii 

 LEASE 
 THIS LEASE made the              day of July, 2005 between SIX TOWER BRIDGE ASSOCIATES, a Pennsylvania limited partnership
(“Landlord”), and NEUROMED PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 
 1. PREMISES. Landlord hereby leases to Tenant and Tenant hereby hires from Landlord, for the term, upon and subject to all the provisions, covenants, and conditions herein set forth, the following premises: A portion of the
4th floor containing approximately 5,200 rentable square
feet at the building located at 181 Washington Street, Conshohocken, Pennsylvania 19428 and known as SIX TOWER BRIDGE (the “Building”), which building contains approximately 116,552 rentable square feet as determined by the calculation of
Rentable Area set forth in Exhibit “E” hereto (the “Demised Premises”) as shown on the Site Plan and Demised Premises, Exhibits “A” and “B” respectively, attached hereto. 
 The Demised Premises include all fixtures, improvements, additions, and other property installed therein at the commencement
of, or at any time during, the term of this Lease (other than Tenant’s Personal Property as defined in Section 10). This Lease also gives to Tenant the appurtenant right to the use of the lobbies, entrances, stairs, elevators, parking
garage and other public portions of the Building and of the land on which the Building is located and the driveway from the Building. 
 2. TERM. 
 (a) Basic-Term. The basic term (“Basic Term”) of this Lease shall be
for a period of one (1) year, commencing on the Commencement Date of September 1, 2005 and expiring at midnight on the day (the “Expiration Date”) of August 31, 2006 unless sooner terminated pursuant to any of the
provisions, covenants or conditions of this Lease. The Basic Term is hereinafter sometimes referred to as the “Demised Term.” 
 (b) Commencement Date. The Commencement Date of this Lease shall be September 1, 2005. 
 (c) Substantial Completion. (intentionally omitted) 
 (d)
Confirmation of Commencement Date. When a Commencement Date has been established in accordance with subparagraph (a) hereof, Landlord and Tenant shall, at the request of either, execute an instrument in form reasonably satisfactory to
Landlord setting forth said Commencement Date. 
 (e) Recordation. This Lease shall not be filed for
record with the recorder’s office of the county in which the Demised Premises are located. 
 3. RENT. Tenant hereby
covenants to pay Landlord throughout the Basic Term rent at the annual rate set forth on the cover page hereof payable in equal monthly installments in the amounts set forth on the summary page hereof (“Base Rent”) and Additional Rent as
provided in Section 7, without deduction or offset, payable in advance on or before the first day of each month, in lawful money of the United States, without notice or demand, at the address stated hereinabove, or to such other party or at

  

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such other place as Landlord may hereafter from time to time designate in writing, except that rent for the first month of full Base Rent will be paid upon the execution hereof and will be
applied against such Base Rent when the same becomes due and payable. Base Rent, Additional Rent, and all costs and expenses and other amounts which Tenant assumes or agrees or is obligated to pay pursuant to this Lease shall be deemed to be and are
collectively referred to herein as “Rent”, and in the event of non-payment of all or any part thereof Landlord shall have all the rights and remedies herein provided for in case of non-payment of Rent. Base Rent and Additional Rent for any
part of a month at the beginning or end of the Demised Term shall be prorated. The covenant to pay Rent is independent of any other covenant, agreement, term, or condition of this Lease. 
 If the Commencement Date shall occur on other than the first day of a calendar month, Tenant shall on or before the
Commencement Date pay Landlord a proportionate amount of the monthly installment of Base Rent from the Commencement Date to the end of such calendar month. 
 4. USE. The Demised Premises shall be used only for the use set forth on the summary page hereof (“Permitted Use”) and for no other business or purpose. No act shall be done in or about
the Demised Premises that is unlawful or that will increase the existing rate of insurance on the Building or that is prohibited by or causes a cancellation of any insurance policy covering the Building or any part thereof or any of its contents.
Tenant shall not commit or allow to be committed any waste upon the Demised Premises, or any public or private nuisance or other act or thing which disturbs the quiet enjoyment of any other tenant in the Building. Tenant shall not, without the prior
written consent of Landlord, use any apparatus, machinery or device in or about the Demised Premises which will overload the Building or any portion thereof or which will cause any substantial noise or vibration or fumes. If any of Tenant’s
office machines and equipment should create noise, vibration, fumes or otherwise disturb the quiet enjoyment of any other tenant in the Building, then Tenant shall provide adequate insulation, or take such other action as may be necessary to
eliminate the disturbance. Tenant shall comply with all laws relating to its use or occupancy of the Demised Premises and shall observe such reasonable rules and regulations as may be adopted and made available to Tenant by Landlord from time to
time for the safety, care and cleanliness of the Premises and the Building, and for the preservation of good order therein. The rules and regulations in effect at the time of the making of this Lease are attached hereto as Exhibit “F” and
are subject to change by Landlord from time to time, which changes shall be effective not sooner than ten (10) days following written notice thereof to Tenant. 
 5. SERVICES AND UTILITIES. Landlord shall maintain or cause to be maintained the public and common areas of the Building, such as lobbies, elevators, stairs, corridors, and restrooms, in good order
and condition except for damage occasioned by any act or omission of Tenant, the repair of which damage shall be paid for by Tenant. 
 As long as Tenant is not in default with respect to any of the provisions, covenants or conditions of this Lease on Tenant’s part to be performed, and subject to the provisions of this
Section 6, Landlord will provide the following services to the Demised Premises: 
 (a) from 8:00 a.m. to
6:00 p.m. on weekdays (“Normal Business Hours”) and from 8:00 a.m. to 1:00 p.m. on Saturdays (“Saturday Mornings”) (excluding legal and, if applicable, union holidays), Landlord shall furnish the Demised Premises with water,
electric, heat and air-conditioning and elevator service; 
 (b) during all other hours, Landlord shall furnish
such services except for heat and air-conditioning. Landlord shall also provide light replacement service in the public and common areas of the Building only, toilet room supplies, window washing at reasonable intervals, and customary

  

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building janitorial service, as specified in Exhibit “G” attached hereto and made a part hereof. Landlord agrees to employ a bonded or insured janitorial service company. No janitorial
service shall be provided on Saturdays, Sundays or union or legal holidays. The costs of any janitorial services or any other types of services provided or caused to be provided by Landlord to Tenant which are in addition to services ordinarily
provided Building tenants, shall be payable as Additional Rent by Tenant at Landlord’s then established rates. Overtime HVAC service shall be provided to the floor on which the Demised Premises are located upon twenty-four (24) hours’
prior notice to Landlord and shall be paid for by Tenant as Additional Rent at the rates therefor established by Landlord from time to time. If more than one (1) tenant on a multi-tenant floor requests overtime HVAC service, the charge therefor
shall be apportioned among the tenants requesting such service. Replacement of bulbs and tubes in the Demised Premises shall be provided by Landlord and paid by Tenant at such reasonable rates as Landlord shall establish from time to time.

 Electricity (other than for the electricity utilized by the air conditioning compressors and fans and water
for the common areas of the Building) shall be included in the Operating Costs defined in Section 6(b)(v) hereinafter. Electricity for lighting, for operation of customary office machines and for heating and ventilating of the Demised Premises
(the “Standard Electric Costs”) shall be metered pursuant to a meter maintained by Landlord at Tenant’s expense. Tenant shall also pay a pro rata share of the costs for electricity utilized by the air conditioning compressors and fans
for the entire Building (the “Air Conditioning Electric Costs”), calculated on a per square foot basis in accordance with the same ratio as Tenant’s pro rata share of Operating Expenses. Tenant’s pro rata share of Standard
Electric Costs and Tenant’s pro rata share of the Air Conditioning Electric Costs shall be paid for by Tenant within ten (10) days following Tenant’s receipt of Landlord’s invoice therefor at the then average rate paid by
Landlord to the public utility company selected by Landlord to furnish electricity in the Building, including all surcharges, taxes, fuel adjustments, transfer charges, meter reading or similar charges regularly passed on by the public utility
furnishing electricity to the Building. If the Demised Premises is less than a full floor, Landlord may elect only to install a single meter on the floor, in which case the cost of such meter and of the electricity on the floor shall be apportioned
equitably in such a manner as Landlord shall determine among the tenants on such floor. 
 Landlord shall not be
liable for any loss, injury or damage to Tenant or its or any other property caused by or resulting from any variation, interruption, or failure of such services due to any cause whatsoever, or from failure to make any repairs or perform any
maintenance, or incident to the making and performance thereof, nor shall the same constitute an eviction of Tenant or relieve Tenant from any of Tenant’s obligations hereunder. 
 Tenant shall abide by all regulations and requirements prescribed by Landlord for the proper functioning and protection of
the Building’s heating, ventilation and air-conditioning system. 
 Before installing any equipment and
lights which generate an undue amount of heat in the Demised Premises (equipment and lights which generate in excess of 1.75 watts per square foot), or before Tenant uses any high power usage equipment in the Demised Premises (i.e., equipment with
power requirements equal to or in excess of 220 volt single phase 30 amperes) or before Tenant shall affect the temperature otherwise maintained by the air-conditioning system, Tenant shall obtain the prior written permission of Landlord. Landlord
may refuse to grant such permission unless Tenant shall agree to pay the costs of Landlord for installation of supplemental air-conditioning capacity or electrical systems as necessitated by such equipment. In addition, Tenant shall pay Landlord, in
advance, on the first day of each month during the Demised Term, the reasonable amount estimated by Landlord as the cost of operation and maintenance of supplementary air-conditioning as necessitated by Tenant’s use of

  

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such equipment. The Rent stated in Section 3 hereof does not include any amount to cover the cost of furnishing additional air-conditioning for such purposes, and such costs shall be payable
by Tenant as Additional Rent. 
 Landlord may in its discretion install and operate at Tenant’s cost a
monitoring/metering system in the Demised Premises to measure the added demands on heating, ventilation, and air-conditioning systems resulting from Tenant’s heat generating high power equipment usage, and after hours service requirements and
Tenant shall pay to Landlord as Additional Rent the cost of providing any such additional heating, ventilating or air-conditioning to the Demised Premises. 
 Landlord shall have the same rights with respect to non-payment of amounts due from Tenant for any of the above-described additional services it has with respect to the non-payment of Rent hereunder.

 6. ADJUSTMENT OF RENT. 
 (a) Additional Rent. The annual Base Rent provided for in Section 3 shall be increased to the extent and in the manner provided herein to reflect increases in (i) real estate taxes and
(ii) operating expenses. 
 (b) Definition. For the purpose of this Section: 
 (i) The term “Base Operating Cost Per Square Foot” is agreed to be the Operating Costs for Calendar Year 2005.

 (ii) The term “Base Tax Per Square Foot” is agreed to be $1.90 per Square Foot. 
 (iii) The term “Building” means the structure constructed in which the Demised Premises are situated and referred
to in Section 1. 
 (iv) The “Estimated Operating Cost Per Square Foot” and the “Estimated
Tax Per Square Foot” for each current calendar year during the Demised Term shall be determined by dividing the total of all estimated Operating Expenses (as defined below) and the total of all estimated Real Estate Taxes, respectively, for
such calendar year by the Rentable Area of the Building. 
 (v) The term “Base Operating Costs” as used
herein, shall mean the Operating Expenses for Calendar Year 2005, excluding the following: 1) snow and ice removal in excess of $.02 per RSF, 2) costs of security in excess of $.13 per RSF, whether such excess costs arise from additional security
services, additional equipment or fixtures or other measures designed to improve security in excess of that provided as of the date of this Lease, 3) insurance deductibles and uninsured costs related to floods, casualty, acts of God, acts of war and
other similar events, 4) costs of compliance with laws, regulations, ordinances and other legal requirements, and interpretations thereof, not in effect on the date hereof, including, without limitation, any portion of such compliance included in
Operating Expenses under this subsection thereof and 5) other costs of responding to emergency or dangerous conditions. The term “Operating Expenses” with respect to each current calendar year shall mean all expenses during such year in
respect of the operation, maintenance, management, and repair of the Building, parking structures and the land (the “Land”) on which the Building is located and an allocable portion of any expense during such calendar year incurred in
common with other buildings of the Tower Bridge complex in each case in accordance with accepted principles of sound management and

  

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accounting practices as applied to a first-class office building including, by way of illustration, and without limitation, water and sewer charges (except as provided in Section 6),
insurance premiums, licenses, permits and inspections, heat, light and electricity for the common areas of the Building, steam, security, common area janitorial services, lawn and landscaping service, snow removal, maintenance and repair of the
sidewalks, parking lots and parking garages, maintenance of and repairs to equipment servicing the Building, window-cleaning, air-conditioning for common area of the Building, supplies, materials, equipment and tools, administration and management
of the Building (not to exceed 5% of the gross receipts of the Building), Rent or rental value of the management office of the Building, personal property taxes on the personal property used in the operation of the Building, and the cost of
contesting by appropriate proceedings the applicability to the Building or the land of the validity of any statute, ordinance, rule or regulation affecting the Building and the land which might increase Operating Expenses, depreciation on exterior
window coverings provided by Landlord and carpeting in public corridors and common areas, and the current portion of capitalized costs of improvements made subsequent to the initial development of the Building which improve operating efficiency or
reducing Operating Expenses, in each case capitalized and amortized over the useful life thereof on a straight line basis in constant level payments of principal and interest with interest computed thereon at 250 basis points over treasury notes of
the same length, and expenses for minor repairs or other work occasioned by fire, windstorm or other casualty to the extent not covered by insurance proceeds. 
 Operating Expenses shall not include any capital improvements made to the land or Building (except retrofits as aforesaid);
expenses for repairs or other work occasioned by fire, windstorm or other insured casualty to the extent covered by insurance proceeds; expenses incurred in leasing or procuring new tenants (lease and/or brokers’ commissions, advertising
expenses and expenses for renovating space for new tenants); legal expenses for preparing, negotiating and enforcing the terms of any lease; interest or amortization payments on any mortgage or mortgages, and rental under any ground or underlying
lease or leases; salaries or other compensation paid to any executive employees of Landlord; wages, salaries or other compensation paid for clerks or attendants in concessions or newsstands operated by Landlord. 
 All Operating Expenses shall be “net” and for that purpose, shall be reduced by the amounts of any reimbursement
or credit received or receivable by Landlord with respect to an item of cost that is included in Operating Expense (other than reimbursements to Landlord by tenants of the Building pursuant to Operating Expense escalation provisions). 
 In determining the amount of Operating Expenses for the purpose of this Section for any calendar year during the Demised
Term (i) if less than 100% of the Building Rentable Office Area shall have been occupied by tenants and fully used by them, at any time during the year, Operating Expenses shall be deemed for the purposes of this Section to be increased to an
amount equal to the like Operating Expenses which would normally be expected to be incurred, had such occupancy been 100% and had such full utilization been made during the entire period and (ii) if Landlord is not furnishing any particular
work or service (the cost of which if performed by Landlord would constitute an Operating Expense) to a tenant who had undertaken to perform such work or service in lieu of the performance expected to be incurred, had such occupancy been 100% and
had such full utilization been made during the entire period and (iii) if Landlord is not furnishing any particular work or service (the cost of which if performed by Landlord would constitute an Operating Expense) to a tenant who had
undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed for the purposes of this Section to be increased by an amount equal to the additional Operating Expense which would
reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. 
  

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 (vi) The term “Real Estate Taxes” means all taxes and assessments,
special or otherwise, upon or with respect to the Building and the Land on which the Building is situated and the various estates therein and herein, or either of them, imposed by Federal, State or local governments, use or occupancy or similar
taxes, license fees or excise taxes on or based upon Rent and other income from the Building (computed, in case of a graduated tax, as if Landlord’s income from the Building were the Landlord’s sole taxable income) or any other tax, fee or
excise, however described, of every kind and nature whatsoever levied, assessed, or imposed on Landlord in lieu of or in substitution in whole or in part for or in addition to existing or additional real or personal property taxes or assessments on
such land, Building or said personal property and the cost of contesting by appropriate proceedings the amount or validity of any of the aforementioned taxes or assessments, except that Real Estate Taxes shall not include Federal income taxes or
State Income taxes, State excise taxes measured by income unless said State tax is in lieu of or a substitution or addition in whole or in part for any real property taxes, or any franchise, capital stock, estate or inheritance taxes. Real Estate
Taxes for a current calendar year shall mean the Real Estate Taxes levied during such calendar year even if assessed on a fiscal year basis. In the case of special taxes and assessments payable in installments, only the amount of each installment
due and payable during a single current year shall be included in Real Estate Taxes for that year. 
 (vii)
“Operating Expenses Per Square Foot” and “Real Estate Taxes Per Square Foot” for each calendar year during the Demised Premises shall be determined by dividing the total of Operating Expenses and Real Estate Taxes, respectively,
for such calendar year by the Rentable Area of the Building. 
 (viii) The “Rentable Area of the Demised
Premises” is 5,200 rentable square feet (RSF). 
 (ix) The “Rentable Office Area of the Building”
is or shall be deemed to be 116,552 rentable square feet. 
 (x) The “Tenant’s Share of the Rentable
Office Area of the Building” is 4.46%. 
 (c) Real Estate Tax Adjustment. On or about
September 15 of each calendar year during the Demised Term, a statement shall be rendered by Landlord to Tenant of the Real Estate Taxes incurred in respect of such year and the Estimated Tax Per Square Foot for such calendar year. Commencing
in the first calendar year in which the Estimated Tax per Square Foot shall exceed the Base Tax Per Square Foot, Tenant shall pay to Landlord as Additional Rent for such calendar year an amount equal to such excess per rentable square foot
multiplied by the Rentable Area of the Demised Premises, which amount shall be payable within thirty (30) days from the sending of such statement. Effective as of January 1 of the immediately following calendar year, and as of
January 1 of each subsequent calendar year in respect of which a rental adjustment for Real Estate Taxes shall be payable, the monthly installment of Base Rent shall be increased by an amount equal to one-twelfth (1/12) of the prior
year’s rental adjustment for Real Estate Taxes payable by Tenant, which amount shall be applied on account of the rental adjustment for Real Estate Taxes payable by Tenant in respect of the then current calendar year; if the aggregate of such
monthly amounts so paid on account for such calendar year shall be less than the amount of the rental adjustment for Real Estate Taxes payable by Tenant hereunder with respect to such year, the deficiency shall be payable by Tenant within thirty
(30) days from the sending of a statement of such deficiency by Tenant; and if Tenant shall have paid an excess, it shall be applied on account of rent due or next to become due from Tenant to Landlord, or if the Demised Term has expired under
this Lease and Tenant is or was not in default, such excess shall be paid by Landlord to Tenant within thirty (30) days after the date of such statement. 
  

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 Should Landlord recover, by legal proceedings taken by Landlord in its sole
discretion or otherwise, Real Estate Taxes in respect of any calendar year or part thereof during the Demised Term, such recovery, less all fees, costs and expenses incurred in connection therewith, shall be treated as a reduction of Real Estate
Taxes payable by Landlord for the calendar year in which the recovery is received. This provision shall survive the expiration or sooner termination of this Lease. 
 (d) Operating Expenses Rent Adjustment. On or about April 1 of the first and each subsequent calendar year during
the Demised Term, a statement shall be rendered by Landlord to Tenant setting forth the Operating Expenses per square foot incurred for the preceding calendar year, the Base Operating Expense Per Square Foot for such preceding calendar year, and the
difference between the Operating Expenses per square foot for such preceding calendar year and the Base Operating Cost Per Square Foot for such preceding calendar year. Tenant shall pay to Landlord as Additional Rent hereunder an amount equal to
(i) the product of the difference between the Operating Expenses per square foot for such preceding calendar year and the Base Operating Cost per square foot for such preceding calendar year times the Rentable Area of the Demised Premises,
minus (ii) the Estimated Operating Cost per Square Foot collected with respect to such preceding calendar year for the Demised Premises within thirty (30) days following receipt of such statement. Effective upon the due date of the first
installment of Operating Expenses due hereunder and on January 1 of each succeeding calendar year, Tenant shall pay each month in advance an amount equal to one-twelfth (1/12) of the difference between the Estimated Operating Cost Per
Square Foot for that calendar year and the Base Operating Cost Per Square Foot times the Rentable Area of the Demised Premises; if the aggregate of such monthly amounts so paid on account for such calendar year shall be less than the amount of the
rental adjustment for Operating Expenses payable by Tenant hereunder with respect to such year, the deficiency shall be payable by Tenant within thirty (30) days from the sending of a statement for such deficiency by Landlord to Tenant; and if
Tenant shall have paid an excess, such excess shall be applied on account of Rent due or next to become due from Tenant to Landlord, or if the Demised Term has expired and Tenant is or was not in default, such excess shall be paid by Landlord to
Tenant within thirty (30) days after the date of such statement. This provision shall survive the expiration or sooner termination of this Lease. 
 (e) (intentionally omitted) 
 (f) Commencement and
Proration. If the Demised Term shall commence on a date other than January 1, any adjustment pursuant to this Section shall be equitably prorated. 
 (g) Termination. If the Demised Term shall end on a date other than December 31 and the Base Rent described in Section 3, as previously adjusted by this Section, shall be increased for
the period commencing January 1 following the last full calendar year of the Demised Term and continuing to the end of said Demised Term, in the manner set forth in this Section 7, the adjustment for such period shall be made within thirty
(30) days after Landlord shall render its statement for the last monthly installment of the Rent payable under this Lease, or if that is not reasonably feasible, as soon thereafter as is reasonably feasible, and this obligation shall survive
the expiration or earlier termination of the Demised Term. 
 (h) Tenant Audit; Disputes; Adjustments;
Delays. Tenant shall have the right, at its sole cost and expense and during regular business hours, to audit Landlord’s books and records relating to the determination of Operating Expenses provided Tenant gives Landlord at least ten
(10) days notice thereof and such audit is conducted at the location at which such books and records are maintained. If Tenant shall dispute in writing any specific item or items included by Landlord in determining Operating Expenses or the
additional expenses which would have been incurred had the Building been 100%

  

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occupied, or the amount of any Real Estate Taxes in respect of any current calendar year, and such dispute is not amicably settled between Landlord and Tenant within forty-five (45) days
after statements therefore have been rendered, either party may, during the thirty (30) days next following the expiration of the above-mentioned forty-five (45) days, refer such disputed item or items to an independent Certified Public
Accountant knowledgeable in first-class suburban office buildings selected by Landlord, other than Landlord’s regular Certified Public Accountant, for decision, and the decision of such accountant shall be final, conclusive and binding upon
Landlord and Tenant. Any adjustment required by such decision shall be made within thirty (30) days after such decision has been rendered. The expenses involved in such determination shall be borne by the party against whom a decision is
rendered by said accountant or, if more than one item is disputed, the expenses shall be apportioned according to the number of items decided against each party. If Tenant shall not so dispute any item or items of any such statement within
forty-five (45) days after such statement has been rendered, Tenant shall be deemed to have approved such statement. Landlord shall have the right, for a period of twenty-four (24) months after the rendering of any statements to send
corrected statements to Tenant, and any Rent adjustments required thereby shall be made within thirty (30) days thereafter. This obligation shall survive the termination of this Lease. Pending the determination of any dispute, Tenant shall
promptly pay its share of the increase as demanded by Landlord, and after such determination any increase or decrease so determined shall be paid within thirty (30) days. Any delay by Landlord in sending a statement or deficiency billing
permitted by this Section 7 shall not constitute a waiver of, or impair the obligation of Tenant to pay, the Rent adjustments payable pursuant to this Section 7. 
 7. TENANT FINISH WORK CONSTRUCTION. Tenant has inspected the Premises and shall accept the Premises in their then condition “as
is” for the Term. During the Term, Tenant and Landlord shall mutually design the specifications and installation of lighting for Tenant’s teleconferencing facility, which shall be at Tenant’s cost. 
 8. COST OF TENANT FINISH WORK CONSTRUCTION. Landlord shall provide no allowance toward the cost of Tenant Finish Work in the Premises
and Tenant accepts the Premises in their then condition “as is”. Landlord shall provide design assistance to Tenant at Landlord’s cost for lighting in Tenant’s teleconferencing facility. 
 Landlord shall have no responsibility for providing to Tenant any telephone equipment, including wiring, within the Premises
or for providing telephone service or connections from the utility to the Premises, except as required by law. Tenant shall not alter, modify, add to or disturb any telephone or data wiring in the Premises or elsewhere in the Building without the
Landlord’s prior written consent. Tenant shall be liable to Landlord for any damage to the telephone or data wiring in the Building due to the act, negligent or otherwise, of Tenant or any employee, contractor or other agent of Tenant. Tenant
shall have no access to the telephone closets within the Building, except in the manner and under procedures established by Landlord. Tenant shall promptly notify Landlord of any actual or suspected failure of telephone or data service to the
Premises. All costs incurred by Landlord for the installation, maintenance, repair and replacement of telephone wiring within the Building shall be an Operating Expense unless Landlord is reimbursed for such costs by other tenants of the Building.
Landlord shall not be liable to Tenant and Tenant waives all claims against Landlord whatsoever, whether for personal injury, property damage, loss of use of the Premises, or otherwise, due to the interruption or failure of telephone services to the
Premises. Tenant hereby holds Landlord harmless and agrees to indemnify, protect and defend Landlord from and against any liability for any damage, loss or expense due to any failure or interruption of telephone or data service to the Premises for
any reason. 
  

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 9. ACCEPTANCE OF DEMISED PREMISES. Tenant and Landlord shall make such inspection of
the Demised Premises as Tenant deems appropriate, and, except as otherwise notified by Tenant in writing to Landlord within such period, Tenant shall be deemed to have accepted the Demised Premises in their then condition and as being in the
condition in which Landlord is obligated to deliver the Demised Premises hereunder. If as a result of such inspection Tenant discovers defects in the Tenant Finish Work of a nature commonly found on a “punch list” (as that term is used in
the construction industry), Tenant shall promptly notify Landlord of such defects Landlord and Tenant shall agree upon a punch list. Landlord shall correct the defects on the punch list expeditiously and with a minimum of disruption to Tenant’s
business operations. The existence of such punch list items shall not postpone the Commencement Date of this Lease nor the obligations of Tenant to pay Rent. Tenant acknowledges that except as expressly set forth in this Lease there have been no
representations or warranties made by or on behalf of Landlord with respect to the Demised Premises or the Building. 
 10.
OWNERSHIP OF IMPROVEMENTS. All fixtures, improvements, additions and other property installed in the Demised Premises, whether by Landlord or Tenant and irrespective of at whose expense, shall be and remain the property of Landlord except
that such fixtures, improvements, additions, and other property installed at the sole expense of Tenant and with respect to which Tenant has not been granted any credit or allowance by Landlord and which are removable without material damage to the
Demised Premises shall be and remain the property of Tenant and are referred to as “Tenant’s Personal Property” and shall be promptly removed by Tenant at Tenant’s expense, in which event Tenant shall also rough patch any holes
and repair any damage occasioned by such removal, and in default thereof Landlord may effect such removal and repairs at Tenant’s expense and recover the cost thereof from Tenant. 
 11. REPAIRS. Tenant shall take good care of the Demised Premises and shall at its sole cost make all repairs and replacements to
repair damage or injury done to the Demised Premises or the Building caused by acts or omissions of Tenant, its officers, employees, agents, invitees or contractors or as the result of moving in or out of the Building or the installation or removal
of furniture, fixtures, or other property. All such repairs and replacements shall be in quality equal to the original work and installations, shall be made by Landlord at Tenant’s expense, and shall be made by a contractor acceptable to
Landlord, provided, however, that Tenant shall not be required to make any structural repairs or structural replacements unless occasioned by acts or omissions of Tenant, its officers, employees, agents, invitees or contractors. 
 All normal repairs reasonably determined by Landlord to be necessary to maintain the Demised Premises and Building in a
tenantable condition (other than repairs required to be made at Tenant’s expense as provided above) shall be done by or under the direction of Landlord and at its expense except as otherwise provided herein, provided, however, that Landlord
shall not be obligated to make any such repair until a reasonable period of time after written notice from Tenant and, provided further, that Tenant shall be responsible to maintain and repair, at its sole cost and expense, any special
air-conditioning or other equipment, whether or not installed or paid for by Landlord, installed in the Demised Premises or elsewhere in the Building which serves only the Demised Premises. Tenant’s obligation to pay Rent and comply with all
provisions of this Lease shall not be affected or reduced because of the making of repairs by Landlord pursuant to this Section 11. 
 12. ALTERATIONS. Tenant shall make no alterations, additions, improvements or installations in or to the Demised Premises or any part thereof, whether structural or non-structural, nor make any
changes to locks on doors, or add to, disturb, or in any way change any plumbing, lighting, or other wiring or partitions without first obtaining the written consent of Landlord, which shall not be unreasonably withheld or delayed, subject, however
to such reasonable terms and conditions as Landlord may specify including, without limitation, the right to require Tenant to utilize the Minimum Tenant Finish Standards set forth in Exhibit “D” of this Lease and to require Tenant to
remove any of Tenant’s personal property at the expiration of the Demised Term. 
  

 9 

 13. ACCESS. Tenant shall permit Landlord and its agents to enter into and upon the
Demised Premises at all reasonable times for the purpose of inspecting the same or for the purposes of cleaning, repairing, altering or improving the Demised Premises or the Building. Nothing contained in this Section 13 shall be deemed to
impose any obligation upon Landlord not expressly stated elsewhere in this Lease. When reasonably necessary, Landlord may temporarily close entrances, doors, corridors, elevators or other facilities without liability to Tenant by reason of such
closure and without such action by Landlord being construed as an eviction of Tenant or release of Tenant from any duty of observing and performing any of the provisions of this Lease. Landlord shall have the right upon reasonable notice to Tenant
to enter the Premises for the purpose of showing the Demised Premises to prospective tenants within the period from (a) the dates established for Tenant’s notice of election to not extend the term until the dates then established for
termination or (b) in the event of early termination, one hundred eighty (180) days prior to the date set for such early termination. 
 14. DAMAGE OR DESTRUCTION. 
 (a) Damage; Repair. In
case of damage to the Demised Premises or the Building by fire or other casualty, Tenant shall give immediate notice to Landlord, who shall to the extent originally provided in this Lease (subject to the provisions of Section 14(d) hereof),
cause the damage to be repaired with reasonable speed, subject to delays which may arise by reason of adjustment of loss under insurance policies and for delays beyond the reasonable control of Landlord, and to the extent that the Demised Premises
are rendered untenantable, the Rent shall proportionately abate from the date of any such damage, except in the event such damage resulted from or was contributed to, directly or indirectly, by the act, fault or neglect of Tenant, Tenant’s
officers, contractors, agents, employees, invitees or licensees, in which event there shall be no abatement of Rent, except to the extent Landlord receives proceeds from Landlord’s rental income insurance policy to compensate Landlord for loss
of Rent. In the event the damage to the Building shall be extensive and substantial, or the Demised Premises are rendered untenantable, Landlord may elect not to repair or rebuild, in which event Landlord shall notify Tenant in writing of
Landlord’s decision not to repair or rebuild within sixty (60) days from the date of adjustment of insurance proceeds and this Lease shall terminate as of the date of such notice, with the same effect as if such date were the date herein
fixed as the Termination Date. Tenant shall thereupon promptly vacate the Demised Premises and the Rent shall be adjusted to the date when the Demised Premises were rendered untenantable. 
 (b) Destruction During Last Year of Term. In case the Building shall be substantially destroyed by fire or other
causes at any time during the last year of the Demised Term, either Landlord or Tenant may terminate this Lease upon written notice to the other party hereto given within sixty (60) days of the date of such destruction, with the same effect as
set forth in Section 14(a) above. 
 (c) Business Interruption. No damages, compensation or claim
shall be payable by Landlord for inconvenience, loss of business or annoyance arising from any repair or restoration of any portion of the Demised Premises or of the Building. Landlord shall use its best efforts to effect such repairs promptly and
in such manner as not unreasonably to interfere with Tenant’s occupancy. 
 (d) Tenant Improvements and
Furniture, Etc. Landlord will not carry insurance of any kind on any improvements paid for by Tenant as provided in Section 8, or Tenant’s furniture or furnishings or on any fixtures, equipment, other improvements or appurtenances of
Tenant under this

  

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Lease and Landlord (except as provided by law by reason of its negligence) shall not be obligated to repair any damage thereto or replace the same. Tenant shall insure its own interest in the
improvements and shall have the right to deposit with Landlord such additional amounts as are required to restore the Demised Premises to its original condition. Otherwise, in any such restoration, Landlord will restore the Demised Premises to
Building Standard improvement level. 
 (e) Express Agreement. The provisions of this Section shall be
considered an express agreement governing any case of damage or destruction of the Building or the Demised Premises by fire or other casualty. 
 15. WAIVER OF SUBROGATION. Whether the loss or damage is due to the negligence of either Landlord or Tenant, their agents or employees, or any other cause, Landlord and Tenant do each herewith and
hereby release and relieve the other, their agents or employees, from responsibility for, and waive their entire claim of recovery for (i) any loss or damage to the real or personal property of either located anywhere in the Building, including
the Building itself, arising out of or incident to the occurrence of any of the perils which may be covered by their respective fire insurance policies, with extended coverage endorsements, or (ii) loss resulting from business interruption at
the Demised Premises or loss of rental income from the Building, arising out of or incident to the occurrence of any of the perils which may be covered by the business interruption insurance policy and by the loss of rental income insurance policy
held by Landlord or Tenant. Notwithstanding the foregoing, no such release shall be effective unless the aforesaid insurance policy or policies shall expressly permit such a release or contain a waiver of the carrier’s right to be subrogated
unless a rider permitting such release or waiver was obtainable and the party responsible therefor failed to obtain it. 
 16.
INDEMNIFICATION. Tenant shall defend and indemnify Landlord and save it harmless from and against any and all liability, damages, costs or expenses, including attorneys fees, arising from any act, omission, or negligence of Tenant or its
officers, contractors, licensees, agents, servants, employees, guests, invitees, or visitors in or about the Building or the Demised Premises or arising from any accident, injury, or damage to any person or property, occurring in or about the
Building, the parking areas or the Demised Premises as a result of any act, omission or negligence of Tenant, or its officers, contractors, licensees, agents, servants, employees, guests, or visitors, or arising from any breach or default under this
Lease by Tenant. Tenant shall, at its own expense, keep and maintain in full force and effect during the term of this Lease, a policy of comprehensive public liability insurance insuring Tenant’s activities with respect to the Demised Premises
and the Building against loss, damage or liability for personal injury or death or loss or damage to property in amounts reasonably satisfactory to Landlord and in no event less than $2,000,000 for bodily injury, each occurrence and aggregate, and
for property damage. Tenant shall furnish to Landlord upon the Commencement Date of the Demised Term of this Lease and from time to time thereafter a certificate of insurance maintained by Tenant pursuant to this Section 16. The foregoing
provisions shall not be construed to make Tenant responsible for loss, damage, liability or expense resulting from injuries to third parties caused by the negligence of Landlord or its officers, contractors, licensees, agents, employees, or
invitees, provided, however, that in no event shall Landlord be liable to Tenant, and Tenant hereby waives any claim, for any damage to the Demised Premises or for any loss, damage or injury to any property of Tenant therein or thereon occasioned by
bursting, rupture, leakage or overflow of any plumbing or other pipes (including, without limitation, water, steam and/or refrigerant lines), sprinklers, tanks, drains, drinking fountains or washstands, or other similar cause in, above, upon or
about the Demised Premises or the Building unless caused by the negligence of Landlord or its officers, contractors, licensees, agents, employees or invitees. Tenant, however, agrees to insure its property against such perils. In the event of any
such bursting, rupture, leakage or overflow, Landlord shall, as an Operating Expense, repair any damage to the Building’s structure and HVAC, plumbing and electrical systems and Tenant shall be responsible to repair any damage to the Demised
Premises and any furniture, fixtures, equipment and other personal property therein. 
  

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 Landlord shall not be liable for any loss or damage to person or property
sustained by Tenant, or other persons, which may be caused by theft, or by any act or neglect of any tenant or occupant of the Building. 
 17. ASSIGNMENT AND SUBLETTING. 
 (a) Assignment or
Sublease. Tenant shall not assign, transfer, mortgage or encumber this Lease nor sublet the whole or any part of the Demised Premises without in each case first obtaining Landlord’s written consent, which shall not be unreasonably withheld
or delayed, provided however it shall not be deemed unreasonable for Landlord to withhold its consent if (i) the business, proposed use, reputation or financial condition of the proposed assignee or subtenant is not satisfactory to Landlord in
the exercise of its reasonable judgment, or (ii) the proposed rental under a sublease is for less than the then asking Rent in the Building unless such sublease is to an affiliate of Tenant, or the Building is then 95% occupied. Any of the
foregoing acts without such consent of Landlord shall be void and shall, at the option of Landlord, constitute a default that entitles Landlord to terminate this Lease. Should Landlord grant such consent no such assignment or subletting shall
relieve Tenant of any liability under this Lease. Consent to any such assignment or subletting shall not operate as a waiver of the necessity for consent to any subsequent assignment or subletting, and the terms of such consent shall be binding upon
any person holding by, under or through Tenant. In addition to and not in limitation of the foregoing in the event Landlord grants Tenant Landlord’s consent to sublease all or a portion of the Demised Premises, the terms of such lease shall not
permit rental or other payments for such use or occupancy to be based in whole or in part on the net income or profit derived by any person from the premises subleased, used or occupied. 
 (b) Transfer of Stock. If Tenant is a corporation, any dissolution, liquidation, merger, consolidation or other
reorganization of such corporation, or any transfer of a controlling percentage of the corporate stock of Tenant (whether in a single transaction or cumulatively), shall constitute an assignment of this Lease. If Tenant is a partnership, the
transfer of any general partner’s interest (or that of any partner of Tenant which owns more than 50% of the interests in such partnership) shall constitute an assignment. This subsection (b) shall not apply to transfers of shares at any
public stock exchange or transfers of shares or partnership interests by reason of the death to members of the family of the shareholder or partner. 
 (c) Assignee Obligations. Any assignee or sublessee shall assume all obligations of Tenant under this Lease and shall be jointly and severally liable with Tenant for the payment of Rent and
performance of all terms, covenants and conditions under this Lease. In connection with any sublease or assignment, Tenant shall provide Landlord with copies of all assignments, subleases and assumption instruments, at least thirty (30) days
prior to the proposed assignment or sublease. 
 (d) Landlord’s Option. When applying to Landlord for
its consent pursuant to Section 17(a) hereof, Tenant shall give written notice to Landlord identifying the intended assignee or sublessee by name and address and specifying the terms of the intended assignment or sublease and such additional
information as Landlord may request. For a period of thirty (30) days after such notice is given, Landlord shall have the right by written notice to Tenant (i) if Tenant has notified Landlord that Tenant intends to assign this Lease, to
terminate this Lease as of a date specified in such notice, which date shall not be less than thirty (30) days nor more than sixty (60) days after the date such notice is given; or (ii) except for an assignment under
Section 17(b) above, if Tenant has notified Landlord that

  

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Tenant intends to sublet all or a portion of the Demised Premises, to terminate this Lease as to the Demised Premises or portion thereof which Tenant intends to sublet as of a date specified in
such notice, which date shall not be less than thirty (30) nor more than sixty (60) days after the date such notice is given. If Landlord so terminates this Lease, Landlord may, if it elects, enter into a new lease covering the Demised
Premises or a portion thereof with the intended assignee or sublessee on such terms as Landlord and such person may agree, or enter into a new lease covering the Demised Premises with any other person; in such event, Tenant shall not be entitled to
any portion of the profit, if any, which Landlord may realize on account of such termination and reletting. From and after the date of such termination of this Lease, Tenant shall have no further obligation to Landlord hereunder with respect to the
Demised Premises or the portion thereof as to which this Lease was terminated, except for matters occurring or obligations arising hereunder prior to the date of such termination. 
 (e) If the space is not subleased or assigned within ninety (90) days from the expiration of Landlord’s option as
set forth above, or any subsequent option as provided in this subsection 17(e), Tenant, shall, prior to entering into a sublease or an assignment of said space, once again give Landlord reasonable written notice and Landlord shall have twenty
(20) days after the receipt thereof of reacquiring that portion of the Premises and terminating this Lease with respect thereto. 
 (f) Any sums or other economic consideration received by Tenant as a result of any subletting or assignment whether denominated rentals under the sublease or otherwise, which exceed, in the aggregate, the
total sums which Tenant is obligated to pay Landlord under this Lease (pro-rated to reflect obligations allocable to that portion of the premises subject to such sublease or assignment) shall be payable to Landlord as Additional Rent under this
Lease without affecting or reducing any other obligation of Tenant hereunder. 
 (g) Any sublease or assignment
instrument shall be expressly subject and subordinate to this Lease, shall require that any subtenant or assignee comply with and abide by all of the terms of this Lease (including, but not limited to, the prohibitions of this subsection 17), and
shall provide that any termination of this Lease shall extinguish the sublease or assignment instrument as well. 
 (h) No subtenant or assignee shall have been a tenant, subtenant, or other occupant of the Building or any other building in the complex known as Tower Bridge. 
 (i) Tenant shall have no right to sublease or assign if, at the time of the subleases or assignment or request therefor,
Tenant shall then be in default under this Lease, nor may Tenant have committed two (2) defaults hereunder during the twelve (12) month period immediately preceding any request for a subletting or assignment, whether cured or not.

 (j) Notwithstanding anything to the contrary contained herein, no subtenant, assignee, or other transferee
shall have any rights with respect to any renewal or expansion privilege or option granted hereunder or under any other agreement to the Tenant. With respect to any subtenant, assignee, or other transferee, unless Landlord shall otherwise agree in
writing, which agreement may be granted or withheld in Landlord’s sole discretion, this Lease shall terminate effective with the expiration date of the Term which was in effect when such assignment or sublease occurred. 
 18. ADVERTISING. Tenant shall not inscribe any inscription or post, place, or in any manner display any sign, graphics, notice,
picture, placard or poster, or any advertising matter whatsoever, anywhere in or about the Demised Premises or the Building at places visible (either directly or indirectly as an outline or shadow on a glass pane) from anywhere outside the Demised
Premises or at the entrance to the Demised Premises without first obtaining Landlord’s written consent thereto, such

  

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consent to be at Landlord’s sole discretion. Any such consent by Landlord shall be upon the condition that Tenant will remove the same at the expiration or sooner termination of this Lease
and Tenant shall repair any damage to the Demised Premises or the Building caused thereby. 
 19. LIENS. Tenant shall
keep the Demised Premises and the Building free from any liens arising out of any work performed, materials ordered or obligations incurred by or on behalf of Tenant. 
 20. CONDEMNATION. 
 (a) Entire Taking. If all of the
Demised Premises or so much thereof as renders the remainder unusable, or all of the Building or such portions of the Building as may be required for reasonable access to or the reasonable use of the Demised Premises are taken by eminent domain,
this Lease shall automatically terminate as of the date title vests in the condemning authority and all Rents, Additional Rents and other payments to be made by Tenant shall be paid to that date. 
 (b) Partial Taking. In case of a taking of a part of the Demised Premises which does not render the remainder unusable
by Tenant, or a portion of the Building not required for reasonable access to or use of the Demised Premises, and, in either case in Tenant’s sole opinion, Tenant is able to continue its business operations in substantially the same manner and
space, then this Lease shall continue in full force and effect and the Rent shall be reduced based on the proportion by which the floor area of the Demised Premises is reduced, such Rent reduction to be effective as of the date title to such portion
vests in the condemning authority. 
 (c) Termination by Landlord. In the event that title to a part of
the Building other than the Demised Premises shall be so condemned or taken and if, in the opinion of Landlord, the Building should be restored in such a way as to alter the Demised Premises materially, Landlord may terminate this Lease and the term
and estate hereby granted by notifying Tenant of such termination within sixty (60) days following the date of vesting of title, and this Lease and the term and estate hereby granted shall expire on the date specified in the notice of
termination, not less than sixty (60) days after the giving of such notice, as fully and completely as if such date were the date hereinbefore set for the expiration of the term of this Lease, and the Rent hereunder shall be apportioned as of
such date. 
 (d) Awards and Damages. Landlord reserves all rights to damages to the Demised Premises for
any partial or entire taking by eminent domain, and Tenant hereby assigns to Landlord any right Tenant may have to such damages or award, and Tenant shall make no claim against Landlord or the condemning authority for damages for termination of the
leasehold interest or interference with Tenant’s business. Tenant shall have the right, however, to claim and recover from the condemning authority compensation for any loss to which Tenant may be put for Tenant’s moving expenses, business
interruption or taking of Tenant’s Personal Property (not including Tenant’s leasehold interest) or improvements or fixtures installed at Tenant’s expense provided that such damages may be claimed only if they are awarded separately
in the eminent domain proceedings and not out of or as part of the damages recoverable by Landlord. 
 (e)
Definitions. The terms “taken by eminent domain”, “condemnation”, “taken” and the like in this Section 21 shall include any agreement of conveyance in lieu or anticipation of the exercise of the power of
eminent domain by or between Landlord and any authority authorized to exercise the power of eminent domain. 
  

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 21. DEFAULT. 
 (a) Events of Default. The occurrence of any one or more of the following events (“Event of Default”) shall
constitute a breach of this Lease by Tenant: 
 (i) if Tenant shall fail to pay any Base Rent, Additional Rent,
or any other sum or charge payable by Tenant hereunder when due and such failure shall continue for a period of ten (10) days after notice to Tenant given by or on behalf of Landlord, provided, however, Landlord need not give any such notice,
and Tenant shall not be entitled to any such period of grace, more than twice in any twelve (12) month period; 
 (ii) if Tenant assigns or hypothecates this Lease or any interest herein, or sublets the Demised Premises, or any part thereof, or if Tenant attempts to do any of the foregoing, in contravention of the terms, covenants, provisions and
conditions of this Lease; or 
 (iii) the appointment of a receiver, trustee or custodian for all or a
substantial portion of Tenant’s property or assets, or the institution of a foreclosure action upon all or a substantial portion of Tenant’s real or personal property; or 
 (iv) any failure to perform Tenant’s obligations under, or other violations of, Section 40 hereof; or 

(v) if Tenant shall fail to perform or observe any other agreement, covenant, condition or provision of this Lease or of
the rules and regulations referred to in Section 5 hereof to be performed or observed by Tenant when and as performance or observance is due, and such failure shall continue after notice to Tenant given by or on behalf of Landlord for a period
of 15 days or such additional time, if any, as is reasonably necessary to cure such failure; or 
 (vi) if Tenant
becomes insolvent, voluntarily or involuntarily bankrupt, or if a receiver, assignee, trustee in reorganization, or other liquidating officer is appointed for the business of Tenant. 
 (vii) if Tenant shall vacate the Demised Premises for a period in excess of thirty (30) days. 
 (b) Acceleration of Rent; Distraint; Right to Terminate. At any time after the occurrence of an Event of Default and
so long as the same is continuing, Landlord may, following a good faith effort to resolve the Event of Default, at its option: 
 (i) declare due and payable and sue for and recover, all unpaid Base Rent for the unexpired period of the Demised Term (and also all Additional Rent as the amount(s) of same can be determined or
reasonably estimated) as if by the terms of this Lease the same were payable in advance, together with all legal fees and other expenses incurred by Landlord in connection with the enforcement of any of Landlord’s rights and remedies hereunder,
and/or 
 (ii) distrain, collect or bring action for such Base Rent and Additional Rent as being rent in arrears,
or may enter judgment therefor by confession as herein elsewhere provided for in case of rent in arrears, or may file a Proof of Claim in any bankruptcy or insolvency proceeding for such Base Rent and Additional Rent, or institute any other
proceedings, whether similar or dissimilar to the foregoing, to enforce payment thereof, and/or 
  

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 (iii) terminate the Demised Term by giving written notice thereof to Tenant
and, upon the giving of such notice, the Demised Term and the estate hereby granted shall expire and terminate with the same force and effect as though the date of such notice was the date hereinbefore fixed for the expiration of the Demised Term,
and all rights of Tenant hereunder shall expire and terminate, but Tenant shall remain liable as hereinafter provided, and/or 
 (iv) exercise any other rights and remedies available to Landlord at law or in equity. 
 (c) Cumulative Remedies. All rights and remedies of Landlord and Tenant herein enumerated shall be cumulative, and none shall exclude any other right or remedy allowed by law or equity. In addition
to the other remedies in this Lease provided, Landlord shall be entitled to the restraint by injunction of the violation or attempted violation of any of the covenants, agreements or conditions of this Lease. 
 (d) Landlord’s Reentry. Upon an uncured default of this Lease by Tenant, Landlord, besides other rights or
remedies it may have, at its option, may enter the Demised Premises or any part thereof, either with or without process of law, and expel, remove or put out Tenant or any other persons who may be thereon, together with all personal property found
therein; and Landlord may terminate this Lease, or it may from time to time, without terminating this Lease and as agent of Tenant, relet the Demised Premises or any part thereof for such term or terms (which may be for a term less than or extending
beyond the Demised Term) and at such Rent or Rents and upon such other terms and conditions as Landlord in its sole discretion may deem advisable, with the right to repair, renovate, remodel, redecorate, alter and change the Demised Premises, Tenant
remaining liable for any deficiency computed as hereinafter set forth. In the case of any default, re-entry, and/or dispossession by summary proceedings or otherwise, all Base Rent and Additional Rent and all other amounts constituting Rent shall
become due thereupon and be paid up to the time of such re-entry or dispossession, together with such expenses as Landlord may incur for legal expenses, attorneys fees, brokerage and/or putting the Demised Premises in good order or preparing the
same for re-rental. 
 (e) Re-Letting the Demised Premises. At the option of Landlord, rents received by
Landlord from such re-letting shall be applied: first, to the payment of any indebtedness from Tenant to Landlord other than Rent due hereunder; second, to the payment of any costs and expenses of such re-letting and including, but not limited to,
attorneys fees, advertising fees and brokerage fees, and to the payment of any repairs, renovations, remodeling, redecoration, alterations and changes in the Demised Premises; third, to the payment of Rent due and to become due hereunder, and, if
after so applying said rents there is any deficiency in the Rent to be paid by Tenant under this Lease, Tenant shall pay any deficiency to Landlord monthly on the first day of each month herein and any payment made or suit brought to collect the
amount of the deficiency for any month shall not prejudice in any way the right of Landlord to collect the deficiency for any subsequent month. The failure or refusal of Landlord to re-let the Demised Premises or any part or parts thereof shall not
release or affect Tenant’s liability hereunder, nor shall Landlord be liable for failure to re-let, or in the event of re-letting, for failure to collect the rent thereof, and in no event shall Tenant be entitled to receive any excess of net
rents collected over sums payable by Tenant to Landlord hereunder. No such re-entry or taking possession of the Demised Premises shall be construed as an election on Landlord’s part to terminate this Lease unless a written notice of such
intention be given to Tenant. Notwithstanding any such re-letting without termination, Landlord may at any time thereafter elect to terminate this Lease for such previous breach and default. Should Landlord at any time terminate this Lease by reason
of any default, in addition to any other remedy it may have, it may recover from Tenant an amount equal to the excess of the Base Rent,

  

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Additional Rent and all other amounts constituting Rent reserved in this Lease for the balance of the Demised Term, as it may have been extended, discounted to present worth at a rate of six
percent (6%) per annum, over the then Market Rent for the Demised Premises for the same period, discounted at a like rate, plus all court costs and attorneys fees incurred by Landlord in the collection of same. 
 (f) Waiver of Redemption Rights. Tenant, for itself and on behalf of any and all persons claiming through or under it,
including creditors of all kinds, does hereby waive and surrender all right and privilege which they or any of them might have under or by reason of any present or future law, to redeem the Demised Premises or to have a continuance of this Lease for
the Demised Term, as it may have been extended, after having been dispossessed or ejected therefrom by process of law or under the terms of this Lease or after the termination of this Lease as herein provided. 
 (g) Bankruptcy. Neither this Lease nor any rights or privileges hereunder shall be an asset of Tenant in any
bankruptcy, insolvency or reorganization proceeding. If Landlord shall not be permitted to terminate this Lease because of the provisions of the United States Bankruptcy Code, Tenant or any trustee for it shall, within fifteen (15) days upon
request by Landlord to the Bankruptcy Court, assume or reject this Lease, and in no event may Tenant or such trustee assume this Lease unless all defaults hereunder shall have been cured, Landlord shall have been compensated for any monetary loss
resulting from such default, and Landlord shall be provided with reasonably adequate assurance of full and timely performance of all provisions, terms, and conditions of this Lease on the part of Tenant to be performed. 
 (h) EJECTMENT AND ENTRY OF JUDGMENT. 
 (i) IF ANY RENT, WHETHER BASE RENT, ADDITIONAL RENT, OR OTHER AMOUNTS CONSTITUTING RENT REMAIN UNPAID, TENANT HEREBY
AUTHORIZES AND EMPOWERS ANY PROTHONOTARY OR ATTORNEY OF MONGOMERY COUNTY TO APPEAR FOR TENANT IN ANY AND ALL ACTIONS WHICH MAY BE BROUGHT BY LANDLORD TO RECOVER SUCH RENT, AND IN SUCH ACTION OR ACTIONS, TO CONFESS JUDGMENT AGAINST TENANT FOR ALL OR
ANY PART OF THE RENT THEN DUE AND PAYABLE, INCLUDING, IF LANDLORD SO ELECTS, ALL RENT FOR THE ENTIRE UNEXPIRED BALANCE OF THE DEMISED TERM, AND LANDLORD’S COSTS AND EXPENSES WITH RESPECT TO SUCH ACTION OR ACTIONS, INCLUDING ATTORNEYS’
FEES. SUCH AUTHORITY SHALL NOT BE EXHAUSTED BY ONE EXERCISE THEREOF, BUT JUDGMENT MAY BE CONFESSED AS AFORESAID FROM TIME TO TIME AS OFTEN AS ANY RENT SHALL BECOME DUE AND PAYABLE OR BE IN ARREARS, AND SUCH POWERS MAY BE EXERCISED DURING AND/OR
AFTER THE EXPIRATION OF THE DEMISED TERM HEREOF, AND ANY RENEWAL OR EXTENSION OF THIS LEASE. 
 (ii) WHEN THIS
LEASE SHALL TERMINATE, WHETHER AS A RESULT OF THE OCCURRENCE OF ANY EVENT OF DEFAULT OR OF THE EXPIRATION OF THE DEMISED TERM, TENANT HEREBY AUTHORIZES AND EMPOWERS ANY PROTHONOTARY OR ATTORNEY OF MONTGOMERY COUNTY TO APPEAR FOR TENANT IN ANY AND
ALL ACTIONS IN EJECTMENT AGAINST TENANT AND ALL PERSONS CLAIMING BY, THROUGH OR UNDER TENANT FOR THE RECOVERY BY LANDLORD OF POSSESSION OF THE DEMISED PREMISES, FOR WHICH THIS LEASE SHALL BE SUFFICIENT WARRANT; WHEREUPON, IF LANDLORD SO ELECTS, A
WRIT OF HABERE FACIAS POSSESSION MAY ISSUE FORTHWITH, WITHOUT ANY PRIOR WRIT OR PROCEEDINGS WHATSOEVER; AND PROVIDED THAT IF FOR ANY REASON AFTER SUCH ACTION SHALL HAVE BEEN COMMENCED THE SAME SHALL BE DETERMINED AND THE POSSESSION OF THE

  

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DEMISED PREMISES REMAIN IN OR BE RESTORED TO TENANT, LANDLORD SHALL HAVE THE RIGHT UPON ANY SUBSEQUENT DEFAULT OR DEFAULTS, OR UPON THE TERMINATION OF THIS LEASE AS HEREINBEFORE SET FORTH, TO
CONFESS JUDGMENT IN ONE OR MORE ACTION OR ACTIONS AS HEREINBEFORE SET FORTH TO RECOVER POSSESSION OF THE DEMISED PREMISES. 
 (iii) In any action of ejectment or for Rent in arrears, Landlord shall first cause to be filed in such action an affidavit made by it or someone acting for it setting forth the facts necessary to
authorize the entry of judgment, and if a true copy of this Lease (and of the truth thereof such affidavit shall be sufficient evidence) be filed in such action, it shall not be necessary to file the original as a warrant of attorney, any rule of
Court, custom or practice to the contrary notwithstanding. 
 TENANT ACKNOWLEDGES AND AGREES THAT THIS LEASE
CONTAINS PROVISIONS UNDER WHICH LANDLORD MAY ENTER JUDGMENT BY CONFESSION AGAINST TENANT. BEING FULLY AWARE OF TENANT’S RIGHTS TO PRIOR NOTICE AND A HEARING ON THE VALIDITY OF ANY JUDGMENT OR OTHER CLAIMS THAT MAY BE ASSERTED AGAINST HIM/HER BY
LANDLORD HEREUNDER BEFORE JUDGMENT IS ENTERED, TENANT HEREBY FREELY, KNOWINGLY AND INTELLIGENTLY WAIVES THESE RIGHTS AND EXPRESSLY AGREES AND CONSENTS TO LANDLORD’S ENTERING JUDGMENT AGAINST TENANT BY CONFESSION PURSUANT TO THE TERMS OF THIS
LEASE. 
 TENANT ALSO ACKNOWLEDGES AND AGREES THAT THIS LEASE CONTAINS PROVISION UNDER WHICH LANDLORD MAY, AFTER
ENTRY OF JUDGMENT AND WITHOUT EITHER NOTICE OR A HEARING, FORECLOSE UPON, ATTACH, LEVY OR OTHERWISE SEIZE REAL PROPERTY OF THE TENANT IN FULL OR PARTIAL PAYMENT OR OTHER SATISFACTION OF THE JUDGMENT. BEING FULLY AWARE OF TENANT’S RIGHTS AFTER
JUDGMENT IS ENTERED (INCLUDING THE RIGHT TO MOVE OR PETITION TO OPEN OR STRIKE THE JUDGMENT), THE UNDERSIGNED HEREBY FREELY, KNOWINGLY AND INTELLIGENTLY WAIVES THESE RIGHTS AND EXPRESSLY AGREE AND CONSENTS TO LANDLORD’S TAKING SUCH ACTIONS AS
MAY BE PERMITTED UNDER APPLICABLE STATE AND FEDERAL LAW AFTER PRIOR NOTICE TO TENANT. 
 (iv) The right to enter
judgment against Tenant and to enforce all of the other provisions of this Lease hereinabove provided for may be exercised by any assignee of Landlord’s right, title and interest in this Lease. 
 (i) Expenses of Enforcement. Tenant shall pay upon demand all of Landlord’s reasonable costs, charges and
expenses, including the reasonable fees and out-of-pocket expenses of counsel, agents and others retained by Landlord, incurred in enforcing Tenant’s obligations hereunder or incurred by Landlord in any litigation in which Tenant causes
Landlord, without Landlord’s fault, to become involved or concerned, together with interest at the Overdue Interest Rate (as defined herein) from the date incurred by Landlord to the date of payment by Tenant. 
 22. LANDLORD’S RIGHT TO CURE DEFAULTS. If Tenant shall fail to pay any sum of money, other than Base Rent and Additional Rent
required to be paid by it hereunder, or shall fail to perform any other act on its part to be performed hereunder, and such failure shall continue for thirty (30) days after notice thereof by Landlord, Landlord may, but shall not be obligated
so to do, and without waiving or releasing Tenant from any obligations of Tenant, make any such payment or perform any such other act on Tenant’s part to be made or performed as provided in this Lease. Landlord shall have (in addition to any
other right or remedy of Landlord) the same rights and remedies in the event of the non-payment of sums due under this Section as in the case of default by Tenant in the payment of Rent. 
  

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 23. SUBORDINATION, ATTORNMENT. This Lease and all rights of Tenant hereunder are and
shall remain subject and subordinate to all the ground, air rights, or underlying leases now or hereafter in effect and to all mortgages and deeds of trust and any amount or amounts which may now or hereafter affect such leases and/or the Building
and/or the real property on which such Building is situated, and to any and all advances to be made under such mortgages or deeds of trust, and to interest thereon, and all renewals, replacements or extensions thereof, or on or against
Landlord’s interest or estate therein. The foregoing provisions of this Section shall be self-operative and no further instrument or subordination shall be required. In confirmation thereof, Tenant shall execute and deliver promptly any
certificate or other instrument which Landlord or any lessor under any ground, air rights, or underlying lease or any holder of such mortgage or deed of trust may request and supply. Notwithstanding the foregoing, in the event of the termination of
such ground, air rights, or underlying leases or the foreclosure of any such mortgage or deed of trust or of any other action or proceeding for the enforcement thereof, or of any sale thereunder, this Lease will not be terminated nor will the rights
and powers of Tenant hereunder be disturbed if Tenant shall not then be in default in the payment of Rent or in the performance of any other obligation on the part of Tenant to be performed hereunder, and Tenant shall attorn to any person or persons
purchasing or otherwise acquiring the Demised Premises or the Building or the real property on which the Building is situated. 
 24. QUIET ENJOYMENT. Landlord covenants that upon Tenant paying the Base Rent, Additional Rent, and all other amounts constituting Rent and performing all of the terms, covenants and conditions on Tenant’s part to be performed,
Tenant may peaceably and quietly enjoy the Demised Premises during the Demised Term, subject to all the provisions of this Lease and to all ground, air rights, and underlying leases and to all mortgages and deeds of trust referred to in
Section 23. 
 25. FINANCING CONDITION. Landlord intends to obtain secured financing for the Building from time to
time. If any mortgage lender should require, as a condition to such financing execution by Tenant of an agreement requiring Tenant to send such lender written notice of any default by Landlord under this Lease, giving such lender the right to cure
such default until a reasonable period after such lender has completed foreclosure and preventing Tenant from terminating this Lease unless such default remains uncured beyond a reasonable period after foreclosure has been completed, then Tenant
agrees to execute and deliver such agreement. If Tenant shall fail or refuse to execute any such agreement within thirty (30) days after receipt thereof, Landlord at its option, shall have the right, by giving written notice to Tenant, to
terminate this Lease and, upon giving such notice, Landlord shall refund to Tenant any unearned Rent and/or security deposit, this Lease shall terminate with the same force and effect as if the date set in said notice were the Expiration Date herein
set forth, and both Landlord and Tenant shall be released from any and all further liability or obligation to the other. 
 26.
SURRENDER OF POSSESSION. Upon expiration of the Demised Term, whether by lapse of time or otherwise, Tenant shall promptly and peacefully surrender the Demised Premises to Landlord in as good condition as when received by Tenant from Landlord
or as thereafter improved, reasonable use and wear and tear and damage by casualty or other elements excepted. 
 27. REMOVAL
OF PROPERTY. At the termination of this Lease either by expiration of the Demised Term or other cause, Tenant shall remove all of its movable property and trade fixtures which can be removed without damage to the Demised Premises and shall rough
patch any holes and repair any damage to the Demised Premises or Building resulting from such removal. If Tenant shall fail to remove any of its property of any nature whatsoever from the Demised Premises or the Building at the

  

 19 

 
termination of this Lease or when Landlord has the right of reentry, Tenant’s property shall be deemed abandoned and Landlord may remove and store said property without liability for loss
thereof or damage thereto, such storage to be for the account and at the expense of Tenant. If Tenant shall not pay the cost of storing any such property after it has been stored for a period of thirty (30) days or more, Landlord may, at its
option, sell, or permit to be sold, any or all of such property at public or private sale, in such manner and at such times and places as Landlord in its sole discretion may deem proper, without notice to Tenant, unless notice is required under
applicable statutes, and shall apply the proceeds of such sale: first, to the cost and expense of such sale, including reasonable attorneys fees actually incurred; second, to the payment of the costs or charges for storing any such property; third,
to the payment of any other sums of money which may then be or thereafter become due Landlord from Tenant under any of the terms hereof; and, fourth, the balance, if any, to Tenant. 
 28. NON-WAIVER. Waiver by Landlord of any breach (or any subsequent waiver of any breach) of any term, covenant or condition herein
contained shall not be deemed to be a waiver of such term, covenant or condition, nor shall any forbearance or other practice which may grow up between Landlord and Tenant in the administration of this Lease be construed to waive or to lessen the
right of Landlord to insist upon performance by Tenant in strict accordance with this Lease. 
 29. HOLDOVER. If Tenant
shall, with the written consent of Landlord, hold over after the expiration of the Demised Term, such tenancy shall be deemed a month-to-month tenancy, which tenancy may be terminated as provided by applicable state law. During such tenancy, Tenant
agrees to pay to Landlord the Market Rent for the Demised Premises, and to be bound by all of the terms, covenants and conditions herein specified, so far as applicable. If Landlord shall not give written consent to such hold over by Tenant, such
tenancy may be terminated as above provided, and until Tenant has vacated the Demised Premises it agrees to pay to Landlord Rent for the first thirty (30) days of such holdover, 125% of the amount of Rent then applicable, prorated on a per diem
basis, for each day Tenant shall retain possession of the Premises or any part thereof after expiration of earlier termination of this Lease, together with all damages sustained by Landlord on account thereof and all other payments required to be
made by Tenant hereunder. After such thirty (30) day period, Tenant shall pay Landlord in advance, 200% of the amount of Tenant then applicable, prorated on a per diem basis, for each day Tenant shall retain possession of the Premises or any
part thereof after expiration or earlier termination of this Lease, together with all damages sustained by Landlord on account thereof and all other payments required by Tenant hereunder. Without limiting any rights and remedies of Landlord
resulting by reason of the wrongful holding over by Tenant, or creating any right in Tenant to continue in possession of the Demised Premises, all Tenant’s obligations with respect to the use, occupancy and maintenance of the Demised Premises
shall continue during such period of unlawful retention. 
 30. NO LIGHT, AIR OR VIEW EASEMENT. Any diminution or
shutting off of light, air or view by any structure which may be erected on lands adjacent to the Building shall in no way affect this Lease or impose any liability on Landlord. 
 31. NOTICES. All notices under this Lease shall be in writing and sent by registered or certified mail, postage prepaid, to Landlord
and to Tenant at the addresses provided for at the head of this Lease and to the holder of any mortgage or deed of trust at such place as such holder shall specify to Tenant in writing; or such other addresses as may from time to time be designated
by any such party in writing. Notices mailed as aforesaid shall be deemed given on the date of such mailing. 
 32.
LANDLORD’S LIABILITY. Anything in this Lease to the contrary notwithstanding, covenants, undertakings and agreements herein made on the part of Landlord are made and intended not as personal covenants, undertakings and agreements or for
the purpose of binding Landlord personally or

  

 20 

 
the assets of Landlord, except Landlord’s interest in the Demised Premises and Building, but are made and intended for the purpose of binding only Landlord’s interest in the Demised
Premises and Building, as the same may from time to time be encumbered. No personal liability or personal responsibility is assumed by, nor shall at any time be asserted or enforceable against, Landlord or its partners, or any officers or employees
thereof, or their respective heirs, legal representatives, successors, and assigns on account of the Lease or on account of any covenant, undertaking or agreement of Landlord in this Lease contained. 
 33. TRANSFER OF LANDLORD’S INTEREST. In the event of any transfer or transfers of Landlord’s interest in the Demised
Premises or in the Building, other than a transfer for security purposes only, the transferor shall be automatically relieved of any and all obligations and liabilities on the part of Landlord accruing from and after the date of such transfer and
Tenant agrees to attorn to the transferee, as long as the transferee has agreed in writing to assume such liabilities and obligations of Landlord. 
 34. ESTOPPEL CERTIFICATE. Tenant shall from time to time upon written request to Landlord execute, acknowledge and deliver to Landlord or its designee, an estoppel certificate furnished by Landlord
certifying: the Commencement Date and Expiration Date of the Demised Term; this Lease is unmodified and is in full force and effect (or if there have been modifications, that this Lease is in full force and effect as modified) and stating the date
and nature of each modification; Landlord’s initial construction of the Demised Premises has been completed and Tenant has accepted the Demised Premises under this Lease (or if such not be the case, the exception should be specified); the date
to which Rent has been paid; no notice has been received by Tenant of any default which has not been cured except as to defaults specified in such certificate; Landlord is not in default under this Lease, except as to defaults specified in such
certificate; and such other matters as may be reasonably requested by Landlord or any prospective purchaser or mortgage lender. Any such certificate may be relied upon by any actual or prospective purchaser, mortgagee or beneficiary under any deed
of trust of the Building. If Tenant shall fail to respond within ten (10) days of receipt by Tenant of such written request, Tenant shall be deemed to have given such certificate as above provided, that this Lease is in full force and effect,
that there are no uncured defaults in Landlord’s performance, that the security deposit is as stated in this Lease, and not more than one month’s Rent has been paid in advance. 
 35. FORCE MAJEURE. Time periods for Landlord’s or Tenant’s performance under any provisions of this Lease shall be extended
for periods of time during which the non-performing party’s performance is prevented due to circumstances beyond the party’s control, including without limitation, strikes, embargoes, governmental regulations, acts of God, war or other
strife. 
 36. BROKERS. Tenant represents and warrants to Landlord that it has not engaged any broker, finder or other
person who would be entitled to any commission or fees in respect of the negotiation, execution or delivery of this Lease, except the broker(s), if any, listed on the cover page of this Lease, and shall indemnify and hold harmless Landlord against
any loss, cost, liability or expense incurred by Landlord as a result of any claim asserted by any other broker, finder or other person on the basis of any arrangements or agreements made or alleged to have been made by or on behalf of Tenant.

 37. RIGHT TO CHANGE PUBLIC SPACES. Landlord shall have the right at any time after the completion of the Building,
without thereby creating an actual or constructive eviction or incurring any liability to Tenant therefor, to change the arrangement or location of such of the following as are not contained within the Demised Premises or any part thereof: entrance,
passageways, doors and doorways, corridors, stairs, toilets and other like public service portions of the Building and the parking areas adjacent to the Building. Nevertheless, in no event shall Landlord diminish any service, change the arrangement
or location of the elevators serving the Demised Premises, make any change which shall

  

 21 

 
diminish the area of the Demised Premises, make any change which shall interfere with access to the Demised Premises from and through the Building, change the character of the Building from that
of a first-class office building or change the location of the entrances. 
 38. OVERDUE PAYMENTS. If any installment of
Base Rent, Additional Rent or other sums payable by Tenant to Landlord under this Lease shall not be paid by 10 days after the due date thereof, Tenant shall pay to Landlord a “late charge” of 5% of the amount so due for the purpose of
defraying the expense incident to handling such delinquent payment. In addition, the amount so due shall bear interest at the rate of 3% over the prime interest rate per annum announced from time to time by the largest commercial bank headquartered
in Philadelphia or Montgomery County, Pennsylvania (the “Overdue Interest Rate”), calculated from the date such payment was due to the date of payment, and such interest shall be deemed payable as Additional Rent hereunder. 
 39. ENVIRONMENTAL. 
 (a) Tenant shall not engage in operations at the Demised Premises which involve the generation, manufacture, refining, transportation, treatment, storage, handling or disposal of any Hazardous Materials
as hereinafter defined. 
 (b) Tenant further covenants that it will not cause or permit to exist, as a result of
an intentional or unintentional action or omission on its part, the releasing, spilling, leaking, pumping, pouring, emitting, emptying or dumping on or about the Demised Premises of any Hazardous Materials. 
 (c) In addition to and not in limitation of all other obligations of Tenant to comply with laws contained in this Lease or
otherwise contained in this Section 39, Tenant shall comply with all Environmental Laws applicable to its use or occupancy of the Demised Premises and with all permits, licenses, registrations, approvals or authorizations required under any
Environmental Law. 
 (d) Upon written request of Landlord, Tenant shall cooperate with Landlord in obtaining
evidence of compliance with Environmental Laws, which cooperation shall include, without limitation, providing affidavits, reports or responses to questions. 
 (e) Tenant shall indemnify and hold harmless Landlord, its successors and assigns, and any partner, shareholder, member of
the board of directors, officer and any other agent or employee of Landlord or its successors or assigns (collectively, the “Indemnified Parties”), from and against any and all liability, damages, losses, claims, suits, actions, legal or
administrative proceedings, interest, expenses, and attorney’s fees (including any such fees and expenses incurred in enforcing this indemnity) (collectively, “Liabilities”) resulting from, arising out of, or in any way connected with
injury to or the death of any person (including any Indemnified Party) or physical damage to property of any kind wherever located and by whomever owned (including that of any Indemnified Party) arising out of or in any way connected with the
presence on, in or under the Premises of any of Tenant’s Hazardous Materials or any violation by Tenant of its obligations under this Section 39. Without limiting the generality of the foregoing, Tenant shall indemnify and hold harmless
the Indemnified Parties from and against all liability arising out of Tenant’s generation, transportation or arrangement for the disposal of Hazardous Materials. 
 (f) In the event of Tenant’s failure to comply in full with this Section 39, Landlord may, at its option, perform
any and all of Tenant’s obligations as aforesaid and all reasonable costs and expenses incurred by Landlord in the exercise of this right, together with interest as set forth in Section 38 hereof, shall be deemed to be Additional Rent
payable upon demand. 
  

 22 

 (g) This Section 39 shall survive the expiration or sooner
determination of this Lease. 
 (h) “Hazardous Materials” has the following meaning: Any substance
which is or becomes regulated under any Environmental Law, including, without limitation, any substance which is (1) gasoline, petroleum products, explosives, radioactive materials, including byproduct, source and/or special nuclear material
and solid wastes, polychlorinated biphenyls or related or similar materials (“PCBs”), asbestos or material containing asbestos; (2) defined, designated or listed as a “Hazardous Substance,” “Hazardous Material,”
“Hazardous Waste” or “Industrial Waste” under any of the Environmental Laws, including, without limitation, (A) Sections 307 and 311 of the Clean Water Act, 33 U.S.C. Sections 1317 and 1321; (B) Section 101(14) of
the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. Section 9601(14) (“CERCLA”); (C) the Hazardous Materials Transportation Act, as amended, 49 U.S.C. Sections 1801-1812;
(D) Section 1004(5) of RCRA; (E) the Pennsylvania Solid Waste Management Act (Pa. Stat. Ann. tit. 35 §6018.01 et seq.), (F) the Pennsylvania Clean Streams Law (Pa. Stat. Ann. tit. 35 §§691.1 et
seq.), (G) The Hazardous Sites Cleanup Act, 35 P.S. 6020.101-6020.1305 et seq., or (H) the regulations adopted and publications promulgated pursuant to any of the foregoing. 
 (i) “Environmental Laws” means any and all existing or future federal, state and local statutes, ordinances,
regulations, rules, standards and requirements, including the requirements imposed by common law, concerning or relating to industrial hygiene or the protection of health or the environment, as the same may be amended from time to time, including,
but not limited to, laws related to Hazardous Materials. 
 40. HEADINGS. The titles to Sections of this Lease are not a
part of this Lease and shall have no effect upon the construction or interpretation of any part hereof. 
 41. PARKING.
Six Tower Bridge has an underbuilding and contiguous parking area for up to 464 cars, or 4 cars per 1,000 rentable square feet leased. Tenant shall have the use at no cost throughout the Term of such ratio of parking, and the use of one reserved
parking space in the underbuilding parking area, which reserved space shall be assigned to one employee at a time and shall not be transferable. 
 As requested by Landlord, Tenant shall notify Landlord of the license plate number, year, make and model of the automobiles entitled to use the parking facilities and if requested by Landlord, such
automobiles shall be identified by automobile window stickers provided by Landlord, and only such designated automobiles shall be permitted to use the parking facilities. If Landlord institutes such an identification procedure, Landlord may, in its
sole discretion, provide additional parking spaces for use by customers and invitees of Tenant on a daily basis at prevailing parking rates, if any. At Landlord’s sole election, Landlord may make validation stickers available to Tenant for any
such additional parking spaces, provided, however, if Landlord makes validation stickers available to any other tenant in the Building, Landlord shall make such validation stickers available to Tenant. If Landlord has instituted a window sticker or
other parking procedure and Tenant’s employees, customers or invitees do not comply with any such procedure, then in any of such events, Landlord may, without any liability to Tenant, its employees, customers or invitees, any vehicles not
complying with Landlord’s procedures or parking in excess of such allotted number of spaces. Tenant acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under this Lease, from
time to time, close-off or restrict access to the parking facility for purposes of permitting or facilitating construction, alteration or improvement provided that access is not materially and adversely impaired.

  

 23 

 
Landlord may delegate its responsibilities hereunder to a parking operator or a lessee of the parking facility in which case such parking operator or lessee shall have all the rights of control
attributed hereby to the Landlord. 
 The parking facilities provided for herein are provided solely for the
accommodation of Tenant, and Landlord assumes no responsibility or liability of any kind whatsoever from whatever cause with respect to the automobile parking areas, including adjoining streets, sidewalks, driveways, property and passageways, or the
use thereof by Tenant or tenant’s employees, customers, agents, contractors or invitees. Tenant may not assign, transfer, sublease or otherwise alienate the use of the parking facilities without Landlord’s prior written consent.
Tenant’s continued right to use the parking facilities is conditioned upon Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility, Tenant’s cooperation
in seeing that Tenant’s employees and visitors also comply with such rules and regulations, and Tenant not being in default under this Lease. 
 42. SEVERABILITY. Any provision of this Lease which shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other provision hereof, and the remaining provisions
hereof shall nevertheless remain in full force and effect. 
 43. GOVERNING LAW. This Lease shall be governed by and
construed in accordance with the laws of the Commonwealth of Pennsylvania. 
 44. ENTIRE AGREEMENT. This Lease contains
all covenants and agreements between Landlord and Tenant relating in any manner to the Rent, use and occupancy of the Demised Premises and Tenant’s use of the Building and other matters set forth in this Lease. No prior agreement or
understanding pertaining to the same shall be valid or of any force or effect and the covenants and agreements of this Lease shall not be altered, modified or added to except in writing signed by Landlord and Tenant. 
  

 24 

 IN WITNESS WHEREOF, this Lease has been executed by the parties hereto the day and year
first above written. 
  

									
	LANDLORD:
	
	SIX TOWER BRIDGE ASSOCIATES, a Pennsylvania limited partnership
		
	By:  	 	SIX OLIVER TOWER ASSOCIATES, Managing General Partner
			
		 	By:  	 	 SIX OLIVER TOWER CORPORATION,
 General Partner

				
		 		 	By:  	 	/s/ Donald W. Pulver
		 		 		 	 Name: 
	 	 Donald W. Pulver

		 		 		 	Title:	 	 President

	
	TENANT:
	
	NEUROMED PHARMACEUTICALS, INC., a Delaware corporation
		
	By: 	 	/s/ Bruce Colwill
	PRINT BELOW

									
		
	Name: 	 	Bruce Colwill

									
		
	Title: 	 	CFO

  

 25 

 EXHIBIT “A” 
 SITE PLAN 
  

 EXHIBIT “A” - 1 

					
		  	 EXHIBIT “A”
 SITE PLAN
	  	OLIVER TYRONE PULVER CORPORATION

 

 
 Tower Bridge 
 Tower Bridge is a 45-acre development spanning the historical boroughs of Conshohocken and West Conshohocken in central suburban Philadelphia, traversed by the scenic Schuylkill River. It is commercially
zoned for 1.7 million square feet of office, hotel and retail space. Its buildings began opening in 1989 with the 270,000 square foot One Tower Bridge, and seven office buildings comprising an additional 1 million square feet have since
been completed. The 288-room Philadelphia Marriott West and the 137-room Residence Inn by Marriott provide lodging options within the Tower Bridge development on both sides of the river. 
 

 

 

 
  
 EXHIBIT “B” 
 DEMISED PREMISES - FLOOR LOCATION 
 SIX TOWER BRIDGE 
 TYPICAL FLOOR PLAN 
 OLIVER TYRONE PULVER
CORPORATION 
 BOWER LEWIS THROWER ARCHITECTS 
 Gartner Group 
 Storage Tek 
 TENANT SPACE 
 Neuromed Pharmaceuticals, Inc. 
 Trelleborg Sealing Solutions 
 ELEVATOR LOBBY

 4th FLOOR 

 EXHIBIT “B” 
 DEMISED PREMISES - FLOOR LOCATION 
  

 EXHIBIT “B” - 1 

 EXHIBIT “C” 
 MINIMUM TENANT FINISH STANDARDS 
 Interior finishes will be
custom designed to fit tenant needs and must meet the following minimum standards. The entire ceiling will be completed prior to completion of interior walls and as a symmetrical grid centered at the center of the Building. The finished ceiling will
be a Donn Fineline system with natural fissured acoustic tile, concealed sprinkler heads and Columbia Parablume 2’ x 4’ deep-cell return air florescent light fixtures with 3500 K lamps 8’6” above the finished floor. Doorframes
will be full height welded steel, doors will be 3’0” x 8’4” paint grade solid core birch veneer with two pairs of stainless steel ball bearing hinges. Hardware will be Schlage D Series. Walls will be 5/8” drywall on 2 1/2
metal studs, painted, with 4” vinyl base. Window coverings will be 1” horizontal Venetian blinds to match exterior wall. HVAC will be distributed through linear diffusers at the perimeter and flush 2 x 2 grilles on the interior. Building
standard carpet will be tenant’s color choice. All light fixtures in areas with exterior window exposures will be aligned so that they are perpendicular to the windows. 
 On single Tenant floors, the lobby and core areas shall be considered part of the Demised Premises and the lobby areas shall be deemed part
of the Tenant Finish Work, payable from the Tenant Finish Allowance if and to the extent provided in the Lease or otherwise by Tenant. 
 On multi-tenant floors, Tenant shall be responsible for contributing to the elevator lobby and common areas on such floor in an amount equal to the total cost of the design and finish of such areas multiplied by a number, the numerator of
which is the area of Tenant’s Demised Premises and the denominator of which is the total rentable area on such floor. Finishes in the elevator lobby and common areas will be one foot by one-foot spline tiles with fluorescent downlights and one
inch reveal at all edges of the ceiling. 
 The core and shell HVAC system shall terminate at stub connections of the supply and
return air duct work approximately 5’ from the core; however, Landlord reserves the right to install ductwork beyond such core to service the Demised Premises, and such ductwork shall be paid for from the Tenant Finish Allowance if provided in
the Lease or otherwise by Tenant. All design and distribution beyond the area furnished by Landlord shall also be a tenant improvement cost payable from the Tenant Finish Allowance if and to the extent provided in the Lease or otherwise by Tenant.

 All design and distribution beyond a core area sprinkler loop are a tenant improvement cost paid for from the Tenant Finish
Allowance if provided in the Lease or otherwise by Tenant; Landlord reserves the right to install portions of the sprinkler system beyond such core to service the Demised Premises, and such work shall be paid for from the Tenant Finish Allowance if
provided in the Lease or otherwise by Tenant. 
  

 Exhibit “C” - 1 

 EXHIBIT “D” 
 TENANT FINISH WORK DESIGN AND COST APPROVAL PROCEDURES 
 (This exhibit is not
applicable to this lease at commencement, 
 however, remains for future construction, if any) 
 Landlord and Tenant agree as follows: 
 1. Tenant Finish Architect/Tenant Finish Contractor. Tenant shall retain the services of a qualified and experienced tenant finish architect (the “Tenant Finish Architect”) and other
consultants as shall be reasonably necessary for the purposes of planning, designing and administering the design and construction of the Demised Premises for tenant occupancy. The Tenant Finish Architect shall be responsible for the development,
completion and submission of certain design and construction documentation for Tenant’s review and approval as set forth herein. 
 Landlord shall likewise retain the services of a qualified and experienced tenant finish general contractor (the “Tenant Finish Contractor”) and such other specialty contractors as shall be
reasonably necessary for the purpose of preparing preliminary and final budget estimates of tenant finish and to construct tenant finish work. The selection of the Tenant Finish Contractor by Landlord shall be subject to the approval of Tenant,
which approval shall not be unreasonably withheld or delayed. 
 2. Designation of Tenant’s Construction
Representative. Prior to the commencement of any tenant finish design documentation as set forth herein, Tenant shall designate, in writing, a single individual as “Tenant’s Construction Representative”. Tenant’s Construction
Representative shall be Tenant’s authorized representative for purposes of rendering decisions on all tenant design and construction issues and shall be available to meet and consult with Landlord, the Tenant Finish Architect and the Tenant
Finish Contractor on a continuing basis concerning matters which are the subject of this Exhibit “D”. Tenant’s Construction Representative shall have the exclusive authority to (a) legally bind Tenant, its affiliates and parent
companies under this Exhibit “D”; (b) approved and revise Tenant Design and Construction Documentation as required hereunder; (c) approve Tenant Construction, including the authority to inspect the in-progress and completed
Tenant Finish Work Construction and to prepare and inspect all punch list items; (d) recommend and authorize changes to Tenant Design and Tenant Finish Construction (subject to Landlord’s prior written approval); and (e) review and
approve preliminary and final cost and budget proposals and cost changes relating to the tenant design and construction process. 
 3. Determination of Tenant’s Spare Requirement Program. Landlord and the Tenant Finish Architect shall meet with Tenant to determine Tenant’s Space Requirement Program. Tenant’s
Space Requirement Program shall include a determination of Tenant’s general space requirements, Tenant’s specific functional and organizational space requirements, special lighting, electrical and security requirements, preferred locations
and configurations of offices, conference rooms, libraries, reception, file rooms and other offices, and a determination of any other specialized tenant requirements. 
 The Tenant Finish Architect may confirm Tenant’s Space Requirement Program in writing to Tenant, based upon the information gathered and determinations of Tenant’s general space requirements.

 4. Preparation and Approval of Tenant’s Test Fit Plan. Based upon the general and specialized
requirements of Tenant’s Space Requirement Program, and provided that Landlord has submitted conceptual plans to Tenant by the date set forth in item 1 of Schedule D-1, the Tenant Finish Architect shall, on or before the date set forth in
Item 2 of Schedule D-1, develop and submit to Tenant and Landlord “Tenant’s Test Fit Plan”, which shall generally indicate the functional and organizational

  

 Exhibit “D” - 1 of 7 

 
relationships of the Demised Premises, the location and size of said Demised Premises, all demising partitions, interior walls and doors, the location and configuration of office areas, the
layout of typical furniture and other special conditions and requirements of Tenant’s space. 
 Upon
completion of Tenant’s Test Fit Plan, the Tenant Finish Architect shall deliver copies of the completed Tenant’s Test Fit Plan to Tenant and two (2) copies to Landlord. 
 5. Approval of Preliminary Budget Proposal. Following Tenant’s approval of Tenant’s Test Fit Plan, and the
revisions made thereto, Landlord shall submit the same to the Tenant Finish Contractor for pricing of Tenant Finish Work shown in the approved Tenant’s Test Fit Plan. Landlord shall thereafter prepare and submit by the date set forth in item 3
of Schedule D-1, for Tenant’s review and approval, a preliminary budget proposal, setting forth in detail, the cost of Building Standard, Above-Standard and all other Tenant Finish Work shown in Tenant’s Test Fit Plan. The Preliminary
Budget Proposal may also include all planning, design and engineering costs necessary in the preparation of tenant finish documentation, as well as the costs associated with construction, including, without limitation, necessary permits, the Tenant
Finish Contractor fees and Landlord’s construction management fees. 
 Following receipt of the Preliminary
Budget Proposal, Tenant shall, on or before the date set forth in Item 4 of Schedule D-1, approve and/or disapprove the Preliminary Budget Proposal and/or indicate areas for value engineering. 
 6. Preparation and Approval of Tenant Construction Documents. Immediately upon Tenant’s written approval of
Tenant’s Test Fit Plan, the Preliminary Budget Proposal and a signed lease, Tenant shall authorize the preparation of Tenant Construction Documents which shall consist of, at a minimum, floor plans, reflected ceiling plans, power and telephone
plans, mechanical plans, electrical plans, fire protection plans, plumbing plans and all other details and schedules designating the locations and specifications of all mechanical, electrical, fire protection and plumbing equipment, all partitions,
doors, lighting, fixtures, electrical receptacles and switches, telephone outlets, specialty air-conditioning, as well as all other specialty systems or equipment to be installed in the Demised Premises, which documents shall be completed on or
before the date set forth in Item 5 of Schedule D-1. 
 Upon completion of Tenant Construction Documents,
the Tenant Finish Architect shall complete and deliver three (3) sets of the completed Tenant Construction Documents to Tenant and Landlord for the Tenant’s approval. 
 In the event Tenant shall propose revisions to Tenant Construction Documents, as submitted by the Tenant Finish Architect,
Tenant shall describe such proposed revisions in writing and in sufficient detail to adequately inform the Tenant Finish Architect as to the scope and nature of the proposed revisions. Tenant’s proposed revisions shall be prepared and submitted
to the Tenant Finish Architect and Landlord as soon as practicable following receipt of Tenant’s Test Fit Plan so as to avoid delay. Major revisions of Tenant’s Test Fit Plan which makes it impracticable for Landlord using reasonable
efforts, to comply with the ten (10) day limitation shall be deemed a period of Tenant Delay. Tenant shall be available for necessary consultations with the Tenant Finish Architect to further refine the proposed revisions and to assist the
Tenant Finish Architect in incorporating such revisions into Tenant Construction Documents. 
 In the event
Landlord shall propose revisions to Tenant Construction Documents, as submitted by the Tenant Finish Architect, Landlord shall describe such proposed revisions in writing and in sufficient detail to adequately inform the Tenant Finish Architect as
to the scope and nature of the

  

 Exhibit “D” - 2 of 7 

 
proposed revisions. Landlord’s proposed revisions shall be prepared and submitted to the Tenant Finish Architect and Tenant as soon as is practical following receipt of the Tenant
Construction Documents so as to avoid delay but in no event beyond the ten (10) day limitation. Landlord shall be available for necessary consultations with the Tenant Finish Architect to further refine the proposed revisions and to assist the
Tenant Finish Architect in incorporating such revisions into Tenant Construction Documentation. 
 7. Approval
of Final Budget of Tenant Construction Documents. Following Tenant’s approval of Tenant Construction Documents, including revisions thereto, Landlord shall submit Tenant Construction Documents to the Tenant Finish Contractor for final
pricing of Tenant Finish Work Construction shown therein. The Tenant Finish Contractor shall thereafter prepare and submit on or before the date set forth in Item 6 of Schedule D-1, for Tenant’s review and approval, the Final Budget
Proposal setting forth in detail the cost of Building Standard, Above-Standard and all other Tenant Finish Work shown in Tenant Construction Documents. The Final Budget Proposal may also include Landlord’s final pricing of all design and
engineering services necessary for preparation of tenant finish documentation as well as the costs associated with construction, including, without limitation, the costs of necessary permits, the Tenant Finish Contractor’s fees and
Landlord’s construction management fees. 
 Following receipt of the Final Budget Proposal, Tenant shall, on
or before the date set forth in Item 7 of Schedule D-1, approve or disapprove the Final Budget Proposal. 
 8. Construction of Tenant Finish Work. Immediately following the approval of Tenant Construction Documents and the pricing related thereto, Landlord shall, not later than the date set forth in Item 8 of Schedule D-1, cause the
Demised Premises to be improved and completed, in a good and workmanlike manner and in accordance with Tenant Construction Documents and in accordance with all applicable laws. Notwithstanding the foregoing, Landlord reserves the right to make
substitutions of the material or components of equivalent grade and quality when and if (i) specified materials or components shall not be readily or reasonably available and (ii) Landlord likewise reserves the right to make changes in the
work necessitated by the conditions encountered during the course of construction in each case with Tenant’s prior written approval (which approval shall not be unreasonably withheld or delayed if such substitutions or changes are in general
conformity with Tenant Construction Documents). 
 9. Tenant Delays Defined. A “Tenant Delay” is
any delay in the completion of tenant finish documentation or in preparation of the Demised Premises for occupancy, caused by any act or omission of Tenant, including, without limitation, the following: 
 (a) Tenant’s failure to review and approve in a timely manner the Conceptual Plan, preliminary budget proposal, or final
budget proposal. 
 (b) Delay caused by revisions to Tenant’s Test Fit Plan or Tenant Construction Documents
requested by Tenant. 
 (c) Delay in preparation of Tenant Finish Documentation or in the commencement of Tenant
Finish Work Construction resulting from Tenant’s disapproval of the Preliminary and Final Budget Proposals except to the extent such disapproval is the result of the Preliminary and Final Budget Proposals being incomplete, inaccurate or not in
accordance with Tenant’s Test Fit Plan. 
 (d) Delay in furnishing long lead time materials or components
required by Tenant which are not within Building Standard, provided, however, that Tenant shall be notified of Landlord’s

  

 Exhibit “D” - 3 of 7 

 
estimated or anticipated delay. Tenant shall be given an opportunity to specify alternate requirements within three (3) days of such notification. 
 (e) The performance or nonperformance of any work or activity required to be performed by Tenant or any of its employees,
agents or separate contractors except by reason of force majeure. 
 (f) Any other fault, omission or delay of
Tenant, its employees, agents, representatives or separate contractors, except by reason of force majeure or Landlord delay. 
 10. Landlord Delays Defined. A “Landlord Delay” is any delay in the completion of construction of the Building, or in preparation of the Demised Premises for occupancy, caused by any act
or omission of Landlord, including, without limitation, the following: 
 (a) Landlord’s failure to review
or approve in a timely manner the Tenant Construction Documents. 
 (b) The non-performance of any work or
activity required to be performed by Landlord or any of its employees, agents or separate contractors except by reason of force majeure or Tenant Delay. 
 (c) Any other default, omission or delay of Landlord, its employees, agents or representatives except by reason of force
majeure or Tenant Delay. 
 11. Tenant’s Separate Contractors. Tenant may, at Tenant’s sole
cost and expense, perform other finish work related to the Demised Premises with separate contractors, subject to the following requirements: 
 (a) Tenant shall obtain prior written approval of Landlord of the specified work to be performed and shall furnish Landlord with adequate design documentation of same. 
 (b) As soon as practicable, Tenant shall furnish to Landlord, in writing, the names or persons or entities proposed to
perform Tenant’s separate work. Tenant shall not contract with any person or entity about whom Landlord has reasonable objection. 
 (c) The terms and conditions of any contract for construction between Tenant and his separate contractors shall be in conformity with the terms and conditions of the agreement between Owner and the Tenant
Finish Contractor for construction of Tenant Finish Work and shall be subject to the review and approval of Landlord, which approval shall not be unreasonably withheld or delayed. 
 (d) The work of Tenant’s separate contractors shall not, at any time or in any manner, interfere with any work being
performed by Landlord, Landlord’s Base Building Contractor, the Tenant Finish Contractor and any other entity or person employed by Landlord. Tenant shall be and remain liable to Landlord for all costs of any kind which are incurred by Landlord
as a result of interference, disruption or non-coordination with the work of Landlord’s contractor. 
 (e)
Landlord shall endeavor to afford Tenant’s separate contractors reasonable access to work areas at reasonable times consistent with the restrictions herein, provided, however, that the decision of Landlord as to such access shall be final.

  

 Exhibit “D” - 4 of 7 

 (f) Tenant and Landlord shall each be responsible for
(i) transportation, safekeeping and storage of material and equipment used in the performance of the work by its separate contractors, (ii) for removal of debris and waste resulting therefrom, (iii) for defective design and work
caused by its separate contractors and (iv) for any damage caused by its separate contractors. Each of Landlord and Tenant shall also indemnify and hold harmless the other party from any and all claims arising out of, in any manner, the
operations of their own respective contractor’s contractors. 
 (g) Notwithstanding anything to the contrary
contained herein, Tenant shall retain for the Tenant Finish Work the same engineer who is retained by Landlord for the Base Building, provided such engineers are competitively priced. 
 12. Tenant’s Construction Representative/Administrative Duties. Tenant’s Construction Representative shall
assist the Tenant Finish Architect in providing construction administration of tenant work as set forth in the Contract for Tenant Finish Work Construction between Owner and the Tenant Finish Contractor, which Contract for the Tenant Finish Work
Construction shall be subject to review by Tenant prior to the commencement of Tenant Finish Work. 
 Tenant’s Construction Representative shall visit the Demised Premises on a continuing basis during construction, so as to become familiar with the progress and quality of such work, and shall assist in the inspection and verification
of the performance of all Work done by the Tenant Finish Contractor. 
 Tenant’s Construction Representative
shall, upon request of Landlord, assist the Tenant Finish Architect in reviewing the Tenant Finish Contractor’s Monthly Applications for Payment, and shall inspect the Demised Premises to determine whether the quality and quantity of the work
done by the Tenant Finish Contractor is consistent with Tenant Construction Documents and the Tenant Finish Contractor’s monthly billing. 
 Tenant’s Construction Representative shall, in conjunction with the Tenant Finish Architect, approve, sign and return to Landlord the Tenant Finish Contractor’s Monthly Application for Payment
within five (5) business days of receipt thereof or advise Landlord within the same five (5) business day period of any portion of the invoice which is not approved. Tenant’s Construction Representative shall likewise advise Landlord
of any objection to the performance of Tenant Finish Work, and Landlord shall, if in agreement therewith, promptly undertake and diligently prosecute the correction of any nonconforming work performed by the Tenant Finish Contractor. Tenant’s
approval of the Tenant Finish Contractor’s Application for Payment, as may be modified, shall be deemed a representation by Tenant that all work so approved is in general conformance with Tenant Construction Documents. 
 At the request of Landlord, and prior to Substantial Completion, Tenant’s Construction Representative shall conduct an
inspection of Tenant Finish Work Construction within the Demised Premises and shall prepare and deliver to Landlord a detailed listing of all observed items, materials and systems which require replacement, repair or additional work by the Tenant
Finish Contractor (the “Preliminary Punch List”). At the request of Landlord, Tenant’s Construction Representative shall again inspect the Demised Premises to verify satisfactory completion of the Preliminary Punch List items,
material or systems requiring corrective or additional work by the Tenant Finish Contractor and to the extent necessary within thirty (30) days of substantial completion prepare and deliver to Landlord a detailed list of any remaining item
requiring repair, replacement or corrective work (the “Final Punch List”). 
  

 Exhibit “D” - 5 of 7 

 On the Lease Commencement Date, it shall be conclusively presumed, and the
presumption shall be binding on Tenant, that all work theretofore performed by the Tenant Finish Contractor and not objected to by Tenant, was satisfactorily performed in accordance with, and meets the requirements of, the Lease Agreement. The
foregoing presumption shall not apply, however, to (i) required work not actually completed, (ii) latent defects in such work which could not reasonably have been discovered, provided, however, that Tenant shall notify Landlord of such
latent defects within sixty (60) days after the Commencement Date, and (iii) Final Punch List items for which Tenant’s thirty (30) day period of notification has not expired. 
 13. Payment of Tenant’s Share of Tenant Finish Work Costs. The cost of Tenant Finish Work shall consist of the
payments for engineering services provided by the Tenant Finish Architect and Landlord’s engineers and the payments for construction services provided by the Tenant Finish Contractor and other specialty contractors and the supervision thereof,
as follows: 
 (a) Engineering Services. The Tenant Finish Architect shall perform and coordinate all
structural, mechanical, plumbing, electrical, fire protection and other engineering required to extend or adapt the Building and the Building systems to meet Tenant’s occupancy requirements and to prepare all necessary Tenant Finish
Documentation for Tenant’s occupancy. Tenant shall pay the cost of all such engineering services. 
 (b)
Construction Services. Construction of Tenant Finish Work shall be performed by the Tenant Finish Contractor and other specialty contractors under Landlord’s direction. The cost of the construction services is defined to consist of:
(i) the direct cost of such construction work, plus an amount equal to 5% thereof to cover the Tenant Finish Contractor’s field overhead (General Conditions), plus (ii) a fee required by the Tenant Finish Contract to cover the Tenant
Finish Contractor’s Fee, plus (iii) an amount equal to 2% of the sum determined in clause (i) above, for Landlord’s overhead and supervision. Tenant shall be responsible for and pay to Landlord that portion of the construction of
Tenant Finish Work including the sums determined by clauses (i), (ii) and (iii) above attributable to construction in excess of the          allowance set forth in Section 9 of the Lease,
less the cost to Tenant for any Landlord Delay as defined herein. 
 (c) Tenant Delay Cost. In addition
to, and not in limitation of, the amounts required to be paid by Tenant under the Lease by reason of a Tenant Delay, Tenant shall pay for, and hold Landlord harmless from, the cost of overtime, additional labor, supervision and other design or
construction acceleration costs resulting from Tenant Delay which are reasonably necessary to maintain the scheduling requirements of the Lease. 
 15. Omissions. If Tenant shall request Landlord to omit any item of material, equipment, or fixtures specified as Building Standard which Landlord has not theretofore installed and the omission
thereof will not, in the reasonable judgment of Landlord, delay the completion of any of Landlord’s other work, Landlord shall not install, and shall be under no further obligation to install, such item. 
 16. Removal of Debris. Landlord is responsible for removal of all debris within and adjacent to the Demised Premises,
except debris created by Tenant or Tenant’s separate contractors. Landlord shall leave the Demised Premises, upon completion of all construction trades, in a fully serviceable fashion. Landlord is responsible for coordination of all trades and
their performance, to assure for conformance with the standards and cleanup as specified above. 
  

 Exhibit “D” - 6 of 7 

 17. Furniture and Furniture Systems. Tenant shall coordinate the
installation of any furniture, furniture system, telephone, computer or communication system ordered or to be installed by Tenant in the Demised Premises, with any work in the Demised Premises and/or the Building and shall perform or cause such
installation to be performed in such a manner to assure harmonious labor relations and so as to not damage the Building or interfere with its operation provided, however, that Landlord agrees to cooperate and cause contractors to cooperate with
Tenant and its contractors relative to such coordination. In the event of a work stoppage or slowdown by Landlord’s subcontractors as a result of Tenant’s installation of furniture or furniture systems, Tenant will, immediately upon notice
from Landlord, cease all such work or activities. 
  

 Exhibit “D” - 7 of 7 

 EXHIBIT D-1 
 Six Tower Bridge 
 Conshohocken, PA 
 Drawings and Construction Schedule 
                     , 2005 
  

			
	 1.                          , 2004
	  	Landlord Submission of Conceptual Plans
		
	 2.                          , 2004
	  	Tenant Submission of Tenant Test Fit Plan
		
	 3.                          , 2004
	  	Landlord Submission of preliminary budget proposal
		
	 4.                          , 2004
	  	Tenant approval of preliminary budget proposal
		
	 5.                          , 2004
	  	Tenant submission of final construction documents to Landlord
		
	 6.                          , 2004
	  	Landlord submission of final tenant budget proposal to Tenant
		
	 7.                          , 2004
	  	Tenant approve final budget proposal authorize Tenant Finish Work
		
	 8.                          , 2004
	  	Tenant improvement construction start

  

 Exhibit “D-1” - 1 

 EXHIBIT “E” 
 FORMULATION OF USABLE AND RENTABLE 
 SQUARE FOOT AREAS FOR EACH
TENANT AREA 
  

	I.	OFFICE AREAS - Floors 1 through 4 

 1. Multi-Tenant Floors. The dimensions used in calculating the Usable Area for each tenant on a Multi-Tenant Floor are measured from the outside face of the exterior window frame to the tenant side of the common corridor wall and
from centerline to centerline of the adjacent Tenant demising walls. 
 The multi-tenant add-on factor is
determined by the amount of Floor Common and Building Common Areas throughout the Building. The Floor Common Areas consist of toilet and utility rooms, elevator lobbies, fan rooms and the minimum common corridor required by convenience and code to
provide two (2) means of egress from tenant areas to exit stairways, as well as to provide access to toilet and utility rooms. 
 The Building Common Areas which serve and benefit all tenants are established as follows: fire stairs, elevators, elevator lobby, fire exit corridors, fire command station, main entrance area, plumbing
and mechanical shafts, elevator machine room, electric rooms, meter rooms, generator room and mechanical room. 
 2. Single
Tenant Floors. The Usable Area for a full floor tenant is determined by measuring the area of the entire floor to the outside face of the exterior window frames and subtracting any shaft area, i.e., elevators, stairs, plumbing and mechanical
shafts. The Rentable Area of a full floor shall equal the usable area thereof, determined as aforesaid, plus an allocation of the Building Common Areas as set forth above. 
 AREA CALCULATIONS 
 SIX TOWER BRIDGE 
 CONSHOHOCKEN, PA 
  

																	
	 Floor
	  	Gross
Area	  	Building
Common
Areas	  	Single
Tenant
Usable
Area	  	Floor
Common
Areas	  	Multi
Tenant
Usable
Area	  	Multi
Tenant
Floor
Factor	  	Floor
Rentable
Area	  	Single
Tenant
Floor
Factor
	 P-l
	  	3,913	  	3,913	  	0	  	0	  	0	  	1.15503	  	0	  	0
	 1
	  	22,149	  	1,049	  	21,370	  	1,210	  	20,160	  	1.15503	  	23,285	  	1.08963
	 2
	  	22,419	  	1,022	  	21,397	  	1,210	  	20,187	  	1.15503	  	23,317	  	1.08972
	 3
	  	22,419	  	1,022	  	21,397	  	1,210	  	20,187	  	1.15503	  	23,317	  	1.08972
	 4
	  	22,419	  	1,022	  	21,397	  	1,210	  	20,187	  	1.15503	  	23,317	  	1.08972
	 5
	  	22,419	  	1,022	  	21,397	  	1,210	  	20,187	  	1.15503	  	23,317	  	1.08972
	 PH
	  	544	  	544	  	0	  	0	  	0	  	1.15503	  	0	  	0
		  	 	  	 	  	 	  	 	  	 	  		  	 	  	
	 Total
	  	116,552	  	9,594	  	106,958	  	6,050	  	100,908	  	—  	  	116,552	  	—  

  

 Exhibit “E” - 1 

 EXHIBIT “F” 
 RULES AND REGULATIONS 
 1. The sidewalks, halls, passages,
exits, entrances, elevators, moving stairs and stairways of the Building shall not be obstructed by any of the tenants or used by them for any purpose other than for ingress to and egress from their respective premises. The halls, passages, exits,
entrances, elevators, moving stairs and stairways are not for the general public and Landlord shall in all cases retain the right to control and prevent access thereto of all persons whose presence in the judgment of Landlord would be prejudicial to
the safety, character, reputation and interest of the Building and its tenants, provided that nothing herein contained shall be construed to prevent such access to persons with whom any tenant normally deals in the ordinary course of its business,
unless such persons are engaged in illegal activities. No tenant and no employee or invitee of any tenant shall go upon the roof of the Building. Landlord shall have the right at any time without the same constituting an actual or constructive
eviction and without incurring any liability to Tenant therefore to change the arrangement and/or location of entrances or passageways, doors or doorways, corridors, elevators, stairs, toilets or other common areas of the Building, provided such
change does not materially interfere with Tenant’s business operations or modify the access to the Premises through the Building. 
 2. Except as set forth in the Lease, no sign, placard, picture, name, advertisement or notice visible from the exterior of any tenant’s premises shall be inscribed, painted, affixed or otherwise displayed by any tenant on any part of
the Building without the prior written consent of Landlord. Landlord will adopt and furnish to tenants general guidelines relating to signs inside the Building. Tenant agrees to conform to such guidelines. All approved signs or lettering on doors
shall be printed, painted, affixed or inscribed at the expense of Tenant by a person approved by Landlord. Material visible from outside the Building will not be permitted. 
 3. The Demised Premises shall not be used for the storage of merchandise held for sale to the general public or for lodging. No cooking
shall be done or permitted on the Demised Premises except private use by Tenant of Underwriters’ Laboratory approved equipment for microwave cooking, brewing coffee, tea, hot chocolate and similar beverages shall be permitted, provided that
(i) such use is in accordance with all applicable federal, state and municipal laws, codes, ordinances, rules and regulations, and (ii) is reasonably approved by Landlord. 
 4. No tenant shall employ any person or persons other than the janitor of Landlord for the purpose of cleaning its premises unless otherwise
agreed to by Landlord in writing. No tenant shall cause any unnecessary labor by reason of such tenant’s carelessness or indifference in the preservation of good order and cleanliness. 
 5. Landlord will furnish each tenant free of charge with two (2) keys to each door lock provided in the Premises by Landlord. Landlord
may make a reasonable charge for any additional keys and additional requests for keys shall not be withheld. No tenant shall have any such keys copied or any keys made. No tenant shall alter any lock or install a new or additional lock or any bolt
on any door of its premises without Landlord’s written approval. Each tenant, upon the termination of its lease, shall deliver to Landlord all keys to doors in the Building. 
 6. Landlord shall designate appropriate entrances and a “freight” elevator for deliveries or other movement to or from the Demised
Premises of equipment, materials, supplies, furniture or other property, and Tenant shall not use any other entrances or elevators for such purposes. The “freight” elevator shall be available for use by all tenants in the Building, subject
to such reasonable scheduling as Landlord in its discretion shall deem appropriate, and not during peak elevator usage hours of 8:00 a.m.

  

 Exhibit “F” - 1 of 4 

 
to 9:30 a.m., 11:30 a.m. - 1:00 p.m. and 4:45 p.m. - 6:00 p.m. All persons employed and means or methods used to move equipment, materials, supplies, furniture or other property in or out of the
Building must be reasonably approved by Landlord prior to any such movement. Landlord shall have the right to prescribe the maximum weight, size and position of all equipment, materials, furniture or other property brought into the Building. Heavy
objects shall, if considered necessary by Landlord, stand on a platform of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss or damage to any such property from any cause, and all damage done
to the Building by moving or maintaining such property shall be repaired at the expense of Tenant. 
 7. No tenant shall use or
keep in the Demised Premises or the Building, any kerosene, gasoline or inflammable or combustible fluid or material. No tenant shall use any method of heating or air-conditioning other than that supplied by Landlord. No tenant shall use or keep or
permit to be used or kept any foul or noxious gas or substance in the Demised Premises, or permit or suffer the Demised Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason
of noise, odors or vibrations, or interfere in any way with other tenants or those having business in the Building, nor shall any animals or birds be brought into or kept in the Demised Premises or the Building, except seeing-eye dogs. 

8. Landlord shall have the right, exercisable with 30 days’ notice and without liability to any tenant, to change the name or street
address of the Building. 
 9. Landlord reserves the right to exclude from the Building between the hours of 6:00 p.m. and 7:00
a.m. and at all hours on Saturdays, Sundays and legal holidays, all persons who do not present identification acceptable to Landlord and who are not escorted by Tenant’s employees. Each tenant shall provide Landlord with a list of all persons
authorized by Tenant to enter its Demised Premises and shall be liable to Landlord for all acts of such persons. Landlord shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any
person. In the case of invasion, mob, riot, public excitement or other circumstances rendering such action advisable in Landlord’s opinion, Landlord reserves the right to prevent access to the Building during the continuance of the same by such
action as Landlord may deem appropriate, including closing doors. 
 10. The directory of the Building will be provided for the
non-exclusive display of the name and location of Tenant and the principal officers and employees of Tenant at the expense of Tenant. 
 11. No curtains, draperies, blinds, shutters, shades, screens or other coverings, hangings or decorations shall be attached to, hung or placed in, or used in connection with any exterior or lobby- facing window of the Building without the
prior written consent of Landlord, which consent shall not be unreasonably withheld. The building standard window coverings will remain in the fully open or fully closed position, or, by wand control, darkened or lightened, and shall not be
placed halfway opened or closed. Tenant shall keep window coverings closed when the effect of sunlight (or lack thereof) would impose unnecessary loads on the Building’s heating or air-conditioning systems. 
 12. Each tenant shall ensure that the doors of its Demised Premises are closed and locked and that all water faucets, water apparatus and
utilities are shut off before Tenant or Tenant’s employees leave the Demised Premises. On multiple-tenancy floors, all tenants shall keep the doors to the Building corridors closed at all times except for ingress and egress. 
 13. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were
constructed, no foreign substance of any kind whatsoever shall be thrown therein and the expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose employees or invitees, shall
have caused it. 
  

 Exhibit “F” - 2 of 4 

 14. Except with the prior written consent of Landlord, no tenant shall sell at retail
newspapers, magazines, periodicals, theater tickets in or on the Demised Premises, nor shall any tenant carry on or permit or allow any employee to carry on the business of stenography,          typewriting,
printing or photocopying or any similar business in or from the Demised Premises, for the service or accommodation of occupants of any other portion of the Building, nor shall the premises of any tenant be used for manufacturing of any kind, or any
business or activity other than that specifically provided for in such tenant’s lease. 
 15. No tenant shall install any
radio or television antenna, loudspeaker, or other device on the roof or exterior walls of the Building without the written approval of Landlord. No TV or radio or recorder shall be played in such a manner as to cause a nuisance to any other tenant.

 16. There shall not be used in any space, or in the public halls of the Building, either by any tenant or others, any hand
trucks except those equipped with rubber tires and side guards or such other material handling equipment as Landlord may approve. No other vehicles of any kind shall be brought by any tenant into the Building or kept in or about its premises, except
as may be required to reasonably accommodate individuals with disabilities in accordance with The Americans with Disabilities Act. 
 17. Each tenant shall store all 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 without being in violation of any law or ordinance governing such disposal. All garbage and refuse disposal shall be made only through entry ways and elevators provided for such purposes
and at such times as Landlord shall designate. 
 18. Canvassing, soliciting, distribution of handbills or any other written
material and peddling in the Building are prohibited, and each Tenant shall cooperate to prevent the same. 
 19. Special,
non-building standard requirements of tenants will be attended to only upon application in writing at the office of the Building. Employees of Landlord shall not perform any work or do anything outside of their regular duties unless under special
instructions from Landlord. 
 20. Landlord may waive any one or more of these Rules and Regulations for the benefit of any
particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver or such Rules and Regulations in favor of any other tenant or tenants, or prevent Landlord from thereafter enforcing any such Rules and Regulations against
any or all of the tenants of the Building; providing, however, that on the whole these rules and regulations shall be enforced against all tenants in the Building in a non-discriminatory manner. 
 21. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the
agreements, covenants, conditions and provisions of any lease of premises in the Building. To the extent these Rules and Regulations are inconsistent with the provisions of the Lease, the Lease shall govern. 
  

 Exhibit “F” - 3 of 4 

 22. Landlord reserves the right to make such other reasonable rules and regulations as in
its reasonable judgment may from time to time be needed for the safety, care and cleanliness of the Building and for the preservation of good order therein, not to interfere with the use of Tenant’s office space, provided such rules and
regulations are enforced in a non-discriminatory manner. 
  

 Exhibit “F” - 4 of 4 

 EXHIBIT “G” 
 CLEANING SPECIFICATIONS 
 General Cleaning Five (5) Nights Per Week,
Monday through Friday nights. 
 NIGHTLY 
  

	 	1.	Damp wipe spills on surfaces. 

  

	 	2.	Empty and dust wipe all waste receptacles. 

  

	 	3.	Place waste in bags and leave in a designated area. 

  

	 	4.	Empty, clean and refill smoking urns as needed. 

  

	 	5.	Dust all areas within hand high reach; this includes window sills, wall ledges, chairs, desks, tables, baseboards, file cabinets, radiators, pictures and all manner of
office furniture. 

  

	 	6.	Damp wipe all glass top desks and tables. Do not disturb papers and equipment. 

  

	 	7.	Damp wipe spillage on furniture in lounge and lunch room areas. 

  

	 	8.	Sweep with treated cloths all composition tile flooring. 

  

	 	9.	Vacuum all carpeted areas and remove spots. Spot vacuum one night, full vacuum every other night. 

  

	 	10.	Sweep and wash walk-off mats as necessary. 

  

	 	11.	Vacuum or wash walk-off mats as necessary. 

  

	 	12.	Remove finger marks where possible from painted walls, partitions and doors. 

  

	 	13.	Remove finger marks from public door and wall surfaces. 

  

	 	14.	Clean interior surfaces of elevator cabs and wash and wax composition tile flooring, or vacuum carpet. 

  

	 	15.	Sweep public stairways, dust or damp wipe stair railings. 

  

	 	16.	Sweep nightly with treated duster and wash or buff weekly the hard surface flooring of lobbies and corridors. 

  

	 	17.	Wash clean all water fountains and coolers, emptying waste water as necessary. 

  

	 	18.	Sweep exterior entrance way. 

  

 Exhibit G - 1 of 3 

 NIGHTLY (cont’d) 
  

	 	19.	Replace overhead light bulbs as needed.  

 LAVATORIES 
 NIGHTLY 
  

	 	1.	Wash and dry all bowls, seats, urinals, wash basins and mirrors. 

  

	 	2.	Wash and dry all metal work. 

  

	 	3.	Empty paper towel and sanitary napkin disposal receptacles and remove to designated area. 

  

	 	4.	Insert toilet tissue, toweling and soap in dispensers. Non building standard materials to be furnished by tenant. 

  

	 	5.	Sweep and wash floors. 

  

	 	6.	Dust all sills, partitions and ledges. 

  

	 	7.	Damp wide exterior of waste cans and dispensing units. 

  

	 	8.	Provide damp mopping of tiled floors, i.e., mail room, coffee stations, etc.  

 WEEKLY 
  

	 	1.	Wash booth partitions. 

  

	 	2.	Wash interior of waste cans, and sanitary disposal containers. 

 MONTHLY 
  

	 	1.	Wash tile walls. 

  

	 	2.	Machine scrub rest room floors. 

 ELEVATORS AND ESCALATORS 
 WEEKLY 
  

	 	1.	Clean Passenger elevator saddles. 

  

	 	2.	Clean Freight elevator saddles. 

 AS
NECESSARY 
  

	 	1.	Snow removal. 

  

 Exhibit G - 2 of 3 

 MISCELLANEOUS 
 DAY PORTER SERVICE 
  

	 	1.	Police all public areas. 

  

	 	2.	Sweep sidewalks and parking garage. 

  

	 	3.	Remove finger marks from entrance doors. 

  

	 	4.	Set our foul weather mats when necessary.  

 WINDOW CLEANING SERVICES (Weather and access permitting) 
 DAILY 
  

	 	1.	Clean entrance doors. 

  

	 	2.	Clean glass in directories. 

  

 Exhibit G - 3 of 3 

 FIRST AMENDMENT TO LEASE 
 Execution081606 
 THIS FIRST AMENDMENT TO
LEASE (this “Amendment”) is dated August 28th, 2006 between SIX TOWER BRIDGE ASSOCIATES, a Pennsylvania limited partnership (“Landlord”), and NEUROMED PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 
 BACKGROUND 
 Landlord and Tenant entered into a Lease
dated July 31, 2005 (the “Lease”) for approximately 5,200 rentable square feet (RSF) on the 4th floor (the “Demised Premises”) of Six Tower Bridge, 161 Washington Street, Conshohocken, Pennsylvania (the
“Building”), which Lease term commenced September 1, 2005 and expires on August 31, 2006. 
 Tenant has
requested an extension of the Term of the Lease and Landlord has agreed to extend Tenant’s Lease Term for a period of thirty-nine (39) months, commencing September 1, 2006 and expiring December 31, 2009. 
 Landlord and Tenant have agreed that this Lease shall be amended to extend Tenant’s Lease Term upon the terms and conditions set forth
herein. 
 NOW, THEREFORE, the parties hereto, intending to be legally bound hereby, agree as follows: 
 1. Incorporation of Recital; Certain Defined Terms. The Background set forth above is incorporated into and made a part of this
Agreement by this reference. Terms capitalized, but not defined, herein shall have the same meaning given to such terms in the Lease. 
 2. Demised Premises. The Demised Premises consist of approximately 5,200 rentable square feet (RSF) on the 4th floor, as shown on the attached Exhibit “A-1”. 
 3. Term. The extended Term for the Premises shall commence September 1, 2006 and shall expire on December 31, 2009
(“Extended Term”). 
 4. Base Rent. Commencing on September 1, 2006, the Base Rent shall become:

  

					
	 Term
	  	 Base Rent                                     
                   
	  	Monthly Base Rent
	Month 1	  	Operating Costs, Real Estate Taxes	  	
	Months 2 – 12	  	$25.00 per RSF	  	$10,833.33
	Year 2	  	$25.50 per RSF	  	$11,050.00
	Year 3 plus 3 months	  	$25.95 per RSF	  	$11,245.00

 5. Additional Rent. Tenant shall continue to pay Additional Rent as provided
in Sections 5 and 6 of the Lease for the Extended Term. 
 6. Tenant Finish Work. Tenant shall accept the Demised
Premises in their then condition “as is” for the Extended Term, except that Landlord, at its costs, shall provide 1) Touch up painting in the 
  

 - 1 - 

 
Demised Premises in the same color as per agreed upon plan and 2) clean the existing carpet in the Premises. If any furnishings or other personal property of Tenant must be relocated for the
re-painting, Tenant shall coordinate with Landlord and shall be responsible the costs thereto. Any other alterations shall be in accordance with Tenant Construction Documents or materials and installation information provided by Tenant and approved
by Landlord. 
 7. Second Extended Term. a) Provided no Event of Default under this Lease has occurred and is continuing,
Tenant shall have the right and option, exercisable by giving Landlord written notice thereof at least six (6) months prior to the expiration of the Extended Term, to extend the Demised Term for an additional period of three (3) years (the
“Second Extended Term”) and, upon the giving of such notice, this Lease shall automatically be extended for such three (3) year period. The Second Extended Term shall be upon the same covenants, agreements, provisions, terms and conditions
as the Extended Term except that the Base Rent for the Second Extended Term shall be at the then market rent of the Premises as determined in Section 7(b) below, except there shall be no further right to extend. In the event that Tenant
fails to give such notice to Landlord as herein provided, this Lease shall automatically terminate at the end of the Extended Term and Tenant shall have no further right or option to extend this Lease. Upon the determination of the Base Rent for the
Second Extended Term, Landlord and Tenant shall enter into a revision of this Lease by amendment hereof to set forth the amount of Base Rent during the Second Extended Term. Any additions, alterations or redecorations to the Demised Premises during
the Second Extended Term shall be made at Tenant’s sole cost and expense. 
 (b) As used herein, the term “Market
Rent” is agreed to be the amount of rent expressed in U.S. dollars and cents per rentable square foot, which Landlord has established as the base rent to be charged for leases of comparable office space in the Building, or, if no space is
available in the Building, at the Building’s then scheduled Base Rent in determining “Market Rent” Landlord shall be obligated to take into account the following factors: i) That Landlord and prospective tenant are typically motivated
and the Landlord and prospective tenant are well informed and well advised and each is acting in what it considers its own best interest; ii) that the Premises are being let for immediate occupancy and use “as is” with no additional work
by Landlord; and iii) that the Landlord will experience no “down time” by leasing to Tenant and Tenant will incur no relocation or costs of refitting new premises elsewhere for its purposes. 
 8. Brokers. Tenant represents to Landlord that it has engaged CB Richard Ellis (“Broker”) as its broker in connection with
the transaction contemplated by this Amendment. Landlord shall pay any commissions owing to Broker with respect to the Extended Term pursuant to a separate agreement between Landlord and Broker. Tenant and Landlord each represents to the other that
it has not dealt with any broker or agent, other than Broker, in connection with this Amendment and the transaction contemplated hereby. 
 9. Parking. During the Extended Term, Tenant shall have the parking rights as set forth in the Lease. 
 10. Other Terms and Conditions. All of the other terms and conditions of the Lease not inconsistent with the provisions of this Amendment shall apply for the Extended Term. 
 11. Lease Ratified. Except as amended hereby or inconsistent with the provisions hereof, the Lease is hereby ratified and confirmed.

  

 - 2 - 

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

									
	WITNESSES:	 	LANDLORD:
		
		 	SIX TOWER BRIDGE ASSOCIATES, a Pennsylvania limited partnership
			
		 	By:	 	 SIX OLIVER TOWER ASSOCIATES,
 Managing General Partner;

				
		 		 	By:	 	 SIX OLIVER TOWER CORPORATION,
 General Partner

					
		 		 		 	By:	 	 /s/    Donald W. Pulver

		 		 		 		 	Donald W. Pulver, President
		
		 	TENANT:
		
		 	NEUROMED PHARMACEUTICALS, INC.
			
		 	By:	 	 /s/    Bruce Colwill

		 		 	Bruce Colwill
			
		 	By:	 	 CFO

		 		 	(Printed Name and Title)

  

 - 3 - 

 EXHIBIT “A” 
 Floor Plan – Demised Premises 
  

 - 4 - 

 

 
 DEMISED PREMISES-FLOOR LOCATION 
 Gartner Group 
 NeuroMed Pharmaceuticals, Inc. 
 StorageTek

 TENANT SPACE 
 ELEVATOR LOBBY 
 Trelleborg Sealing Solutions

 EXHIBIT “A-1” 
 4th FLOOR 
 SIX TOWER BRIDGE 
 TYPICAL FLOOR PLAN 
 OLIVER TYRONE PULVER CORPORATION 
 BOWER LEWIS
THROWER ARCHITECTS

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