Document:

Exhibit 10.13

   

  [***] Certain information in this document has been excluded pursuant to Regulation S-K, Item 601(b)(10). Such
        excluded information is not material and would likely cause competitive harm to the registrant if publicly disclosed. 

   

  OFFICE

  LEASE 

   

  by and

  between 

   

  BCSP RINO Property

  LLC,

  a Delaware limited liability

   

  company as Landlord

   

  and

   

  PaySimple,

  Inc.,

  a Delaware

  corporation d/b/a

  EverCommerce

   

  as

  Tenant

   

  The HUB | RiNo

  Station

  3601 Walnut

  Street

  Denver, Colorado

  80205

   

  
     

    
      
 

  

  
   

  TABLE OF CONTENTS

   

  

  	 	 	Page
	 	 	 
	1.	Definitions; Basic Provisions;
            Attachments	1
	 	 	 
	2.	The Premises, Building, Project and Common Areas	3
	 	 	 
	3.	Lease Term; Delivery Date; Early Access	5
	 	 	 
	4.	Rent; Security Deposit	6
	 	 	 
	5.	Operating Expenses and Tax Expenses	8
	 	 	 
	6.	Use of the Premises	11
	 	 	 
	7.	Services and Utilities	12
	 	 	 
	8.	Tenant Alterations; Liens	14
	 	 	 
	9.	Repairs and Maintenance	16
	 	 	 
	10.	Insurance	16
	 	 	 
	11.	Waiver of Claims; Indemnity; Limitations on Liability	18
	 	 	 
	12.	Casualty and Condemnation	19
	 	 	 
	13.	Transfers	21
	 	 	 
	14.	Surrender; Holding Over	24
	 	 	 
	15.	Subordination; Estoppel Certificates; Financial Reports	25
	 	 	 
	16.	Landlord’s Reserved Rights	26
	 	 	 
	17.	Signs	28
	 	 	 
	18.	Parking	28
	 	 	 
	19.	Default; Remedies	29
	 	 	 
	20.	Authorities for Action; Notices	31
	 	 	 
	21.	Brokerage	32
	 	 	 
	22.	General Provisions	32
	 	 	 
	23.	Abated Rent Period	Rider 1 – Page 1
	 	 	 
	24.	The Tenant Allowance; Tenant’s Work	Rider 1 – Page 1
	 	 	 
	25.	Option to Renew	Rider 1 – Page 2
	 	 	 
	26.	License Rights; Signage; Security	Rider 1 – Page 3
	 	 	 
	27.	The Amenity Deck	Rider 1 – Page 6
	 	 	 
	28.	Pets	Rider 1 – Page 7

   

  

  
    -ii- 

    
      
 

  

  
   

  OFFICE LEASE

   

  THIS OFFICE LEASE (this “Lease”) is made as of June
      13, 2019 (the “Effective Date”), by and between [BCSP RINO Property LLC, a Delaware limited liability company] (“Landlord”), and PaySimple, Inc., a Delaware corporation d/b/a EverCommerce (“Tenant”).

   

  1.              Definitions;
          Basic Provisions; Attachments.

   

    1.1         Definitions.
      In addition to the terms defined elsewhere in this Lease, the terms set forth in Annex 1 attached to this Lease (the “Definitions Annex”) shall have the meanings set forth in the Definitions Annex with respect to the provisions of this Lease.

   

    1.2         Basic
        Provisions. In the event of any conflict between the terms and conditions set forth in this Section 1.2 (collectively, the “Basic Provisions”) and any other provision of this Lease, such other provision shall control.

   

  	Project:	The office project currently known as The HUB | RiNo Station.

   

  	Building:	The building and other improvements to be constructed and located at 3601 Walnut Street, Denver, Colorado 80205, and containing
            approximately 279,317 rentable square feet. The Office Portion of the Building is estimated to be comprised of approximately 253,248 rentable square feet, and the Retail Portion is estimated to be comprised of approximately 26,069 rentable
            square feet.

   

  	Premises:	Approximately 50,125 rentable square feet of space located on the 4th floor of the Building and commonly known as Suite 400, said
            Premises being more particularly depicted on Exhibit “A” attached to this Lease. Tenant may, subject to Section 2.8(c) below, designate a Secondary Suite Number for the Premises.

   

  	Lease Term:	[***], commencing on the Commencement Date.

   

  	Commencement Date:	The date that is the earlier of (i) the date Tenant first takes possession of all or any portion of the Premises for
            purposes of operating its business, or (ii) January 1, 2020.

   

  

  	Base Rent:	Months of the 

            Lease Term	Annual Rate per 

            rentable square 

            foot	Annual Base 

            Rent	Monthly 

            Installment of 

            Base Rent
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]
	 	[***]	[***]	[***]	[***]

  

  

   

  

  
    - 1 - 

    
      
 

  

   

  	Tenant’s Share:	[***]%

   

  	Security Deposit:	[***], subject to reduction in accordance with Section 4.6(c) below.

   

  	Guarantor:	None.

   

  	Permitted Use:	General office use consistent with Comparable Buildings. The Permitted Use does not
            include any Prohibited Use.

   

  	Parking:	[***]

   

  	Landlord’s Broker:	Jones Lang LaSalle

   

  	Tenant’s Broker:	NAI Shames Makovsky

   

  	Landlord’s Rent Payment Address:	The address designated, in writing, by Landlord from time to time for
            the payment of Rent.

   

  	Landlord’s Notice Address:	[***]

   

  	
          Tenant’s Notice Address:

        	
          Prior to the Commencement

          Date:

        	
          From and after the Commencement

          Date:

        
	 	EverCommerce	EverCommerce
	 	1855 Blake Street, Suite 201	3601 Walnut Street, Suite 400
	 	Denver, Colorado 80202	Denver, Colorado 80205
	 	Attn:  Legal Department	Attn:  Legal Department
	 	Phone: [***]	Phone: [***]
	 	Email: [***]	Email: [***]

   

  1.3        Attachments. The rider, exhibits,
      schedules and annex set forth below are a part of this Lease and are incorporated into this Lease (collectively, “Attachments”):

   

  	RIDER NO. 1	—	ADDITIONAL
            PROVISIONS
	EXHIBIT “A”	—	DEPICTION OF THE PREMISES
	EXHIBIT

                “B”	—	THE WORK LETTER
	EXHIBIT “C”	—	RULES AND REGULATIONS
	EXHIBIT “D”	—	LOCATION AND DESIGN OF THE EXTERIOR SIGNAGE
	EXHIBIT “E”	—	DOG POLICY GUIDELINES
	SCHEDULE 5	—	OPERATING EXPENSES INCLUSIONS AND EXCLUSIONS
	SCHEDULE 6.6	—	SUSTAINABILITY COVENANTS
	SCHEDULE 10	—	TENANT’S INSURANCE
	ANNEX 1	—	DEFINITIONS

   

  

  
    - 2 - 

    
      
 

  

   

  2.           The Premises, Building, Project and Common Areas.

   

  2.1        The Premises. Landlord leases to Tenant,
      and Tenant leases from Landlord, the premises set forth in the Basic Provisions (the “Premises”).

   

  2.2        The Building and the Project. The
      Premises are a part of the building set forth in the Basic Provisions (the “Building”). The Building will include an office portion (the “Office Portion”) and a retail portion (“Retail Portion”). The “Project” means (a)
      the Building and the Common Areas (as defined below), and (b) the land upon which the Building and the Common Areas are located.

   

  2.3        Common Areas. Tenant shall have the
      non-exclusive right to use in common with other Occupants, and subject to the Rules and Regulations, the following (collectively, the “Common Areas”): (a) those portions of the Building that are provided, from time to time, for use in common
      by Landlord, Tenant and any other Occupants; and (b) the portions of the Project that Landlord and its Occupants are permitted to use pursuant to any Declarations and REAs (irrespective of whether such buildings are owned or controlled by Landlord),
      and which are provided, from time to time, for use in common by Landlord, Tenant and any other Occupants. The manner in which the Common Areas are maintained and operated shall be at the sole discretion of Landlord, provided that Landlord shall
      maintain and operate the same in a manner consistent with that of Comparable Buildings. Landlord reserves the right to close temporarily, make alterations or additions to, or change the location of elements of the Project and the Common Areas,
      provided that such actions do not (i) materially increase Operating Expenses or Tax Expenses, nor (ii) adversely affect Tenant’s access to the Premises or the Project Parking Facility.

   

  2.4        Measurements. The outline of the Premises
      is set forth in Exhibit “A” and each floor or floors of the Premises has the number of rentable square feet as set forth in the Basic Provisions. For purposes of this Lease, the Rentable Area and “rentable square feet” shall be
      calculated pursuant to the BOMA Standard, provided that the Rentable Area of the Project shall include all of (and the Rentable Area of the Premises therefore shall include a portion of) the Common Areas. In the event that the Rentable Area of the
      Premises or the Project shall hereafter change due to subsequent alterations or other modifications to the Premises or the Project, then the Rentable Area of the Premises and the Project, as the case may be, and all amounts, percentages and figures
      appearing or referred to in this Lease based upon such Rentable Area (including, without limitation, the amount of Base Rent and Tenant’s Share) shall be appropriately adjusted as of the date of such alteration or other modification, based upon the
      written verification by Landlord’s space planner of such revised Rentable Area.

   

  

  
    - 3 - 

    
      
 

  

   

  2.5         Condition of the Project. The purpose of
      Exhibit “A”  is to show the approximate location of the Premises in the Building only, and such Attachment is not meant to constitute an agreement, representation or warranty as to the construction of the Premises, the precise area
      thereof or the specific location of the Common Areas, or the elements thereof or of the accessways to the Premises or the Project. Except as specifically set forth in this Lease and in the Work Letter attached to this Lease as Exhibit “B”
      (the “Work Letter”), Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Premises, and Tenant shall, subject to the construction warranty set forth in this Section

  2.5, accept the Premises in its “AS-IS” condition as of the Delivery Date.
      Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the
      conduct of Tenant’s business, except as specifically set forth in this Lease and the Work Letter. The taking of possession of the Premises by Tenant shall conclusively establish that the Premises were in As-Is Condition (as defined in the Work
      Letter) and that the Premises and the Building were at such time in good and sanitary order, condition and repair. Landlord warrants that the Building and the Base Building Systems, shall be free of defects in construction and materials for the
      Warranty Period (as defined below); provided, however, that such warranty shall not be effective for any maintenance, repairs or replacements necessitated due to the misuse of, or damages caused by, Tenant or its Responsible Parties. The
      “Warranty Period” commences on the Effective Date and terminates on the date that is the later of (i) the first anniversary of the Delivery Date, or (ii) the date that Landlord’s construction warranty for Landlord’s Work, as provided by
      Landlord’s contractor, expires.

   

  2.6         Quiet Enjoyment. Provided no Event of
      Default is continuing beyond any applicable notice and cure period, Landlord covenants that Tenant shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and
      agreements of this Lease without interference by any Person lawfully claiming by or through Landlord.

   

  2.7         Access. Except when and where Tenant’s
      right of access is expressly excluded as the result of (a) an emergency, (b) a requirement by Law, or (c) another specific provision set forth in this Lease, Tenant shall have access to the Premises 24 hours per day, seven days per week, 365 days per
      year, subject to the Rules and Regulations and such reasonable and non- discriminatory regulations as Landlord delivers to Tenant in writing for security purposes and after-hours access.

   

  2.8         Project Addresses; Project Name; Suite Number.

   

  (a)           Landlord may, at Landlord’s sole cost
      and expense, obtain one or more addresses for components of the Project, including, without limitation, the Office Portion and the Retail Portion (or any part thereof).

   

  (b)           Landlord may, from time to time, name or
      rename the Project or the Building. Landlord shall notify Tenant, in writing, at least 30 days prior to any such change. Effective on the date set forth in such notice, the name of the Building and the Project, as applicable, will be deemed to be
      amended to the name set forth in such notice.

   

  
    - 4 - 

    
      
 

  

   

  (c)            Tenant may, at Tenant’s sole cost and
      expense, designate a secondary suite number for the Premises (the “Secondary Suite Number”), provided that (i) Tenant provides Landlord with written notice of the designation of the Secondary Suite Number, and (ii) the Secondary Suite Number
      is a number that is between 401 and 499.

   

  (d)            The amendments set forth in this Section 2.8 may be memorialized in the
      Notice of Lease Term Dates.

   

  2.9         Subdivision; Declarations and REAs.
      Landlord shall have the right (but not the obligation), subject to and in accordance with the Applicable Subdivision Documents, to subdivide the Project (the “Subdivision”). Landlord shall have the right (but not the obligation), whether as
      part of the Subdivision or otherwise, to encumber all or portions of the Project with one or more Declarations and REAs. This Lease shall be subordinate to the Applicable Subdivision Documents and all Declarations and REAs. Notwithstanding the
      foregoing, any accompanying Declaration or REA shall not (i) limit or preclude Tenant’s right to use the Premises for the Permitted Use, nor (ii) adversely affect Tenant’s access to the Premises or the Project Parking Facility. This subordination
      shall be self-operative and no further certificate or instrument of subordination need be required. In confirmation of such subordination, however, Tenant shall, within 30 days after Landlord’s written request, execute and deliver a subordination
      that confirms and ratifies the terms of this Section 2.9.

   

  3.           Lease Term; Delivery Date; Early Access.

   

  3.1         Lease Term. Unless earlier terminated in
      accordance with this Lease, the term of this Lease (the “Lease Term”) shall be the period set forth in the Basic Provisions. The “Lease Term” shall include any renewal term expressly set forth in this Lease if the renewal option is exercised
      in accordance with the terms and conditions of this Lease.

   

  3.2        Commencement Date; Expiration Date. The
      Lease Term shall commence on the Commencement Date set forth in the Basic Provisions; provided, however, that in the event the Lease Term shall commence on a day other than the first day of any calendar month, for purposes of
      calculating the expiration date of this Lease (the “Expiration Date”) and the timing of all scheduled increases in Base Rent during the Lease Term, the Commencement Date shall be deemed to be the first day of the calendar month following the
      Commencement Date.

   

  3.3         Notice of Lease Term Dates. At any time
      during the Lease Term, Landlord may deliver to Tenant a notice, in a form provided by Landlord (the “Notice of Lease Term Dates”), as a confirmation of the Commencement Date, the Expiration Date and such other information as Landlord may
      reasonably require. Tenant shall either dispute such Notice of Lease Term Dates in writing returned to Landlord within 5 days after Tenant’s receipt or execute and return the Notice of Lease Term Dates to Landlord within 5 days after Tenant’s
      receipt, and thereafter the dates set forth on such notice shall be conclusive and binding upon Tenant. Failure of Tenant to timely execute and deliver the Notice of Lease Term Dates shall constitute an acknowledgment by Tenant that the statements
      included in such notice are true and correct, without exception.

   

  3.4         Delivery Date; Failure to Deliver Possession.
      Subject to Force Majeure, it is anticipated that Landlord will deliver the Premises in As-Is Condition on the Effective Date (the “Projected Delivery Date”). The date that Landlord delivers the Premises to Tenant in As-Is Condition is referred
      to as the “Delivery Date.” The Projected Delivery Date is an estimate only, and Landlord shall not be subject to any liability for the failure to give possession on the Projected Delivery Date.

   

  

  
    - 5 - 

    
      
 

  

   

  3.5         Early Access. Subject to the terms and
      conditions of this Section 3.5, Tenant may enter the Premises from and after the Delivery Date solely for the purpose of performing Tenant’s Work (as defined in Rider 1). Tenant’s early access pursuant to this Section 3.5 shall not
      trigger the Commencement Date unless Tenant commences operation of Tenant’s business in the Premises. Tenant agrees (a) any such early entry by Tenant shall be at Tenant’s sole risk, (b) Tenant shall not unreasonably interfere with Landlord or other
      Occupants in the Project, (c) Tenant shall comply with and be bound by all provisions of this Lease during the period of any such early entry except for the payment of Base Rent and Tenant’s Share of Operating Expenses and Tax Expenses, (d) prior to
      entry upon the Premises by Tenant and subject to Section 10, Tenant agrees to pay for and provide to Landlord certificates evidencing the existence and amounts of liability insurance carried by Tenant, which coverage must comply with the
      provisions of this Lease relating to insurance, and (e) Tenant shall, and shall cause Tenant’s Construction Agents (as defined in the Work Letter) to, comply with the Work Letter and all Laws required to perform its work during the early entry on the
      Premises.

   

  4.           Rent; Security Deposit.

   

  4.1         Covenant to Pay Rent. Tenant agrees to
      pay all Rent at the time and in the manner set forth in this Lease, without any prior demand therefor in immediately available funds and without any deduction or offset whatsoever. Any Rent due to Landlord shall be paid to Landlord at Landlord’s Rent
      Payment Address set forth in the Basic Provisions, or to such other Persons, or at such other places designated by Landlord. Base Rent shall be paid in equal monthly installments, in advance, on the first day of each month of the Lease Term. The Base
      Rent for the first full month of the Lease Term that occurs after the expiration of any free rent period (if any) shall be paid at the time of Tenant’s execution of this Lease. Rent shall be prorated for partial months within the Lease Term. Tenant’s
      covenant to pay Rent is independent of every other covenant in this Lease.

   

  4.2         Default Rate; Late Charge. Unpaid Rent
      shall accrue interest at the Default Rate from the date due until paid. In the event Landlord does not receive any installment of Rent due under this Lease within 3 Business Days following the day that each such installment of Rent is due under this
      Lease, Tenant shall pay Landlord a late charge equal to [***]% of the delinquent installment of Rent. Notwithstanding anything in this Section 4.2 to the contrary, Landlord shall waive the Default Rate interest and the late charge once per
      calendar year provided that Tenant pays the unpaid Rent within 3 Business Days after Landlord’s written demand.

   

  4.3         Tenant- or Lease-Specific Taxes. Tenant
      shall pay, or cause to be paid, before delinquency, any and all taxes levied or assessed and that become payable during the Lease Term upon any of Tenant’s Property or Tenant’s income derived from the Premises (collectively, “Tenant-Specific Taxes”).

   

  4.4         Security Deposit; Letter of Credit; Conditional Reduction.

   

  (a)           Security Deposit. On or before the
      Effective Date, Tenant shall deposit with Landlord, and will keep on deposit at all times during the Lease Term, the security deposit set forth in the Basic Provisions (the “Security Deposit”), as security for the payment by Tenant of all Rent
      and other amounts agreed to be paid and for the performance of all the terms and conditions of this Lease to be performed by Tenant. If Tenant shall be in default in the performance of any provision of this Lease, Landlord shall have the right to use
      the Security Deposit, or so much as is necessary, in payment of any Rent or other amounts in default, reimbursement of expenses incurred by Landlord, and payment of damages incurred by Landlord by reason of Tenant’s default. In such event, Tenant
      shall, on written demand of Landlord, promptly remit to Landlord a sufficient amount, in good and immediately available funds, to restore the Security Deposit to its original amount. If the Security Deposit is not utilized, it (or as much thereof as
      has not been utilized for such purposes) shall be refunded to Tenant, or to whoever is then the holder of Tenant’s interest in this Lease, without interest, within 60 days after Tenant’s full performance of this Lease. Landlord shall have the right
      to commingle the Security Deposit with other funds of Landlord and need not keep it in a trust account. Landlord may deliver the Security Deposit to the purchaser of Landlord’s interest in the Premises in the event such interest is sold, and Landlord
      shall then be discharged from further liability with respect to it. If claims of Landlord exceed the Security Deposit, Tenant shall remain liable for the balance of such claims.

   

  

  
    - 6 - 

    
      
 

  

   

  (b)          Letter of Credit. The “Letter of Credit”
      means an irrevocable, unconditional, specifically assignable Letter of Credit in the amount of the Security Deposit in form satisfactory to Landlord, issued to Landlord and its assigns by a bank satisfactory to Landlord in its sole discretion that
      carries and maintains, throughout the term of the Letter of Credit either (i) an S&P long term rating of A (or better) and an S&P short term rating of A-1 (or better), or (ii) a Moody’s long term rating of A2 (or better) and a Moody’s short
      term rating of P-1 (or better). The Letter of Credit is optional and may be provided by the Tenant in Tenant’s sole discretion in lieu of any portion of the Security Deposit as security for the payment by Tenant of the Security Deposit. The Letter of
      Credit may be in an amount up to the Security Deposit amount set forth in the Basic Provisions, or as otherwise reduced in accordance with the terms set forth herein. Upon the occurrence of any Event of Default, Landlord may, from time to time,
      without prejudice to any other remedy, draw on the Letter of Credit to satisfy any arrears of Rent, or to pay any sums owed to Landlord as described in this Lease, or to satisfy any damage, injury, expense or liability caused to Landlord by such
      default. Neither the delivery to Landlord of the Letter of Credit nor any draws by Landlord thereunder shall be considered an advance payment of Rent or a measure of Landlord’s damages in the event of default by Tenant. If Landlord shall ever draw
      upon the Letter of Credit, and if this Lease has not terminated, Tenant shall deliver to Landlord upon demand either an endorsement of the issuer of the Letter of Credit reinstating the credit for the portion thereof used by Landlord, or an
      additional Letter of Credit, conforming to the requirements of this Section 4.4, in an amount equal to the portion of the original Letter of Credit used by Landlord, and failure to deliver such endorsement or additional Letter of Credit
      within 10 Business Days after written demand shall constitute an Event of Default. Tenant shall not encumber the Letter of Credit in any manner, and Landlord shall not be bound by any purported encumbrance. Upon any assignment of this Lease by
      Landlord, Landlord shall have the right to assign the benefits of the Letter of Credit to the assignee, and Landlord shall have no subsequent liability for any draws against the Letter of Credit.

   

  

  
    - 7 - 

    
      
 

  

   

  (c)          Conditional Reduction of the Security Deposit.

   

  (i)            For purposes of this Section 4.6(c), the following terms have the
      following meanings:

   

  (1)              “Tenant’s Financial Statement” means
      Tenant’s annual financial statement, prepared in accordance with GAAP and audited by an independent certified public accountant.

   

  (2)              “Net Cash Used in Operating Activities”
      means the dollar amount set forth as the “Net cash used in operating activities” on the Consolidated Statement of Cash Flows in Tenant’s Financial Statement.

   

  (3)              “Reduction Condition” means that, for
      two (2) consecutive calendar years on or after 2019, Tenant’s Financial Statement for each such year reports Net Cash Used in Operating Activities that is in excess of $1.00.

   

  (4)              “Reduction Date” is the date that the
      Reduction Condition is satisfied, if at all; provided, however, in no event shall the Reduction Date occur prior to January 1, 2021.

   

  (5)              “Reduced Security Deposit Amount” means $[***].

   

  (ii)          [***]

   

  (iii)         [***]

   

  5.           Operating Expenses And Tax Expenses.

   

  5.1         Payment of Operating Expenses and Tax Expenses.

   

  (a)          Operating Expenses. With respect to each
      Lease Year, Tenant shall pay Landlord, as Additional Rent, Tenant’s Share of Operating Expenses for the Project allocable to such Lease Year.

   

  (b)          Tax Expenses. With respect to each Lease
      Year, Tenant shall pay Landlord, as Additional Rent, Tenant’s Share of Tax Expenses for the Building allocable to such Lease Year.

   

  

  
    - 8 - 

    
      
 

  

   

  5.2         Calculation Methods and Adjustments.

   

  (a)           “Tenant’s Share” means a
      fraction, the numerator of which shall be the Rentable Area of the Premises and the denominator of which shall be the Rentable Area of the Project. Notwithstanding the foregoing, if any Occupant of the Retail Portion pays taxes pursuant to a separate
      tax assessment of its premises, maintains or insures its own premises, maintains any portions of the Common Area at its own expense, pays for any utilities for its premises pursuant to a separate meter, or otherwise is not required to pay to Landlord
      its full pro rata share of Operating Expenses or Tax Expenses, then the amount of such taxes, maintenance charges, insurance, utilities, or other expenses (or portion of any of the foregoing) paid by such Occupant shall not be included in Operating
      Expenses or Tax Expenses (except to the extent any pass- through expenses are payable by such Occupant to Landlord), and such Occupant’s premises shall not be included in the Rentable Area of the Project for purposes of computing Tenant’s Share of
      such item. Without limiting the foregoing, Landlord may equitably allocate some or all of the Operating Expenses for the Project among different portions or Occupants of the Project (the “Cost Pools”), in Landlord’s reasonable discretion. Such
      Cost Pools may include, but shall not be limited to, Occupants of the Office Portion and Occupants of the Retail Portion. The Operating Expenses within each such Cost Pool shall be allocated and charged to the Occupants within such Cost Pool in an
      equitable manner. Notwithstanding anything in this Lease to the contrary, (i) utilities for the Retail Portion shall be separately metered, and (ii) Tenant shall not be charged any Operating Expenses pertaining exclusively to the Retail Portion.

   

  (b)          The components of Operating Expenses
      that vary by rates of occupancy within the Project (as opposed to those fixed expenses that do not vary by occupancy levels) for all or any portion of any Lease Year during which actual occupancy of the Project is less than 100% of the Rentable Area
      of the Project shall be adjusted by Landlord, as determined in good faith applying sound accounting and property management principles, to reflect 100% occupancy of the Rentable Area of the Project during such period.

   

  (c)           Subject to the provisions of this Section
        5.2, all calculations, determinations, allocations and decisions to be made with respect to Operating Expenses or Tax Expenses shall be made in accordance with the good faith determination of Landlord applying sound accounting and property
      management principles consistently applied which are consistent with the practices of the majority of the institutional owners of institutional grade Comparable Buildings (“Institutional Owner Practices”). Landlord shall have the right, from
      time to time, to expand or contract the amount, scope, level or types of services, work, items or benefits, the cost of which is included within Operating Expenses, so long as Landlord’s treatment of the same for purposes of the calculation of
      Operating Expenses is generally consistent with Institutional Owner Practices.

   

  5.3         Payment Procedure; Estimates. For each
      Lease Year, Landlord shall give Tenant written notice of Landlord’s estimate of any amounts payable under Section 5.1 for that Lease Year. On or before the first day of each calendar month during such Lease Year, Tenant shall pay to Landlord
      one-twelfth (1/12th) of such estimated amounts; provided, however, that, not more often than quarterly, Landlord may, by written notice to Tenant, revise its estimate for such Lease Year, and all subsequent payments under this Section
        5.3 by Tenant for such Lease Year shall be based upon such revised estimate. Landlord shall deliver to Tenant, within 150 days after the close of each Lease Year or as soon thereafter as is practicable, a statement of that Lease Year’s Tax
      Expenses and Operating Expenses, and Tenant’s Share of actual Operating Expenses and actual Tax Expenses payable for such Lease Year pursuant to Section 5.1, as determined by Landlord (“Landlord’s Statement”) and such Landlord’s
      Statement shall be binding upon Landlord and Tenant, except as provided in Section 5.4. If the actual amount of Tenant’s Share of Operating Expenses and Tax Expenses for any Lease Year is more than the estimated payments made by
      Tenant, Tenant shall pay the deficiency to Landlord within 30 days after receipt of Landlord’s Statement. If the actual amount of Tenant’s Share of Operating Expenses and Tax Expenses for any Lease Year is less than the estimated payments for such
      Lease Year made by Tenant, such excess payments shall be credited against Rent next payable by Tenant under this Lease or, if the Lease Term has expired, such excess shall be paid to Tenant. No delay in providing any Landlord’s Statement described in
      this Section 5.3 shall act as a waiver of Landlord’s right to receive payment from Tenant under Section 5.1 above. If this Lease shall terminate on a day other than the end of a calendar year, the actual amount of Tenant’s Share of
      Operating Expenses and Tax Expenses payable under Section 5.1 that is applicable to the calendar year in which such termination occurs shall be prorated. The expiration or early termination of this Lease shall not affect the obligations of
      Landlord and Tenant pursuant to this Section 5.3 to be performed after such expiration or early termination.

   

  

  
    - 9 - 

    
      
 

  

   

  5.4        Review of Landlord’s Statement. Provided
      that no Event of Default then exists and provided further that Tenant complies with the provisions of this Section 5.4, Tenant shall have the right to conduct a reasonable review of Landlord’s supporting books and records for any portion of
      Operating Expenses and Tax Expenses for a particular Lease Year covered by Landlord’s Statement, in accordance with the following procedure:

   

  (a)           Tenant may, within 60 days after any
      such Landlord’s Statement is delivered to Tenant, deliver a written notice (a “Dispute Notice”) to Landlord specifying the items described in the Landlord’s Statement that are claimed to be incorrect, and Tenant shall simultaneously pay to
      Landlord all amounts due from Tenant to Landlord as specified in the Landlord’s Statement. In no event shall Tenant be entitled to withhold, deduct, or offset any monetary obligation of Tenant to Landlord under this Lease (including, without
      limitation, Tenant’s obligation to make all payments of Base Rent and all payments of Additional Rent pending the completion of and regardless of the results of any review of records under this Section 5.4). The right of Tenant under this Section
        5.4 may only be exercised once for each Lease Year covered by any Landlord’s Statement. If Tenant fails to deliver a Dispute Notice within the 60-day period described above, the right of Tenant to review a particular Landlord’s Statement (and
      all of Tenant’s rights to make any claim relating thereto) under this Section 5.4 shall automatically be deemed waived by Tenant.

   

  (b)          Landlord shall maintain its records for
      the Building at the Building or at Landlord’s or Landlord’s property manager’s corporate offices and Tenant agrees that any review of records under this Section 5.4 shall be at the sole expense of Tenant and shall be conducted either by
      Tenant or by independent certified public accountants that are not compensated on a contingency fee or similar basis relating to the results of such review. Tenant acknowledges and agrees that any records of Landlord reviewed under this Section
        5.4 (and the information contained therein) constitute confidential information of Landlord, which Tenant shall not disclose, nor permit to be disclosed by Tenant’s accountant, to anyone other than Tenant’s accountants or advisors performing
      the review and the principals of Tenant who receive the results of the review. The disclosure of such information by Tenant or any of Tenant’s employees or contractors (including, without limitation, Tenant’s accountant) to any other Person, whether
      or not caused by the conduct of Tenant, shall constitute an Event of Default. Landlord may, as a condition of any review of Landlord’s books and records, require that Tenant and Tenant’s accountant sign and deliver a reasonable confidentiality
      agreement, which confidentiality agreement may require Tenant’s accountant to agree not to solicit other Occupants for same or similar audit services.

   

  

  
    - 10 - 

    
      
 

  

   

  (c)           If Landlord disagrees with Tenant’s
      contention that an error exists with respect to Landlord’s Statement in dispute, Landlord shall have the right to cause another review of that portion of Landlord’s Statement to be made by a certified public accountant selected by Landlord (“Landlord’s
        Accountant”). In the event of a disagreement between Tenant and Landlord or their respective accounting firms, Landlord and Tenant shall mutually agree upon a third certified public accountant (the “Independent Accountant”) that neither
      Landlord nor Tenant has dealt with in the past to make such determination. In the event that the total Operating Expenses and Tax Expenses for the period covered by the Landlord’s Statement in question have been overstated by more than [***], then
      Landlord shall (i) reimburse Tenant for the reasonable cost of Tenant’s accountant (not to exceed $10,000.00 of the actual, out-of-pocket costs of such examination incurred by Tenant, which costs must be determined on a reasonable hourly basis and
      not a percentage or contingent fee basis), and (ii) pay any fees associated with the Independent Accountant. In the event the overcharge is between [***], Tenant and Landlord shall each bear their own fees and expenses related to the review. In the
      event Landlord’s statement was correct or understated, Tenant shall be liable for the actual fees and expenses of Landlord’s Accountant, and all fees associated with the Independent Accountant. After the results of an audit have been determined in
      accordance with this Section 5.4(c), the amount of any underpayment shall be paid by Tenant to Landlord with the next succeeding installment of estimated Tax Expenses and Operating Expenses, and the amount of any overpayment by Tenant of
      estimated Operating Expenses and Tax Expenses, or either of them, for the period in question shall be credited against Tenant’s obligations to pay Additional Rent next coming due.

   

  6.           Use of the Premises.

   

  6.1         Permitted and Prohibited Uses. Tenant
      shall use the Premises only for the permitted use set forth in the Basic Provisions (the “Permitted Use”). Tenant shall, at its sole cost and expense, obtain and maintain in full force and effect all governmental licenses, approvals and
      permits required to allow Tenant to conduct the Permitted Use. Landlord disclaims any warranty that the Premises are suitable for Tenant’s use, and Tenant acknowledges that it has had a full opportunity to make its own determination in this regard.
      Tenant shall not, without the prior written consent of Landlord (which consent may be withheld in Landlord’s sole discretion), use nor permit the Premises to be used for any Prohibited Use. Notwithstanding anything to the contrary herein, Tenant may
      have servers located within the Premises.

   

  6.2         Rules and Regulations. Tenant agrees for
      itself and for its Responsible Parties to comply with the rules and regulations on Exhibit “C” attached to this Lease and with all reasonable modifications and additions that Landlord may make from time to time (collectively, the “Rules
        and Regulations”). Landlord shall not be liable to Tenant for violation of the Rules and Regulations by any other Occupant. Landlord shall enforce the Rules and Regulations in a uniform and non-discriminatory manner.

   

  6.3        Compliance With Laws. Tenant shall comply
      with all Laws now or in the future applicable to the Premises relating to Tenant’s operations therein, or otherwise applicable as a result of Tenant’s specific use of the Premises (as opposed to general office use). Landlord shall, as an Operating
      Expense (to the extent included as an Operating Expense pursuant to this Lease), be responsible for complying with all Laws related to the Common Areas and the Project Parking Facility.

   

  

  
    - 11 - 

    
      
 

  

   

  6.4         ADA. Landlord shall be responsible for
      ADA Title III compliance in the Common Areas, except as provided below. Tenant shall be responsible for ADA Title III compliance in the Premises with respect to any leasehold improvements or other work to be performed in the Premises under or in
      connection with this Lease. Landlord may perform, or require that Tenant perform, and Tenant shall be responsible for the cost of, ADA Title III “path of travel” requirements triggered by Tenant Alterations in the Premises. Tenant shall be solely
      responsible for requirements under Title I of the ADA relating to Tenant’s employees.

   

  6.5         Hazardous Materials; Environmental Laws.
      Tenant shall not cause nor permit the storage, use, generation, or disposition of any Hazardous Materials in, on, or about the Premises or the Project by Tenant or any of its Responsible Parties. Tenant shall not permit the Premises to be used or
      operated in a manner that may cause the Premises or the Project to be contaminated by any Hazardous Materials in violation of any Environmental Laws.

   

  6.6         Sustainability Covenants. Tenant shall,
      at Tenant’s sole cost and expense, comply with the covenants set forth on Schedule 6.6 attached to this Lease.

   

  7.           Services and Utilities.

   

  7.1         Landlord’s Services. Subject to
      limitations imposed by Laws, Landlord shall, as an Operating Expense, provide the following services during the Lease Term:

   

  (a)           During Building Hours, provide HVAC in
      the Premises when necessary for normal comfort for normal office use, as determined by Landlord.

   

  (b)           Provide adequate electrical wiring and
      facilities for connection to Tenant’s lighting fixtures and incidental use equipment, provided that (i) the connected electrical load of the incidental use equipment, together with the connected electrical load of Tenant’s lighting fixtures, does not
      exceed 4000A at 277/480v, (ii) the electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (120) volts, and (iii) the electricity so furnished for Tenant’s lighting will be at a nominal two hundred seventy-seven
      (277) volts, which electrical usage shall be subject to all Laws. Tenant shall bear the cost of replacement of lamps, starters and ballasts for all lighting fixtures exclusively serving and located within the Premises. Landlord shall, as an Operating
      Expense, replace Building-standard light bulbs.

   

  (c)          Provide city water from the regular
      Building outlets for drinking, lavatory and toilet purposes in the Common Areas.

   

  (d)           Provide janitorial services to the
      Premises and window washing services in a manner consistent with Comparable Buildings.

   

  (e)           Provide nonexclusive, non-attended
      automatic passenger elevator service during the Building Hours, and Landlord shall have at least 1 elevator available at all other times, including on Holidays. Landlord shall provide nonexclusive freight elevator service subject to scheduling by
      Landlord.

   

  
    - 12 - 

    
      
 

  

   

  Tenant shall reasonably cooperate with Landlord at all times
      and abide by all commercially reasonable regulations and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the Building Systems.

   

  7.2         Tenant’s Obligations. Tenant is solely
      responsible for paying directly to the applicable utility companies, prior to delinquency, all separately metered or separately charged utilities, if any, to the Premises. Such separately metered or charged amounts are not Operating Expenses.

   

  7.3         Overstandard and After-Hours Use. If
      Tenant regularly uses water, electricity, or HVAC in excess of that supplied by Landlord pursuant to Section 7.1 of this Lease, Tenant shall pay to Landlord, as Additional Rent, the actual cost of such excess consumption, the reasonable cost
      of the installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the reasonable cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord
      may install devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord, at the rates charged by the public utility company furnishing the same. Tenant’s use of electricity shall never
      exceed the capacity of the feeders to the Project or the risers or wiring installation. If Tenant desires to use HVAC during hours other than those for which Landlord is obligated to supply such utilities pursuant to the terms of Section 7.1
      above, Tenant shall give Landlord such prior notice as Landlord shall from time to time establish, of Tenant’s desired use in order to supply such utilities, and Landlord shall supply such utilities to Tenant at such hourly cost to Tenant (which
      shall be treated as Additional Rent) as Landlord shall from time to time establish.

   

  7.4         Interruption of Use.

   

  (a)            Tenant agrees that, except as
      expressly set forth in Section 7.4(b) below, Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any
      diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure
      electricity, gas, water, or other fuel at the Building or Project after reasonable effort to do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other Occupants, or by any other
      cause beyond Landlord’s reasonable control; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises nor relieve Tenant from paying Rent or performing any
      of its obligations under this Lease. Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however
      occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Section 7.

   

  (b)           If (i) Landlord fails to perform the
      obligations required of Landlord under the terms of this Lease and such failure, or any negligent act or omission or willful misconduct of Landlord, its agents, employees or contractors, causes all or substantially all of the Premises to be
      untenantable and unusable by Tenant, and (ii) such failure relates to (or such negligent act or omission or willful misconduct causes) the nonfunctioning of any Building System serving the Premises, then Tenant may give Landlord written notice (which
      may be delivered by email, the “Initial Notice”) specifying such failure to perform or negligent act or omission or willful misconduct by Landlord, its agents, employees or contractors (the “Service Interruption”). If Landlord has not
      cured such Service Interruption within two (2) Business Days after the receipt of the Initial Notice (the “Eligibility Period”), Tenant may deliver an additional notice to Landlord which may be delivered by email (the “Additional Notice”),
      specifying such Service Interruption and Tenant’s intention to abate the payment of Base Rent and Tenant’s Share of Operating Expenses and Tax Expenses. If Landlord does not cure such Service Interruption within one (1) Business Day of receipt of the
      Additional Notice, Tenant may immediately abate Base Rent and Tenant’s Share of Operating Expenses and Tax Expenses payable under this Lease for that portion of the Premises rendered untenantable and not used by Tenant, for the period beginning on
      the date of the Initial Notice to the earlier of the date Landlord cures such Service Interruption or the date Tenant recommences the use of such portion of the Premises. Such right to abate Base Rent and Tenant’s Share of Operating Expenses and Tax
      Expenses shall be Tenant’s sole and exclusive remedy at law or in equity for a Service Interruption. Without limiting the foregoing, in no event shall Landlord be liable to Tenant for any loss or damage, direct or indirect, special or consequential,
      including loss of business, arising out of or in connection with any Service Interruption. Except as expressly provided in this Section 7.4(b), nothing contained in this Lease shall be interpreted to mean that Tenant is excused from paying Rent due
      hereunder. The foregoing provisions regarding Service Interruptions shall not apply in case of damage to or destruction of the Premises, which shall be governed by Section 12 of this Lease. This Section 7.4(b) shall not apply if the Service
      Interruption is a result of the negligence, willful misconduct or breach of this Lease by Tenant or any of its Responsible Parties.

   

  

  
    - 13 - 

    
      
 

  

   

  8.           Tenant Alterations; Liens.

   

  8.1         Tenant Alterations.

   

  (a)          Material Alterations. Tenant shall not
      make or cause to be made any Material Alterations in or to the Premises without Landlord’s prior written consent, which consent shall not be unreasonably conditioned, delayed or withheld.

   

  (b)          Minor Alterations. Tenant may, without
      Landlord’s prior written consent, undertake Minor Alterations to the Premises so long as all other requirements of this Section 8 are satisfied. 

   

  (c)          Cost of Tenant Alterations. Tenant shall
      pay the cost of all Tenant Alterations.

   

  8.2         Non-Responsibility Notice. Tenant shall
      give Landlord at least 10 Business Days’ written notice prior to the commencement of any Tenant Alterations so that Landlord may have an opportunity to post notices of non-responsibility as provided by the Laws of the State.

   

  8.3        Construction Requirements and Standards.
      All Tenant Alterations shall be completed at such time and in such manner as Landlord may from time to time designate, and only by contractors or mechanics approved by Landlord, which approval shall not be unreasonably conditioned, delayed or
      withheld; provided, however, that Landlord may, in its sole discretion, specify the engineers and contractors to perform all work relating to any Building Structure or any Building System. Tenant agrees to complete all Tenant
      Alterations (a) in accordance with all Laws and the Rules and Regulations and such other reasonable construction rules and regulations that Landlord may promulgate from time to time, and (b) in a good and workmanlike manner, free of Liens or defects,
      and with the use of new materials and equipment. Prior to the commencement of any Tenant Alterations, Tenant shall, at Tenant’s sole cost and expense, (i) furnish Landlord with the names and addresses of all contractors and subcontractors engaged by
      Tenant to perform any Tenant Alterations, (ii) deliver to Landlord certificates issued by insurance companies qualified to do business in the State, evidencing that workmen’s compensation, public liability insurance and property damage insurance, all
      in amounts, with companies and on forms reasonably satisfactory to Landlord, are in force and effect and maintained by all contractors and subcontractors engaged by Tenant to perform any Tenant Alterations, and (iii) comply with all applicable
      requirements for permits and codes, ordinances, and approvals, including but not limited to, building permits, zoning and planning requirements, and approvals from various governmental agencies and bodies having jurisdiction over the Premises,
      providing Landlord reasonable evidence of such compliance if specifically requested.

   

  

  
    - 14 - 

    
      
 

  

   

  8.4         Other Conditions. In connection with the
      undertaking of any Tenant Alterations, Tenant shall pay Landlord a construction fee at Landlord’s then-standard rate; provided, however, in no event shall Landlord’s construction fee exceed five percent (5%) of the total cost of the Tenant
      Alteration, and Tenant shall not be required to pay any construction fee in connection with Minor Alterations. Landlord may, in the exercise of reasonable judgment, request that Tenant provide Landlord with appropriate evidence of Tenant’s ability to
      complete and pay for the completion of any Tenant Alterations, such as a performance bond or letter of credit.

   

  8.5         Completion of Tenant Alterations. Upon
      completion of all Tenant Alterations, Tenant shall furnish Landlord with (a) contractors’ affidavits and full and final waivers of lien and receipted bills covering all labor and materials expended and used in connection therewith and such other
      documentation reasonably requested by Landlord or any Superior Rights Holder, and (b) a digitized set of plans and specifications for all Material Alterations.

   

  8.6         Landlord’s Disclaimer. In no event shall
      Landlord’s supervision of (or right to supervise) any Tenant Alterations, nor shall any approvals given by Landlord under this Lease, constitute any warranty by Landlord to Tenant of the adequacy of the design, workmanship or quality of such work or
      materials for Tenant’s intended use, or of compliance with the requirements of this Section 8 or impose any liability upon Landlord in connection with the performance of such work. Landlord’s approval is solely given for the benefit of
      Landlord and neither Tenant nor any third party shall have the right to rely upon Landlord’s approval of Tenant’s plans for any purpose whatsoever.

   

  8.7         Part of the Premises. All Tenant
      Alterations (whether installed by Landlord or Tenant) shall, without compensation or credit to Tenant, become part of the Building and the property of Landlord at the time of their installation and shall remain in the Building at the expiration or
      earlier termination of this Lease, unless, pursuant to Section 14.1 below, Tenant is required to remove them as part of Tenant’s Removable Property.

   

  8.8         Liens. Tenant shall pay or cause to be
      paid all costs for work done by Tenant or caused to be done by Tenant of a character which will or may result in Liens on all or any portion of the Project or Landlord’s interest therein. Tenant shall keep the Project free and clear of all Liens on
      account of work done or claimed to have been done for Tenant or Persons claiming under Tenant. If a Lien or suit to foreclose a Lien has been recorded or filed, and Tenant shall not have caused the same to be released of record within 30 days after
      Landlord’s written demand, Landlord may (but without being required to do so) pay such Lien and Claims, and the amount so paid, together with reasonable attorney’s fees incurred in connection therewith, shall be immediately due from Tenant to
      Landlord as Additional Rent.

   

  

  
    - 15 - 

    
      
 

  

   

  9.           Repairs and Maintenance.

   

  9.1         Tenant’s Maintenance. Tenant covenants
      and agrees, at its expense without reimbursement or contribution by Landlord, to take good care of the Premises and all Tenant Alterations, make all repairs and replacements thereto, ordinary and extraordinary, and shall at all times maintain and
      keep the Premises and all Tenant Alterations in good working order and repair, in accordance with all Laws and in first-class condition, subject only to ordinary wear and tear, casualty and damage caused by Landlord excepted. Tenant shall not permit
      waste and shall promptly and adequately repair all damages to the Premises and replace or repair all damaged or broken glass in or on the Premises. Any repairs or maintenance shall be completed with new materials and equipment and otherwise in
      accordance with the terms and conditions of Section 8 above.

   

  9.2         Landlord’s Self-Help Right. In the event
      Tenant fails to maintain the Premises in accordance with Section 9.1 above, Landlord may give Tenant written notice to do such acts as are reasonably required to so maintain the Premises. In the event Tenant fails to commence such work within
      10 days after written notice from Landlord (except in the event of an emergency when notice shall not be required) and thereafter diligently pursue it to completion, then Landlord shall have the right, but shall not be required, to do such acts and
      expend such funds at the expense of Tenant as are necessary to perform such work. The funds so expended shall be due and payable by Tenant, as Additional Rent, within 30 days after receipt of Landlord’s invoice therefor. Landlord shall have no
      liability to Tenant for any damage, inconvenience or interference with the use of the Premises by Tenant as a result of performing any such work.

   

  9.3         Landlord’s Maintenance. Landlord shall,
      as an Operating Expense, maintain and make necessary repairs to each Building Structure, the Building Systems and all Common Areas; provided, however, that Landlord shall not be responsible for the maintenance or repair of (a) any carpeting,
      floor or wall coverings in the Premises, (b) Tenant’s Removable Property, nor (c) any systems that are located within the Premises (or that exclusively serve the Premises) and are supplemental or special to Building Systems. Except as expressly set
      forth in this Section 9.3, Landlord will not be required to perform (or to pay any costs or expenses for) any repair and maintenance of the Project. Landlord shall not be liable to Tenant for any expense, injury, loss or damage resulting from
      work done in or upon, or in connection with the use of, any other nearby building, land, street or alley.

   

  10.         Insurance.

   

  10.1       Tenant’s Insurance. Tenant shall, at
      Tenant’s sole cost and expense, maintain in force during the Lease Term the insurance specified on Schedule 10 attached hereto. All insurance provided by Tenant under this Lease shall be primary to any insurance policies held by
      Landlord.

   

  10.2       Form of Policies. Each policy required to
      be maintained pursuant to Section 10.1 shall (a) name Landlord, each Superior Rights Holder and the Project’s property manager as additional non-contributory insureds or loss payees to the extent of Landlord’s financial interests, as
      applicable (except Workers’ Compensation Insurance), (b) be issued by one or more responsible insurance companies licensed to do business in the State and reasonably satisfactory to Landlord, (c) provide for deductible amounts that, in no event,
      shall exceed $25,000, and (d) to the extent commercially available, provide that such insurance may not be canceled or materially amended without 30 days’ prior written notice to Landlord, except for ten (10) days’ notice of cancellation due to
      non-payment of premium. Each policy of “Special Form” property insurance required to be maintained pursuant to Section 10.1 shall provide that the policy shall not be invalidated should the insured waive in writing prior to a loss, any or
      all rights of recovery against any other party for losses covered by such policies. Tenant shall deliver to Landlord certificates of insurance of all policies and renewals thereof to be maintained by Tenant hereunder (i) on or before the Delivery
      Date, (ii) prior to the expiration date of each policy, and (iii) within a reasonable time after Landlord’s written request.

   

  

  
    - 16 - 

    
      
 

  

   

  10.3       Failure to Obtain Insurance. In the event
      that Tenant fails to maintain and pay for any of the insurance required to be maintained pursuant to Section 10.1, Landlord may (but without obligation to do so) procure such insurance and pay the premiums therefor, in which event Tenant
      shall repay Landlord, as Additional Rent, all sums so paid by Landlord within 30 days following Landlord’s written demand to Tenant for such payment.

   

  10.4       Landlord’s Insurance. Landlord agrees to
      purchase and keep in full force and effect during the Lease Term, as an Operating Expense:

   

  (a)           property insurance (excluding any
      Tenant’s Property and Tenant’s Removable Property) in in amounts not less than the full replacement cost (without depreciation) of the Project and the rental value thereof during the period of repair or reconstruction against:

   

  (i)            loss or damage by fire; and

   

  (ii)          such other risk or risks of a
      similar or dissimilar nature as are now, or may in the future be, customarily covered with respect to buildings and improvements similar in construction, general location, use, occupancy and design to the Project, including, but without limiting the
      generality of the foregoing, windstorms, hail, explosion, vandalism, malicious mischief, civil commotion and such other coverage as may be deemed necessary by Landlord, provided such additional coverage is obtainable and provided such additional
      coverage is such as is customarily carried with respect to buildings and improvements similar in construction, general location, use, occupancy and design to the Project.

   

  (b)          Commercial General Liability Insurance
      covering the Project on an occurrence basis against all claims for personal injury, bodily injury, death and property damage with coverage amounts of not less than Two Million and No/100 Dollars ($2,000,000.00) per occurrence and Four Million and
      No/100 Dollars ($4,000,000) in the aggregate, which limits may be obtained as a combination of General Liability and Umbrella coverage. Neither Landlord’s obligation to carry such insurance nor the carrying of such insurance shall be deemed a
      limitation of Landlord’s indemnification obligations, which shall be separate and independent to any such insurance requirements. Without obligation to do so, Landlord may, in its sole discretion from time to time, carry insurance, reimbursable as an
      Operating Expense, in amounts greater and for coverage additional to the coverage and amounts set forth in this Section 10.4, provided such coverage and amounts are then typically carried by landlords of Comparable Buildings.

   

  
    - 17 - 

    
      
 

  

   

  10.5       Waiver of Subrogation. Notwithstanding
      anything in this Lease to the contrary, Tenant waives, and shall cause its insurance carrier(s) and any other party claiming through or under such carrier(s) (by way of subrogation or otherwise) to waive, any and all rights of recovery and Claims
      against all Landlord Parties for any loss or damage to Tenant’s business, any loss of use of the Premises, and any loss, theft or damage to Tenant Alterations and Tenant’s Property (including Tenant’s automobiles or the contents thereof), including all rights (by way of subrogation or otherwise) of recovery, Claims, actions or causes of action arising out of the negligence of any Landlord Party, to the extent such loss or damage
      is (or would have been, had the insurance required by this Lease been maintained) covered by insurance. In addition, Landlord shall cause its insurance carrier(s) and any other party claiming through or under such carrier(s), by way of subrogation or
      otherwise, to waive any and all rights of recovery and Claims against all Tenant Parties for any loss of or damage to or loss of use of the Building, any additions or improvements to the Building, or any contents thereof, including all rights (by way of subrogation or otherwise) of recovery, Claims, actions or causes of action arising out of the negligence of any Tenant Party, which loss or damage is (or would have been, had the
      insurance required by this Lease been maintained) covered by insurance. Landlord and Tenant each further agree that their respective casualty insurance policies shall be endorsed or otherwise written to provide that no insurer shall hold any rights
      of subrogation against such other party.

   

  11.         Waiver of Claims; Indemnity; Limitations on
          Liability.

   

  11.1       Waiver of Claims.

   

  (a)          By Tenant. Tenant releases the Landlord
      Parties from, and waives all Claims for, damage to persons or property sustained by Tenant or any Tenant Parties or any other person resulting directly or indirectly from any existing or future condition, defect, matter or thing in or about the
      Project or any equipment or appurtenance therein, or resulting from any accident in or about the Project, or resulting directly or indirectly from any act or neglect of the Landlord Parties, except to the extent caused by the gross negligence or
      willful and wrongful act of any of the Landlord Parties. Landlord shall not be liable to Tenant for any damage by or from any act or negligence of any owner or occupant of adjoining or contiguous property.

   

  (b)          By Landlord. Tenant shall not be liable
      to Landlord for Claims for damage to persons or property sustained by Landlord, however caused, if Landlord has recovered such damages from the proceeds of insurance policies and the insurance company has waived its right of subrogation against
      Tenant.

   

  11.2       Indemnity.

   

  (a)          By Tenant. Except for the negligence or
      willful misconduct of Landlord or its Responsible Parties, and to the extent permitted by Law, Tenant agrees to indemnify, protect, defend and hold harmless the Landlord Parties from and against any and all Claims suffered or claimed by any third
      party (other than the Landlord Parties) and arising from (i) the undertaking by Tenant of any Tenant Alterations or repairs to the Project, (ii) the conduct of Tenant’s business on the Project or other use of the Project by Tenant or its Responsible
      Parties, (iii) any negligent act or omission of Tenant or its Responsible Parties in or about the Project, (iv) any occurrence in, upon or at the Premises or any License Area (including loss of life, personal injury or damage to property) for which
      Tenant is responsible, or (v) the presence of any Hazardous Material introduced to the Premises or the Project by Tenant or its Responsible Parties. In case of any action or proceeding brought against the Landlord Parties by reason of any such Claim,
      upon notice from Landlord, Tenant covenants to defend such action or proceeding by counsel acceptable to Landlord, and reasonably acceptable to Tenant and Tenant’s insurance company. However, if Tenant’s insurance company provides the defense for a
      Claim arising under this 11.2(a), counsel shall be provided by Tenant’s insurance company with Landlord allowed to reasonably cooperate in the selection of counsel.

   

  

  
    - 18 - 

    
      
 

  

   

  (b)          By Landlord. Except for the negligence or
      willful misconduct of Tenant or its Responsible Parties, and to the extent permitted by Law, Landlord agrees to indemnify, protect, defend and hold harmless the Tenant Parties from and against any and all Claims suffered or claimed by any third party
      (other than the Tenant Parties) and arising from (i) any act or omission of Landlord or its Responsible Parties in or about the Project, or (ii) any occurrence in, upon or at the Common Areas (including loss of life, personal injury or damage to
      property). In case of any action or proceeding brought against the Tenant Parties by reason of any such Claim, upon notice from Tenant, Landlord covenants to defend such action or proceeding by counsel acceptable to Tenant, and reasonably acceptable
      to Landlord and Landlord’s insurance company.

   

  (c)          Limitations. This Section 11.2 (i)
      shall survive the expiration or earlier termination of this Lease, and (ii) is subject to and shall not diminish any waivers in effect in accordance with Section 10.5 and 11.1 above.

   

  11.3      Limitation on Liability. Any liability of
      Landlord under this Lease shall be limited solely to Landlord’s interest in the Project. In no event shall any personal liability be asserted against the Landlord Parties in connection with this Lease, nor shall any recourse be had to any other
      property or assets of the Landlord Parties.

   

  11.4      Waiver of Consequential Damages. Tenant
      waives any consequential damages, compensation or claims for inconvenience or loss of business, rents, or profits, whether or not caused by the willful and wrongful act of any of the Landlord Parties. Except with respect to (a) any Hazardous
      Materials introduced to the Project by Tenant or its Responsible Parties, or (b) any holdover of the Project by Tenant or its Responsible Parties, Landlord waives any consequential damages, compensation or claims for inconvenience or loss of
      business, rents, or profits, whether or not caused by the willful and wrongful act of the Tenant Parties; provided, however, nothing in this Section 11.4 shall limit Landlord’s right to accelerate Rent upon the happening of an Event
      of Default.

   

  12.        Casualty and Condemnation.

   

  12.1      Casualty.

   

  (a)          Substantial Untenantability.

   

  (i)            If any fire or other casualty
      (whether insured or uninsured) renders all or a substantial portion of the Premises or the Building untenantable, Landlord shall, with reasonable promptness after the occurrence of such damage, estimate the length of time that will be required to
      substantially complete the repair and restoration and shall by notice advise Tenant of such estimate (“Landlord’s Notice”). If Landlord estimates that the amount of time required to substantially complete such repair and restoration will
      exceed 180 days from the date such damage occurred, then Landlord, or Tenant if all or a substantial portion of the Premises is rendered untenantable, shall have the right to terminate this Lease as of the date of such damage upon giving written
      notice to the other at any time within 20 days after delivery of Landlord’s Notice, provided that if Landlord so chooses, Landlord’s Notice may also constitute such notice of termination.

   

  

  
    - 19 - 

    
      
 

  

   

  (ii)          Unless this Lease is
      terminated as provided in the preceding subparagraph, Landlord shall proceed with reasonable promptness to repair and restore the Project to its condition as existed prior to such casualty, subject to reasonable delays for insurance adjustments and
      Force Majeure, and also subject to zoning Laws and building codes then in effect. Landlord shall have no liability to Tenant, and Tenant shall not be entitled to terminate this Lease if such repairs and restoration are not in fact completed within
      the time period estimated by Landlord so long as Landlord shall proceed with reasonable diligence to complete such repairs and restoration.

   

  (iii)         Tenant acknowledges that
      Landlord shall be entitled to the full proceeds of any insurance coverage, whether carried by Landlord or Tenant, for damages to the Project, except for those proceeds of Tenant’s insurance for Tenant’s Property. All such insurance proceeds shall be
      payable to Landlord whether or not the Project is to be repaired and restored.

   

  (iv)         Notwithstanding anything in
      this Lease to the contrary: (A) Landlord shall have no duty to repair or restore any portion of Tenant’s Removable Property or to expend for any repair or restoration of the Premises or the Project amounts in excess of insurance proceeds paid to
      Landlord and available for repair or restoration; and (B) Tenant shall not have the right to terminate this Lease pursuant to this Section if any damage or destruction was caused by the act or neglect of Tenant or its Responsible Parties. Whether or
      not this Lease is terminated pursuant to this Section 12.1, in no event shall Tenant be entitled to any compensation or damages for loss of the use of the whole or any part of the Premises or for any inconvenience or annoyance occasioned by
      any such damage, destruction, rebuilding or restoration of the Premises or the Project or access thereto.

   

  (v)           Notwithstanding anything in
      this Lease to the contrary, Landlord shall have the right to terminate this Lease if (A) the casualty was uninsured or insurance proceeds are insufficient to pay the full cost of such repair and restoration, (B) any Superior Rights Holder fails or
      refuses to make such insurance proceeds available for such repair and restoration, or (C) zoning or other applicable Laws do not permit such repair and restoration.

   

  (vi)          Any repair or restoration of
      the Project performed by Tenant shall be in accordance with the provisions of Section 8 above.

   

  (b)          Insubstantial Damage. If the Premises or
      the Building is damaged by a casualty but neither is rendered substantially untenantable and Landlord estimates that the time to substantially complete the repair or restoration will not exceed 180 days from the date such damage occurred, then
      Landlord shall proceed to repair and restore the Project or the Premises other than Tenant’s Removable Property, with reasonable promptness, unless such damage is to the Premises and occurs during the last 6 months of the Lease Term, in which event
      either Tenant or Landlord shall have the right to terminate this Lease as of the date of such casualty by giving written notice thereof to the other within 20 days after the date of such casualty. Notwithstanding the foregoing, Landlord’s obligation
      to repair shall be limited in accordance with the provisions of Section 12.1(a) above.

   

  
    - 20 - 

    
      
 

  

   

  (c)          Rent Abatement. If all or any part of the
      Premises are rendered untenantable by fire or other casualty and this Lease is not terminated, Base Rent, Operating Expenses and Tax Expenses shall abate for that part of the Premises which is untenantable on a per diem basis from the date of the
      casualty until Landlord has substantially completed the repair and restoration work in the Premises which it is required to perform, provided, that as a result of such casualty, Tenant does not occupy the portion of the Premises which is untenantable
      during such period.

   

  12.2      Condemnation. If the whole or any part of
      the Premises, Building or Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or condemned, or reconfigured
      or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or
      condemnation, Landlord shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. If, by power of eminent domain, more than 25% of the rentable square feet of the Premises is
      taken, or if access to the Premises is substantially impaired, in each case for a period in excess of 180 days, Tenant shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority.
      Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled to the entire award or payment in connection therewith, except that Tenant shall
      have the right to file any separate claim available to Tenant for any taking of Tenant’s Removable Property and for moving expenses. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and
      this Lease is not terminated, the Rent shall be proportionately abated. Notwithstanding anything to the contrary contained in this Section 12.2, in the event of a temporary taking of all or any portion of the Premises for a period of 180 days
      or less, then this Lease shall not terminate but Base Rent, Operating Expenses and Tax Expenses shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total
      rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking.

   

  13.         Transfers.

   

  13.1      In General. Except for a Permitted
      Transfer, Tenant shall not Transfer this Lease, all or a portion of the Premises or Tenant’s interest therein without Landlord’s prior written consent, which consent shall not be unreasonably conditioned, delayed or withheld. Without limitation,
      Tenant agrees that Landlord’s consent shall not be considered unreasonably withheld if: (i) the proposed transferee’s financial condition is not reasonably acceptable to Landlord; (ii) the proposed transferee has the power of eminent domain, is a
      governmental agency or an agency or subdivision of a foreign government; (iii) any uncured Event of Default exists under this Lease (or a condition exists which, with the passage of time or giving of notice, would become an Event of Default); (iv)
      either the proposed transferee, or any Person which directly or indirectly Controls, is Controlled by, or is under common Control with the proposed transferee occupies space in the Building or has negotiated with Landlord within the preceding 180
      days (or is currently negotiating with Landlord) to lease space in the Building; (v) the proposed Transfer would be on economic terms (based upon effective rental rates) more favorable to the Transferee than the economic terms then being accepted by
      Landlord for comparable direct leasing transactions in the Building; (vi) the proposed Transfer would cause Landlord to be in violation of another lease or agreement to which Landlord is a party or would give an occupant of the Building a right to
      cancel or modify its lease; or (vii) the proposed transferee is or has been involved in litigation with Landlord or any of its Affiliates. In no event shall Landlord be obligated to consider a consent to any proposed assignment of this Lease which
      would assign less than all of this Lease or less than all of Tenant’s interest in the Premises. In the event Landlord wrongfully withholds its consent to any proposed Transfer, Tenant’s sole and exclusive remedy therefor shall be to seek specific
      performance of Landlord’s obligations to consent to such Transfer. Any purported Transfer made without having obtained the prior written consent of Landlord (other than a Permitted Transfer) shall constitute an immediate Event of Default hereunder
      and shall, at the option of Landlord, be void and of no force or effect.

   

  

  
    - 21 - 

    
      
 

  

   

  13.2      Recapture. At any time within 20 days after
      Landlord’s receipt of Tenant’s request for Landlord’s consent to a Transfer (other than a Permitted Transfer), Landlord may, at its option, in its sole and absolute discretion, by written notice to Tenant, elect to terminate this Lease in its
      entirety or as to the portion of the Premises subject to the proposed Transfer, with a proportionate adjustment in the Rent payable hereunder if this Lease is terminated as to less than all of the Premises.

   

  13.3       Excess Rent. If Tenant consummates a
      Transfer (other than a Permitted Transfer), Tenant shall pay to Landlord, as Additional Rent, [***]% of all sums received by Tenant in excess of the Rent payable by Tenant hereunder which is attributable to any subletting of all or any portion of the
      Premises so subleased, and [***]% of all consideration received on account of or attributable to any assignment of this Lease, in each case net of all reasonable and documented expenses and costs incurred by Tenant in connection with such Transfer,
      including, without limitation, commissions, allowances, improvement costs and other concessions provided to the sublessee or assignee.

   

  13.4       Permitted Transfer.

   

  (a)          Permitted Transfer. Notwithstanding
      anything in this Section 13 to the contrary, and provided there is no uncured Event of Default under this Lease, Tenant shall have the right, without the prior written consent of Landlord, to (i) assign this Lease to an Affiliate, or to an
      entity created by merger, reorganization or recapitalization of or with Tenant, or to a purchaser of all or substantially all of Tenant’s assets, or (ii) sublease the Premises or any part thereof to an Affiliate (each, a “Permitted Transfer”);
      provided, however, that (A) such Permitted Transfer is for a valid business purpose and not to avoid any obligations under this Lease, (B) in the case of an assignment, the assignee will have, immediately after giving effect to such
      assignment, an aggregate tangible net worth (computed in accordance with GAAP and exclusive of goodwill) at least equal to the aggregate net worth (as so computed) of Tenant immediately prior to such assignment or on the Effective Date, whichever is
      greater, (C) no later than 15 days prior to the effective date of the Permitted Transfer, Tenant shall give notice to Landlord which notice shall include the full name and address of the assignee or subtenant, and a copy of all agreements executed
      between Tenant and the assignee or subtenant with respect to the Premises or part thereof, as may be the case, (D) no later than 15 days after the effective date of the Permitted Transfer, the assignee or sublessee shall provide the documentation
      required pursuant to Section 13.7 below, and (E) within 10 days after Landlord’s written request, provide such reasonable documents or information which Landlord reasonably requests for the purpose of substantiating whether or not the
      Permitted Transfer is to an Affiliate or is otherwise in accordance with the terms and conditions of this Section 13.4.

   

  

  
    - 22 - 

    
      
 

  

   

  (b)          No Recapture and Excess Rent Rights.
      Landlord acknowledges and agrees that the terms and conditions of Sections 13.2 and 13.3 above shall not apply to any Permitted Transfer.

   

  13.5       Tenant Liability. In the event of any
      Transfer, whether or not with Landlord’s consent (including, without limitation, a Permitted Transfer), Tenant shall not be released or discharged from any liability, whether past, present or future, under this Lease, including any liability arising
      from the exercise of any renewal or expansion option, to the extent such exercise is expressly permitted by Landlord. Tenant’s liability shall remain primary, and in the event of default by any subtenant, assignee or successor of Tenant in
      performance or observance of any of the covenants or conditions of this Lease, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against said subtenant, assignee or successor. After any assignment, Landlord may
      consent to subsequent Transfers, or amendments or modifications of this Lease with assignees of Tenant, without notifying Tenant, or any successor of Tenant, and without obtaining its or their consent thereto, and such action shall not relieve Tenant
      or any successor of Tenant of liability under this Lease.

   

  13.6      Other Terms and Conditions. Whether or not
      Landlord grants consent to any Transfer, Tenant shall pay all reasonable attorneys’ fees and expenses incurred by Landlord with respect to such Transfer. In addition, if Tenant has any options to extend the Lease Term or to add other space to the
      Premises, such options shall not be available to any subtenant or assignee (except an assignee that assumes this Lease pursuant to a Permitted Transfer), directly or indirectly without Landlord’s express written consent, which may be withheld in
      Landlord’s sole discretion.

   

  13.7       Assumption and Attornment. If Tenant
      assigns this Lease as permitted herein, the assignee shall expressly assume all of the obligations of Tenant hereunder in a written instrument satisfactory to Landlord and furnished to Landlord not later than 15 days prior to the effective date of
      the assignment. If Tenant subleases the Premises as permitted herein, Tenant shall, at Landlord’s option, within 15 days following any request by Landlord, obtain and furnish to Landlord the written agreement of such subtenant to the effect that the
      subtenant will, upon an Event of Default or termination of this Lease, attorn to Landlord and will pay all subrent directly to Landlord.

   

  13.8       Landlord’s Obligations on Assignment of Lease.
      Tenant agrees, allows and permits Landlord to assign this Lease without Tenant’s consent so long as such assignment is in connection with financing or sale of the Project. The term “Landlord”, as used in this Lease, so far as covenants or obligations
      on the part of Landlord are concerned, shall be limited to mean and include only the “Landlord” under this Lease at the time in question. In the event of any assignment or assignments of this Lease by Landlord, the Landlord herein named (and in the
      case of any subsequent assignments, the then-assignor) shall be automatically released, from and after the date of such assignment, from all liability with respect to the performance of any covenants or obligations on the part of Landlord contained
      in this Lease thereafter to be performed; provided, however, that the assignee assumes, in writing, the duty to perform Landlord’s covenants and obligations hereunder that arise from and after such assignment.

   

  

  
    - 23 - 

    
      
 

  

   

  14.         Surrender; Holding Over.

   

  14.1       Surrender. At the expiration or earlier
      termination of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Removable Property from the Premises, and quit and surrender the Premises to Landlord, broom clean, and in good order, condition and repair, ordinary wear and
      tear, casualty and damage caused by Landlord excepted. Notwithstanding the foregoing, Landlord may, in Landlord’s sole discretion and at no cost to Landlord, require Tenant to leave any Special Installations in the Premises. If Tenant fails to remove
      any of Tenant’s Removable Property (other than Special Installations which Landlord has designated to remain in the Premises) within 2 days after the termination of this Lease or of Tenant’s right to possession, Landlord, at Tenant’s sole cost and
      expense, shall be entitled (but not obligated) to remove and store Tenant’s Removable Property. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant’s Removable Property. Tenant shall pay Landlord, within 30 days
      after Landlord’s written demand, the removal expenses and storage charges incurred for Tenant’s Removable Property. If Tenant fails to remove Tenant’s Removable Property from the Premises or storage, as the case may be, Landlord may deem all or any
      part of Tenant’s Removable Property to be abandoned, and title to Tenant’s Removable Property (except with respect to any Hazardous Materials) shall be deemed to be immediately vested in Landlord. Tenant shall repair damage caused by the installation
      or removal of Tenant’s Removable Property. If, at the time Tenant requests Landlord’s consent to the installation of any Special Installations, Tenant requests Landlord to notify Tenant whether such Special Installations must be removed upon the
      expiration or earlier termination of this Lease, then, concurrently with Landlord’s delivery of written consent to such Special Installations, Landlord shall notify Tenant whether such Special Installation must be so removed. If Landlord states that
      such Special Installation is not required to be removed, Tenant shall have no obligation to remove such Special Installation upon the expiration or earlier termination of this Lease.

   

  14.2       Holding Over. If Tenant, or anyone
      claiming under Tenant, shall remain in possession of the Premises or any part thereof after the expiration or earlier termination of the Lease Term without any agreement in writing between Landlord and Tenant with respect thereto, then Tenant shall
      be deemed a tenant-at-sufferance. Landlord and Tenant acknowledge that Landlord may need the Premises after the expiration or earlier termination of this Lease for other Occupants and that the damages which Landlord may suffer as the result of
      Tenant’s holding- over cannot be determined as of the Effective Date. Therefore, in the event that Tenant so holds over, Tenant shall pay to Landlord, in addition to all Rent and other charges due and accrued under this Lease prior to the date of
      termination, the Applicable Holdover Charge for each month or portion thereof that Tenant retains possession of the Premises, or any portion thereof, after the expiration or earlier termination of this Lease (without reduction for any partial month
      that Tenant retains possession). Without limiting the foregoing, Tenant shall also pay all damages sustained by Landlord by reason of such retention of possession. The provisions of this Section 14.2  shall not constitute a waiver by
      Landlord of any re-entry rights of Landlord. The “Applicable Holdover Charge” means (i) during the first 90 days that Tenant holds over (the “Initial Holdover Period”), 150% of the monthly Rent payable for the month immediately preceding the
      holding over (including increases for Operating Expenses and Tax Expenses that Landlord may reasonably estimate), and (ii) after the Initial Holdover Period, 200% of the monthly Rent payable for the month immediately preceding the holding over
      (including increases for Operating Expenses and Tax Expenses that Landlord may reasonably estimate).

   

  

  
    - 24 - 

    
      
 

  

   

  15.         Subordination; Estoppel
          Certificates; Financial Reports.

   

  15.1       Subordination; Mortgagee Protection.

   

  (a)          Subordination. This Lease shall be
      subordinate to all present and future Superior Instruments encumbering the Project unless the Superior Rights Holder expressly provides or elects that this Lease shall be superior to such Superior Instrument. In confirmation of such subordination,
      Tenant shall, within 20 days after Landlord’s written request, execute and deliver a SNDA. In the event that Tenant fails to timely deliver a SNDA, then such failure shall be an Event of Default for which there shall be no cure or grace period.

   

  (b)          Superior Rights Holder Protection. Tenant
      agrees to give any Superior Rights Holder, by registered or certified mail, a copy of any notice of default served upon Landlord by Tenant, provided that prior to such notice Tenant has received notice (by way of recording of an assignment of rents
      and leases, or otherwise) of the address of such Superior Rights Holder. Tenant further agrees that if Landlord shall have failed to cure such default within the time provided for in this Lease, then the Superior Rights Holder shall have an
      additional 30 days after receipt of notice thereof within which to cure such default or if such default cannot be cured within that time, then such additional notice time as may be necessary, if, within such 30 days, any Superior Rights Holder has
      commenced and is diligently pursuing the remedies necessary to cure such default. This Lease may not be modified or amended so as to reduce the Rent or shorten the Lease Term, or so as to adversely affect in any other respect to any material extent
      the rights of Landlord, nor shall this Lease be canceled or surrendered, without the prior written consent, in each instance, of each Superior Rights Holder.

   

  (c)          Attornment. If any Superior Rights Holder
      acquires Landlord’s interest in this Lease, the Premises, the Building or the Project, Tenant will attorn to the transferee of or successor to Landlord’s interest in this Lease, the Premises, the Building or the Project (as the case may be) and
      recognize such transferee or successor as landlord under this Lease.

   

  (d)          SNDA.

   

  (i)            Landlord shall, subject to the terms and conditions of this Section
      15.1(d), use commercially reasonable efforts to obtain a SNDA for Tenant from the Person that is, as of the Effective Date, the Superior Rights Holder (i.e., Bank of America, N.A.).

   

  (ii)           Landlord shall, subject to the terms and conditions of this Section
      15.1(d), use commercially reasonable efforts to obtain a SNDA for Tenant from each future Superior Rights Holder.

   

  (iii)         Notwithstanding anything in this
      Lease to the contrary, this Lease and Tenant’s obligations hereunder shall not be affected or impaired in any respect should any Superior Rights Holder decline to enter into a SNDA. If Tenant either fails or refuses to execute and deliver a SNDA
      within 20 days following Landlord’s delivery of such SNDA to Tenant, then Landlord shall have no further obligation to obtain a SNDA for Tenant from such Superior Rights Holder. In no event shall Landlord be required to (a) expend any additional sums
      in its effort to obtain the SNDA, (b) deposit or post any letter of credit or other security with Superior Rights Holder, (c) commence any litigation in order to obtain the SNDA or (d) take any step which may, in Landlord’s reasonable judgment, have
      an adverse effect on its relationship with any Superior Rights Holder. If any Superior Rights Holder imposes any fees or incurs any costs as a condition of entering into the SNDA, Landlord may withdraw its request therefor unless, within 20 days
      after Landlord’s notice to Tenant as to such fees and costs and the amount thereof, Tenant shall deliver to Landlord the full amount of such fees and costs. If Tenant fails to deliver to Landlord the full amount of such fees and costs within such
      period, Landlord may withdraw its request for the SNDA, in which event Landlord shall have no further obligation to obtain such SNDA.

   

  

  
    - 25 - 

    
      
 

  

   

  15.2       Estoppel Certificates. Within 10 Business
      Days after Landlord’s request, Tenant shall execute and deliver to Landlord a certificate (each, an “Estoppel Certificate”) addressed as indicated and certifying to Landlord, each current or prospective Superior Rights Holder and any
      prospective purchaser of the Building or the Project: (a) that this Lease is unmodified and in full force and effect (or if there have been modifications, a description of such modifications and that this Lease as modified is in full force and
      effect); (b) the dates to which Rent has been paid; (c) that Tenant is in the possession of the Premises if that is the case; (d) that Landlord is not in default under this Lease, or, if Tenant believes Landlord is in default, the nature thereof in
      detail; (e) that Tenant has no offsets or defenses to the performance of its obligations under this Lease (or if Tenant believes there are any offsets or defenses, a full and complete explanation thereof); (f) that the Premises have been completed in
      accordance with the terms and provisions of this Lease and the Work Letter, that Tenant has accepted the Premises and the condition thereof and of all improvements thereto and has no claims against Landlord or any other party with respect thereto;
      and (g) any other information reasonably requested. In the event that Tenant fails to timely deliver an Estoppel Certificate, then the statements in Landlord’s proposed estoppel shall be deemed true.

   

  15.3       Financial Reports. Within 20 days after
      the written request of Landlord, Tenant shall provide to Landlord current financial statement and financial statements of the 2 years prior to the current financial statement year (collectively, “Financial Reports”). Such Financial Reports
      shall be prepared in accordance with GAAP and, if such is the normal practice of Tenant and available at the time of the request, shall be audited by an independent certified public accountant. Notwithstanding the foregoing, (a) Tenant shall not be
      required to provide Financial Reports more than once per Lease Year (except to the extent required by any Superior Rights Holder or prospective purchaser of the Project), (b) upon Tenant’s request, Landlord shall sign and deliver a reasonable
      confidentiality agreement with respect to the Financial Reports, and (c) Tenant shall not be required to provide Financial Reports so long as (i) Tenant is a publicly- traded company, (ii) Tenant is in compliance with the financial reporting
      requirements from time to time established by the United States Securities and Exchanges Commission, (iii) the Financial Reports are publicly available for free downloading in electronic format, and (iv) an Event of Default is not continuing under
      this Lease.

   

  16.         Landlord’s Reserved
          Rights.

   

  16.1       Entry by Landlord. Landlord shall have
      the right, subject to the terms and conditions of this Lease, to enter the Premises at all times for the purpose of (a) supplying any services that Landlord is required to provide pursuant to this Lease, (b) examining or inspecting the Premises, or
      to show the same to prospective purchasers or lenders of the Premises or to Landlord’s insurance or surety companies, (c) making such alterations, repairs, improvements or additions to the Premises or the Project as Landlord is permitted to make by
      the terms of this Lease, or (d) during the last 12 months of the Lease Term, showing the same to prospective Occupants of the Premises. Except in emergencies or to provide any services that Landlord is required to provide pursuant to this Lease,
      Landlord shall provide Tenant with reasonable prior notice of entry into the Premises. If Tenant shall not be personally present to open and permit an entry into the Premises at any time when such entry by Landlord is necessary or permitted
      hereunder, Landlord may enter by means of a master key, without liability to Tenant. Entry by Landlord for any such purposes shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of Rent.

   

  

  
    - 26 - 

    
      
 

  

   

  16.2       Landlord’s Reserved Rights. Landlord shall
      have the following rights exercisable without notice to Tenant and without liability to Tenant for damage or injury to persons, property or business and without being deemed an eviction or disturbance of Tenant’s use or possession of the Premises or
      giving rise to any claim for offset or abatement of Rent: (a) to install, affix and maintain all signs on the exterior and interior of the Building (but not the interior of the Premises) and the Project; (b) except as otherwise set forth in Section
        17 below, to designate and approve (which approval shall not be unreasonably withheld, conditioned or delayed) prior to installation, all types of signs, window shades, blinds, drapes, awnings or other similar items, and all internal lighting
      that may be visible from the exterior of the Premises; (c) to grant to any party the exclusive right to conduct any business or render any service in or to the Building or the Project, provided such exclusive right shall not operate to prohibit
      Tenant from using the Premises for the Permitted Use; and (d) to close the Building or the Project after Building Hours, except that Tenant shall be entitled to admission at all times, under such reasonable and non-discriminatory regulations as
      Landlord prescribes for security purposes.

   

  16.3      Access Control Cards. Landlord shall have
      the right to institute access control systems and procedures at the Building and the Project that may include the provision of personal access control cards to individual employees of Tenant. In such event, any such cards shall be personal to each
      particular employee, and Tenant shall cooperate with Landlord in order to ensure that such cards are used by employees of Tenant only, and are not transferred to any other Persons.

   

  16.4      Services. Any services which Landlord is
      required to furnish pursuant to the provisions of this Lease may, at Landlord’s option, be furnished from time to time, in whole or in part, by employees of Landlord or Landlord’s managing agent or its employees or by one or more third persons hired
      by Landlord or the Landlord’s managing agent.

   

  16.5      Construction of Project. Tenant
      acknowledges that portions of the Project may be subject to demolition or construction following Tenant’s occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction of access, etc. which are in excess of
      that present in a fully constructed project. Tenant waives any and all Claims (including rent offsets and claims of constructive eviction) that may arise in connection with such demolition or construction.

   

  16.6       Relocation. [Intentionally deleted].

   

  16.7       Demolition; Redevelopment. [Intentionally deleted].

   

  16.8       4th Floor Corridor, Elevator Lobby and Common Area Signage. Landlord has the right, but not the obligation, to (i) commission and install a mural in the 4th floor corridor of the Building leading to the Amenity Deck not directly in front of the entrance to the Premises (the “4th
        Floor Corridor”), and (ii) install directional signage in the 4th Floor Corridor and the 4th Floor elevator lobby. Notwithstanding the foregoing, Tenant shall be permitted to select the finishes including walls, ceiling and floor coverings of the 4th floor elevator lobby, and to install signage in the 4th floor Common
      Area, subject to Landlord’s approval.

   

  
    - 27 - 

    
      
 

  

  17.         Signs.

   

  17.1       Full Floors. If the Premises comprise an
      entire floor of the Building, then, subject to Landlord’s prior written approval (in Landlord’s sole discretion) and provided all signs are in keeping with the quality, design and style of the Building and Project, Tenant may, at its sole cost and
      expense, install identification signage anywhere in the Premises including in the elevator lobby of the Premises, provided that such signs must not be visible from the exterior of the Building.

   

  17.2       Multi-Tenant Floors. If other Occupants
      occupy space on the floor on which the Premises is located, Tenant’s identifying signage shall be provided by Landlord, at Tenant’s cost, and such signage shall be comparable to that used by Landlord for other similar floors in the Building and shall
      comply with Landlord’s then-current Building standard signage program.

   

  17.3       Prohibited Signage and Other Items. Except
      as expressly set forth in Rider 1 (if at all), Tenant may not install any signs on the exterior of the Building, in the Common Areas, or on or from the roof of the Project. Any signs, window coverings, or blinds (even if the same are located behind
      the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Premises or Building, shall be subject to the prior approval of Landlord (in Landlord’s sole discretion).

   

  17.4       Building Directory. An electronic
      directory for the Building will be constructed and located in the first-floor lobby of the Building. Tenant shall have the right, at Tenant’s sole cost and expense, to designate listings to be displayed under Tenant’s entry in such electronic
      directory at the rate of 5 listings per each 1,000 rentable square feet of the Premises.

   

  18.         Parking.

   

  18.1       In General. Tenant shall have the right to
      obtain from Landlord, commencing on the Commencement Date, up to the number of parking passes set forth in the Basic Provisions, on a monthly basis throughout the Lease Term, which parking passes shall pertain to the Project Parking Facility. Tenant
      shall pay to Landlord, on a monthly basis, the prevailing rate charged by Landlord from time to time for such parking passes. As of the Effective Date, the prevailing rate for unreserved parking passes is $175 per month per parking pass, and for
      reserved parking passes, $225 per month per parking pass. Tenant’s continued right to use the parking passes 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 Project Parking Facility, including any sticker or other identification system established by Landlord. Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of the Project Parking
      Facility at any time. 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, reasonably close-off or restrict access to the Project Parking
      Facility for purposes of permitting or facilitating any such construction, alteration or improvements. Landlord may, at any time, institute valet-assisted parking, tandem parking stalls, “stack” parking, or other parking program within the Project
      Parking Facility, the cost of which shall be included in Operating Expenses. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of control attributed hereby to
      Landlord. The parking passes licensed by Tenant pursuant to this Section 18 are provided to Tenant solely for use by Tenant’s own personnel and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant without
      Landlord’s prior approval. Tenant may validate visitor parking by such method or methods as Landlord may establish, at the prevailing validation rate charged by Landlord from time to time for visitor parking.

   

  

  
    - 28 - 

    
      
 

  

   

  18.2       Use or Lose. On or before the Commencement
      Date, Tenant shall elect, in writing, to use up to the number of parking passes set forth in the Basic Provisions. If Tenant fails to timely make such election, Tenant shall be deemed to have elected to use all of the parking passes set forth in the
      Basic Provisions. If Tenant does not elect (or is not deemed to have elected) to use all of the parking passes set forth in the Basic Provisions, then (a) Tenant shall not have to use any of the parking passes that Tenant has elected not to use (the
      “Forfeited Parking Passes”), and (b) Landlord may permit any other party or parties to use the Forfeited Parking Passes from time to time on any terms Landlord desires.

   

  19.         Default; Remedies.

   

  19.1       Event of Default. The occurrence of any
      one or more of the following events shall constitute an “Event of Default”:

   

  (a)            Tenant fails to pay when due any Rent,
      and such default continues for 5 Business Days after receipt of written notice from Landlord; provided, however, that Tenant shall not be entitled to more than 2 notices of a delinquency in a monetary obligation during any 12-month period,
      and if thereafter any Rent is not paid when due, an Event of Default shall be considered to have occurred even though no notice thereof is given;

   

  (b)           Tenant fails to comply with its
      obligations under any provision of this Lease or any other agreement between Landlord and Tenant not requiring the payment of money, and such failure continues for a period of 30 days after written notice of such default is delivered to Tenant; provided,
        however, if such condition cannot reasonably be cured within such 30-day period, it instead shall be an Event of Default if Tenant fails to commence to cure such condition within such 30 day period and thereafter fails to prosecute such action
      diligently and continuously to completion;

   

  (c)            If (i) Tenant makes a general
      assignment or general arrangement for the benefit of creditors, (ii) a petition for adjudication of bankruptcy or for reorganization or rearrangement is filed by or against Tenant and is not dismissed within 90 days, (iii) a trustee or receiver is
      appointed to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease and possession is not restored to Tenant within 90 days or (iv) substantially all of Tenant’s assets located at the
      Premises or of Tenant’s interest in this Lease is subjected to attachment, execution or other judicial or non-judicial seizure which is not discharged within 90 days;

   

  (d)           This Lease or the estate of Tenant
      hereunder shall be transferred to or shall pass to or devolve upon any Person in violation of Section 13 of this Lease;

   

  (e)            Tenant abandons the Premises for a period in excess of 30 days; or

   

  (f)            Any event which is expressly defined as
      or deemed an Event of Default under this Lease.

   

  19.2       Landlord’s Remedies.

   

  (a)          An Event of Default shall constitute a
      breach of this Lease for which Landlord shall have the rights and remedies set forth in this Section 19.2 and all other rights and remedies set forth in this Lease or now or hereafter allowed by Law, whether legal or equitable, and all rights
      and remedies of Landlord shall be cumulative and none shall exclude any other right or remedy.

   

  

  
    - 29 - 

    
      
 

  

   

  (b)          Landlord may, at any time after the
      happening of an Event of Default, terminate this Lease by giving Tenant notice in writing at any time. If Landlord gives such notice, this Lease, the Lease Term and the right, title and interest of Tenant under this Lease shall wholly cease and
      expire in the same manner and with the same force and effect (except as to Tenant’s liability) on the date specified in such notice as if such date was the Expiration Date of the Lease Term of this Lease without the necessity of re-entry or any other
      act on Landlord’s part. Any written notice required pursuant to Section 19.1 shall constitute notice of unlawful detainer pursuant to Law if, at Landlord’s sole discretion, it states Landlord’s election that Tenant’s right to possession is
      terminated after expiration of any period required by Law or any longer period required by Section 19.1. Upon the termination of Tenant’s right to possession of the Premises, Landlord shall have the right, subject to applicable Law, to
      re-enter the Premises and dispossess Tenant and the legal representatives of Tenant and all other occupants of the Premises by unlawful detainer or other summary proceedings, regain possession of the Premises, and Landlord shall have the right, but
      not the obligation, to remove Tenant’s Removable Property in accordance with Section 14.1. Upon the termination of this Lease, Landlord shall have the right to recover damages for Tenant’s default as provided herein or by Law, including the
      following damages:

   

  (i)            the worth at the time of award
      of the unpaid Rent which had been earned at the time of termination;

   

  (ii)          the worth at the time of award
      of the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such Rent loss that Tenant proves could reasonably have been avoided;

   

  (iii)         the worth at the time of award
      of the amount by which the unpaid Rent for the balance of the term of this Lease after the time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; and

   

  (iv)          any other amount necessary to
      compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or that in the ordinary course of things would be likely to result therefrom, including, without limitation, the cost of
      recovering the Premises, the unamortized portion of (A) lease commissions paid by Landlord relating to this Lease, and (B) the unamortized portion of any inducement or consideration for Tenant’s entering into this Lease (including, without
      limitation, any free or abated Rent, any tenant allowances, and the cost of any tenant improvement work performed by Landlord on behalf of Tenant).

   

  The word “Rent” as used in this Section 19.2 shall
      have the same meaning as the defined term Rent in this Lease. The “worth at the time of award” of the amount referred to in clauses (i) and (ii) above is computed by allowing interest at the Default Rate. The “worth at the time of award”
      of the amount referred to in clause (iii) above is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). For the purpose of determining unpaid Rent under
      clause (iii) above, the monthly Rent reserved in this Lease shall be deemed to be the sum of the Rent last payable by Tenant for the Lease Year in which Landlord terminated this Lease.

   

  
    - 30 - 

    
      
 

  

   

  (c)           Even if an Event of Default is
      continuing or Tenant has abandoned the Premises, this Lease shall continue in effect for so long as Landlord does not terminate Tenant’s right to possession by written notice as provided in Section 19.2(b) above, and Landlord may enforce all
      its rights and remedies under this Lease, including the right to recover Rent as it becomes due under this Lease. For the avoidance of doubt, Landlord and Tenant acknowledge and agree that, at any time after the happening of an Event of Default,
      Landlord may (i) in accordance with Law, take possession of the Premises without terminating this Lease, and (ii) recover damages from Tenant in accordance with Section 19.2(b) above, in which event Tenant shall pay such amounts to Landlord
      monthly on the days on which the Rent would have been payable if possession had not been retaken and Landlord shall be entitled to receive the same from Tenant on each such day.

   

  (d)           No delay or omission in the exercise of
      any right or remedy of Landlord upon any default by Tenant shall impair any right or remedy or be construed as a waiver.

   

  19.3       Landlord Default. Landlord shall be in
      default under this Lease in the event Landlord has not begun and pursued with reasonable diligence the cure of any failure of Landlord to meet its obligations hereunder within 30 days after the receipt by Landlord of written notice from Tenant of the
      alleged failure to perform (each, a “Landlord Default”); provided, however, if such condition cannot reasonably be cured within such 30-day period, it instead shall be a Landlord Default if Landlord shall fail to commence to cure such
      condition within such 30-day period and shall thereafter fail to diligently prosecute such action to completion. In no event shall Tenant have the right to terminate or rescind this Lease as a result of Landlord’s default as to any covenant or
      agreement contained in this Lease. Tenant waives such remedies of termination and rescission and agrees that Tenant’s remedies for default and for breach of any promise or inducement shall be limited to a suit for actual damages and injunction. In
      addition, Tenant covenants that, prior to the exercise of any such remedies, it shall give each Superior Rights Holder notice and a reasonable time to cure any default by Landlord in accordance with the terms and conditions of Section 15.1
      above. Notwithstanding anything herein to the contrary, Tenant shall have all rights to a suit for constructive eviction.

   

  19.4       Attorneys’ Fees. In the event any party
      brings any suit or other proceeding with respect to the subject matter or enforcement of this Lease, the prevailing party shall, in addition to such other relief as may be awarded, be awarded reasonable attorneys’ fees, expenses and costs, including,
      without limitation, any post-judgment fees, costs or expenses incurred on any appeal or in collection of any judgment.

   

  20.         Authorities For Action; Notices.

   

  20.1       Authorities for Landlord Action. Landlord
      may act in any matter provided for in this Lease by and through the Project’s property manager or property management company, or through any other Person who may from time to time be designated by Landlord in writing.

   

  20.2       Notices. All notices or demands required
      or permitted to be given to Tenant or Landlord (each, a “Notice”) shall be in writing, and shall be: (a) personally delivered with a written receipt of delivery; (b) sent by a nationally recognized overnight delivery service requiring a
      written acknowledgement of receipt or providing a certification of delivery or attempted delivery; (c) sent by certified or registered mail, return receipt requested; or (d) sent by confirmed email with an original copy thereof transmitted to the
      recipient by one of the means described in subsections (a) through (c) no later than 1 Business Day thereafter. All Notices shall be deemed effective when actually delivered as documented in a delivery receipt; provided, however, that if a
      Notice was sent by overnight courier or mail as aforesaid and is affirmatively refused or cannot be delivered during customary business hours by reason of the absence of a signatory to acknowledge receipt, or by reason of a change of address with
      respect to which the addressor did not have either knowledge or written notice delivered in accordance with this section, then the first attempted delivery shall be deemed to constitute delivery; provided, further, however, that Notices given
      by email shall be deemed given when received by email. Each Notice shall be addressed, in each instance, to Tenant’s Notice Address or Landlord’s Notice Address, as applicable, set forth in the Basic Provisions. Each party shall be entitled to change
      its address for Notices from time to time by delivering to the other party Notice thereof in the manner herein provided for the delivery of Notices. Telephone numbers are provided (if at all) for convenience only, and oral communications shall not
      constitute valid notice, except where expressly indicated otherwise.

   

  

  
    - 31 - 

    
      
 

  

   

  21.         Brokerage.
      Landlord and Tenant represent and warrant to each other that (a) Landlord and Tenant have dealt only with Tenant’s Broker, as Tenant’s exclusive agent, and Landlord’s Broker, as Landlord’s exclusive agent, in connection with the negotiation,
      execution and delivery of this Lease, and (b) except for the Brokers, Landlord and Tenant have not dealt with any broker or other Person that is to be compensated in connection with this Lease. Landlord shall make payment of the brokerage fee due to
      the Brokers pursuant to and in accordance with a separate agreement with Landlord’s Broker. Except for all such sums payable to the Brokers, Tenant agrees to indemnify and hold the Landlord Parties harmless of and from any and all Claims by reason of
      any claim of or liability to any broker or other Person claiming through Tenant and arising out of or in connection with the negotiation, execution and delivery of this Lease.

   

  22.         General Provisions.

   

  22.1       Governing Law; No Jury Trial; Venue;
        Jurisdiction. This Lease shall be construed in accordance with the laws of the State, without giving effect to conflict of laws principles. Each party to this Lease (which includes any assignee, successor, heir or personal representative of a
      party) shall not seek a jury trial, waives trial by jury, and further waives any objection to venue in the County in which the Premises are located, and agrees and consents to personal jurisdiction of the courts of the State in any action or
      proceeding or counterclaim brought by any party to this Lease against the other on any matter whatsoever arising out of or in any way connected with this Lease.

   

  22.2       Joint and Several. If there is more than
      one Tenant, the obligations imposed upon Tenant under this Lease shall be joint and several.

   

  22.3       Relationship of Parties. Landlord and
      Tenant acknowledge and agree that the relationship established between the parties pursuant to this Lease is only that of a lessor and a lessee of the Premises. Neither Landlord nor Tenant is, nor shall either hold itself out to be, the agent,
      employee, joint venturer or partner of the other party.

   

  22.4       Severability. If any clause or provision
      of this Lease is illegal, invalid or unenforceable under present or future Laws effective during the Lease Term, then and in that event, it is the intention of the parties to this Lease that the remainder of this Lease shall not be affected thereby;
      and it is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there shall be added as a part of this Lease a legal, valid and enforceable clause or
      provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible.

   

  

  
    - 32 - 

    
      
 

  

   

  22.5       Binding Effect. Subject to the terms of
      Section 13 above, all terms, conditions and covenants to be observed and performed by the parties to this Lease shall be applicable to and binding upon their respective heirs, administrators, executors, successors and assigns.

   

  22.6       Headings. The headings and captions in
      this Lease are inserted only as a matter of convenience and in no way define, limit, construe, or describe the scope or intent of this Lease.

   

  22.7       Entire Lease. This Lease and the
      Attachments contain the entire agreement between Landlord and Tenant concerning the transactions contemplated in this Lease and there are no other agreements, either oral or written, and no other representations or statements, either oral or written,
      on which Tenant has relied.

   

  22.8       Amendments and Waiver. No amendment or
      modification of this Lease shall be valid or binding unless expressed in writing and executed by Landlord and Tenant. No waiver by either party of any breach or default of any term, condition or provision of this Lease, including without limitation
      the acceptance by Landlord of any Rent, at any time or in any manner other than as provided for in this Lease, shall be deemed a waiver of any other or subsequent breaches or defaults of any kind, character or description under any circumstance. No
      waiver of any breach or default of any term, condition or provision of this Lease shall be implied from any action of any party, and any such waiver, to be effective, shall be set out in a written instrument signed by the waiving party.

   

  22.9       Time is of the Essence. Subject to the
      terms of Section 22.11 below, time is of the essence hereof.

   

  22.10     Authority; OFAC.

   

  (a)          Tenant’s. Tenant, and the individual
      executing this Lease on behalf of Tenant, represents to Landlord that it has full power and authority to enter into, execute and deliver this Lease.

   

  (b)          Landlord’s. Landlord, and the individual
      executing this Lease on behalf of Landlord, represents to Tenant that it has full power and authority to enter into, execute and deliver this Lease.

   

  (c)          OFAC. Tenant represents and warrants to
      Landlord that Tenant and all Persons owning (directly or indirectly) an ownership interest in Tenant are currently in compliance with and shall at all times during the Lease Term (including any further extensions or renewals) remain in compliance
      with the regulations of the Office of Foreign Assets Control (“OFAC”) of the United States Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) and any statute, executive order (including
      the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit or Support Terrorism), or other governmental action relating thereto; provided, however, that in no event shall
      such representation and warranty apply to any Person that indirectly holds an ownership interest that was purchased on a public exchange.

   

  
    - 33 - 

    
      
 

  

   

  22.11     Force Majeure. Any obligation of either
      party to this Lease, other than the obligation to pay money, which is delayed or not performed due to Force Majeure shall not constitute a default under this Lease and shall be performed within a reasonable time after the end of such cause for delay
      or nonperformance; provided, however, an event of Force Majeure shall not relieve Tenant of its obligation to make timely payments of Rent due pursuant to this Lease.

   

  22.12     No Light, Air or View Easements. Any
      diminution or shutting off of light, air or view by any structure which may be erected on lands of or adjacent to the Premises shall in no way affect this Lease or impose any liability on Landlord.

   

  22.13     No Recording. Tenant shall neither record
      this Lease nor a memorandum of this Lease without the prior written consent of Landlord. Any such unauthorized recording shall be an Event of Default for which there shall be no cure or grace period.

   

  22.14     Survival. The waivers of claims or rights,
      the releases and the obligations of Landlord and Tenant under this Lease to indemnify, protect, defend and hold harmless any parties shall survive the expiration or termination of this Lease, and so shall all other obligations or agreements which by
      their terms survive expiration or termination of this Lease.

   

  22.15     No Option. The submission of this document
      for examination and review does not constitute an option, an offer to lease space in the Project or an agreement to lease. This document shall have no binding effect on the parties unless and until executed by both Landlord and Tenant.

   

  22.16    Counterparts. This Lease may be executed in
      two or more duplicate originals. Each duplicate original shall be deemed to be an original of this Lease.

   

  [signature page follows]

  

  
    - 34 - 

    
      
 

  

  

   

  Landlord and Tenant have executed this Lease as of the Effective Date.

   

  LANDLORD:

  BCSP RINO Property LLC,

  a Delaware limited liability company 

    

  

  	 	 	 
	By:	/s/ [***]	 
	Name:	[***]	 
	Title:	[***]	 
	 	 	 
	Date:	_____________________, 2019.	 
	 	The date of this Lease shall be and remain the Effective Date set forth in the preamble of this Lease. The date below the Landlord’s signature is merely intended to
            reflect the date of Landlord’s execution of this Lease.	 

    

  [Tenant’s signature page follows] 

   

  Landlord’s Signature Page

   

  Office Lease

  The HUB RiNo Station

  [EverCommerce]

   

  
     

    
      
 

  

  Landlord and Tenant have executed this Lease as of the Effective Date.

   

  TENANT: PaySimple, Inc.,

  a Delaware corporation

  d/b/a EverCommerce 

   

  	By:	/s/ Eric Remer	 
	 	 	 
	Name:	Eric Remer	 
	 	 	 
	Title:	CEO	 

  

    

  Tenant’s Signature Page

   

  Office Lease

  The HUB RiNo Station

  [EverCommerce]

   

  
     

    
      
 

  

   

  RIDER NO. 1

   ADDITIONAL PROVISIONS

   

  THIS RIDER NO. 1 (this “Rider 1”) is attached to and
      made a part of the Office Lease dated June 13, 2019 (the “Lease”), by and between BCSP RINO Property LLC, a Delaware limited liability company (“Landlord”), and PaySimple, Inc., a Delaware corporation d/b/a EverCommerce
      (“Tenant”), for the Premises described in the Lease. Capitalized terms used in this Rider 1 shall have the meanings set forth in the Lease. This Rider 1 is attached to, and forms a part of, the Lease. Should any inconsistency arise between
      this Rider 1 and any other provision of the Lease as to the specific matters which are the subject of this Rider 1, the terms and conditions of this Rider 1 shall control. The rights, options and concessions set forth in Sections 25, 26.1 and 28 of
      this Rider 1 (collectively, the “Personal Provisions”) are personal to the Tenant first named above (together with any assignee that assumes the Lease pursuant to a Permitted Transfer, collectively, “Original Tenant”), and may only be
      exercised and utilized by Original Tenant (and not any assignee, sublessee or other transferee of Original Tenant’s interest in the Lease). All references to “Tenant” in the Personal Provisions shall mean Original Tenant only. Subject to the terms of
      Section 22.11 of the Lease, time is of the essence of this Rider 1. “Major Tenant Threshold” means that (a) Original Tenant is the Tenant under this Lease, (b) Original Tenant is leasing and occupying not less than 50,125 rentable square feet
      in the Building, and (c) an Event of Default is not continuing beyond the expiration of any applicable cure or grace period.

   

  23.          Abated Rent Period.
      So long as an Event of Default is not continuing, Tenant’s obligation to pay Base Rent, Operating Expenses and Tax Expenses for the Premises shall be abated during the first 12 months of the Lease Term, commencing as of the Commencement Date and
      ending on and including the date that is [***]after the Commencement Date (the “Abated Rent Period”). Such abatement shall apply to Base Rent, Operating Expenses and Tax Expenses payable under the Lease during the Abated Rent Period. Base
      Rent, Operating Expenses and Tax Expenses for any calendar month in which the Abated Rent Period expires shall be prorated based upon a 30-day month, and all such Base Rent, Operating Expenses and Tax Expenses shall be due and payable for the actual
      days that elapse during the remainder of the month in which the Abated Rent Period expires.

   

  24.          The Tenant Allowance;
          Tenant’s Work.

   

  24.1       The Tenant Allowance. Landlord shall,
      subject to the terms and conditions of this Section 24 and the Work Letter, provide Tenant with an improvement allowance (the “Tenant Allowance”) not to exceed $[***], based upon $[***] per rentable square foot of the Premises, for
      the purpose of contributing towards the costs of Allowance Items (as defined in the Work Letter).

   

  24.2       Tenant’s Work. Tenant shall perform all
      work required to complete the Premises to a finished condition ready to open for Tenant’s business (collectively, “Tenant’s Work”). Tenant’s Work shall be performed in accordance with the Work Letter. Tenant shall cause Tenant’s Work to be
      designed, engineered and constructed in a good and workmanlike manner, free of any defects, Liens or other encumbrances, and in accordance with the terms and conditions of the Lease, the Work Letter and all applicable Laws.

   

  Rider 1 – Page 1

  
     

    
      
 

  

   

  24.3       Excess Costs. Tenant shall be responsible
      for any costs of Tenant’s Work in excess of the Tenant Allowance (collectively, “Excess Costs”). Prior to commencing construction of Tenant’s Work, Tenant shall obtain and provide to Landlord a final estimate of the cost of Tenant’s Work that
      are depicted on Approved Working Drawings (as defined in the Work Letter), which estimate shall be certified to Landlord by Tenant and Tenant’s Contractor (the “Tenant Cost Proposal”). If the Tenant Cost Proposal discloses any Excess Costs,
      then Tenant shall pay all such Excess Costs before Landlord is required to fund any portion of the Tenant Allowance.

   

  24.4       Deadline for Use. Notwithstanding anything
      in this Lease or the Work Letter to the contrary, Tenant shall cause the Tenant Allowance to be used on or before July 31, 2020 (the “Deadline for Use”). If Tenant fails to complete Tenant’s Work on or before the Deadline for Use, then (a)
      Tenant shall be deemed to have forfeited the balance of the Tenant Allowance, and (b) Landlord shall have no obligation to provide all or any portion of the remaining balance of the Tenant Allowance to Tenant; provided, however, that this provision
      shall not apply in the event the Tenant’s Work is delayed for reasons outside of the Tenant’s control.

   

  24.5       Limitations. Notwithstanding anything in
      this Lease or the Work Letter to the contrary, Landlord shall have no obligation to provide or disburse all or any portion of the Tenant Allowance so long as an Event of Default by Tenant is continuing under the Lease (after the expiration of any
      applicable notice and cure periods).

   

  25.          Option to Renew.

   

  25.1       Grant of Option. Subject to the terms and
      conditions of this Rider 1, Tenant shall have the option to extend the Lease Term for one (1) successive period of five years (the “Renewal Term”). There shall be no additional renewal terms beyond the Renewal Term set forth herein. Tenant
      must exercise its option to extend the Lease by giving Landlord written notice (the “Option Exercise Notice”) of its election to do so no later than 12 months, and no earlier than 15 months, prior to the expiration of the then-current Lease
      Term. If Tenant fails to timely deliver the Option Exercise Notice in strict accordance with this Rider 1 and the notice provisions of the Lease, then Tenant shall be deemed to have waived its extension rights, as aforesaid, and Tenant shall have no
      further right to renew the Lease.

   

  25.2       Terms and Conditions of Option. All terms
      and conditions of this Lease, including, without limitation, all provisions governing the payment of Additional Rent, shall remain in full force and effect during the applicable Renewal Term, except that (a) the Base Rent payable during the
      applicable Renewal Term shall equal the Fair Market Rental Rate (as defined below) at the time of the commencement of the applicable Renewal Term, and (b) Landlord shall not be obligated to make any improvements or alterations in or to the Premises
      nor shall there be any improvement allowance, rental abatement or other tenant concessions provided by Landlord in connection with the applicable Renewal Term. As used in this Rider 1, the term “Fair Market Rental Rate” shall mean the fair
      market rental rate that would be agreed upon between a landlord and a tenant entering into a renewal lease for comparable space as to build-out, location, configuration and size, in a Comparable Building for a comparable term. Notwithstanding
      anything in this Rider 1 to the contrary, in no event shall the foregoing sentence result in a Base Rent reduction.

   

  Rider 1 – Page 2

  
     

    
      
 

  

   

  25.3       Determination of Fair Market Rental Rate.
      Landlord and Tenant shall negotiate in good faith to determine the Base Rent for the applicable Renewal Term for a period of 30 days after the date on which Landlord receives the Option Exercise Notice. In the event Landlord and Tenant are unable to
      agree upon the Base Rent for the applicable Renewal Term within said 30-day period, the Fair Market Rental Rate for the Premises shall be determined by a board of 3 licensed real estate brokers, one of whom shall be named by Landlord, one of whom
      shall be named by Tenant, and the two so appointed shall select a third. Each real estate broker so selected shall be licensed in the State as a real estate broker specializing in the field of office leasing in and around the Building, having no
      fewer than 10 years’ experience in such field, and recognized as ethical and reputable within the field. Landlord and Tenant agree to make their appointments promptly within 10 days after the expiration of the 30-day period, or sooner if mutually
      agreed upon. The 2 brokers selected by Landlord and Tenant shall promptly select a third broker within 10 days after they both have been appointed, and each broker, within 10 days after the third broker is selected, shall submit his or her
      determination of the Fair Market Rental Rate. The Fair Market Rental Rate shall be the mean of the 2 closest rental rate determinations. Landlord and Tenant shall each pay the fee of the broker selected by it, and they shall equally share the payment
      of the fee of the third broker.

   

  25.4       Limitations; Termination of Option to Renew.
      Tenant shall not have the right to renew the Lease for any amount of space less than the entire Premises hereunder. In the event of any Transfer by Tenant (other than a Permitted Transfer), the option to renew shall be extinguished. The renewal
      option granted herein shall terminate as to the entire Premises upon the failure by Tenant to timely exercise its option to renew at the times and in the manner set forth in this Rider 1. Tenant shall not have the option to renew, as provided in this
      Rider 1, if, as of the date of the Option Exercise Notice, or as of the scheduled commencement date of the Renewal Term, (a) an Event of Default is continuing, or (b) Landlord has given more than 2 notices of default in any 12-month period for
      nonpayment of monetary obligations.

   

  25.5       Self-Operative; Amendment to Lease.
      Notwithstanding the fact that, upon Tenant’s delivery of an Option Exercise Notice, the renewal of the Lease Term shall be self- executing, Landlord and Tenant shall, promptly following the determination of the Base Rent for the applicable Renewal
      Term, execute one or more amendments to the Lease reflecting such additional term.

   

  26.          License Rights; Signage;
          Security. Subject to the terms and conditions of this Rider 1, Landlord grants the Licenses (as defined below) to Tenant.

   

  26.1       Grant of Signage License.

   

  (a)          Exterior Building Signage. So long as the
      Major Tenant Threshold is satisfied, Landlord grants to Tenant a license (the “Signage License”), for the Lease Term, for the purpose of operating, maintaining and repairing one (1) sign bearing Tenant’s name or logo (the “Exterior Building
        Signage”) on the portion of the exterior of the Building in the location depicted on Exhibit “D” attached to the Lease.

   

  (b)          The Signage. The Exterior Building
      Signage, together with any related equipment, conduits, cables and materials to be located on any portion of the Signage License Area (as defined below), is referred to, collectively, as the “Signage.”

   

  (c)          The Signage License Area. The actual
      location, size and design of the Signage shall be subject to (i) Operational Requirements, and (ii) Landlord’s prior written approval, which approval shall not be unreasonably conditioned, delayed or withheld. The location, size and design of the
      Signage set forth on Exhibit “D” to the Lease is approved by Landlord. The “Signage License Area” means, collectively, the portions of the Project upon which the Signage is or will be located.

   

  Rider 1 – Page 3

  
     

    
      
 

  

   

  26.2       Grant of Security License.

   

  (a)          The Security License. Landlord grants to
      Tenant a non-exclusive license (the “Security Equipment License”), for the Lease Term, for the purpose of operating, maintaining and repairing a security system for the Premises (“Tenant’s Security System”).

   

  (b)          Tenant’s Security Property. Tenant’s
      Security System and the Related Equipment (as defined below) are referred to, collectively, as “Tenant’s Security Property.” “Related Equipment” means, collectively, Cables, equipment, conduits, and materials to be located on any
      portion of the Security License Area (as defined below) and that are necessary to service Tenant’s Security System.

   

  (c)          The Security License Area. The actual
      location of Tenant’s Security Property shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld, delayed, or conditioned. The “Security License Area” means, collectively, the portions of the
      Project upon which Tenant’s Security Property is or will be located.

   

  (d)          Other Terms and Conditions. In no event
      shall Tenant penetrate the roof or the roof’s membrane in connection with the Security License. Tenant shall have a reasonable right of access to the chases and electrical closets located in the Building for purposes of installing, repairing and
      maintaining the Related Equipment; provided, however, such access shall be subject to the prior reasonable approval of Landlord, which approval shall not be unreasonably withheld, delayed or conditioned. The Related Equipment to be installed
      in electrical closets shall not occupy more than a reasonable number of cubic inches. The plans and specifications shall include load factors, electrical platforms leading to Tenant’s Security Property and any other specifications as Landlord may
      require.

   

  26.3       Tenant’s License Property; The License Areas.
      The Signage and Tenant’s Security Property are referred to, collectively, as “Tenant’s License Property.” The Signage License Area and the Security License Area are referred to, collectively, as the “License Areas.” The Signage License
      and the Security License are referred to, individually, as a “License,” and, collectively, as the “Licenses.” Except as expressly provided in the Lease, Tenant accepts each License Area in its “AS IS” condition.

   

  26.4       Design and Installation; Restrictions on Penetrations.

   

  (a)          Tenant must obtain Landlord’s prior
      approval (which approval may be withheld or conditioned in Landlord’s reasonable discretion) as to the Plans (as defined below) and all aspects of the design and installation of Tenant’s License Property. At least 30 days prior to the date on which
      Tenant desires to begin installing Tenant’s License Property, Tenant will deliver to Landlord drawings and specifications (the “Plans”), detailing (i) proposed equipment locations and cable routes, (ii) dimensions, weight, and material
      composition, (iii) methods of installation, attachment, and delivery, (iv) aesthetic specifications concerning the appearance of Tenant’s License Property (including, without limitation, landscaping and Screening Devices (as defined below)), and (v)
      any other specifications as Landlord may reasonably require. Tenant will be responsible for installing any electrical outlets necessary to provide electricity to Tenant’s License Property. Tenant agrees that Landlord may require certain aesthetic
      specifications concerning the appearance of Tenant’s License Property. Without limiting the foregoing, Landlord may, as condition to Landlord’s approval of all or any portion of Tenant’s License Property, require that Tenant install, at Tenant’s sole
      cost and expense, screens, fences, walls or other screening devices to visually screen Tenant’s License Property (collectively, “Screening Devices”). Landlord’s approval of Plans will not constitute a representation by Landlord that Plans
      comply with any Operational Requirements.

   

  Rider 1 – Page 4

  
     

    
      
 

  

   

  (b)            Installation of Tenant’s License
      Property shall be performed (i) at the sole cost of Tenant (provided that Tenant shall have the right to use the Tenant Allowance for the payment of such costs), (ii) by a contractor typically performing work in Comparable Buildings (provided,
        however, if any portion of Tenant’s License Property is to penetrate the Building’s roof, the roof membrane or any specialty stone or building material, then all such penetrations shall be made, at Tenant’s expense, by Landlord’s designated
      contractor(s)), (iii) in a good and workmanlike manner, and (iv) in accordance with all Plans, Operational Requirements, and reasonable construction rules of Landlord.

   

  (c)            In no event may Tenant’s License
      Property or the installation thereof penetrate the Building’s roof, a roof’s membrane, nor any marble or other specialty stone located in or on the Project.

   

  26.5       Electricity; Increases in Expenses. Tenant
      shall be solely responsible for and promptly pay all charges for the electricity consumed (if any) by Tenant’s License Property, except that electricity for the Signage may, at Landlord’s option, be included in Operating Expenses. Tenant will pay all
      taxes assessed against or attributable to Tenant’s License Property.

   

  26.6       Permits and Operational Requirements; Interference.

   

  (a)          Permits and Operational Requirements.
      Prior to commencing the installation of Tenant’s License Property, Tenant shall, at Tenant’s sole cost and expense, obtain each and every permit required in connection with Tenant’s License Property, including, without limitation, approvals required
      by Operational Requirements. Landlord shall, at no cost to Landlord, use reasonable efforts to assist Tenant in obtaining the necessary permits and approvals. “Operational Requirements” means the following, as the same may be amended from time
      to time: (i) all Laws (including Environmental Laws), (ii) requirements of the electricity provider for the Project, and any property owners’ association or similar body (including, without limitation, the Lower Downtown Design Review Board), and
      (iii) the technical standards and Rules and Regulations of the Building.

   

  (b)          Interference. If (i) any electromagnetic,
      radio frequency, or other emission (collectively, “Interference”) from Tenant’s License Property materially and adversely affects the Building’s Structure or any Building System, and (ii) Tenant does not correct the Interference within 10
      Business Days after receipt of written notice from Landlord describing such Interference, Landlord may by written notice to Tenant require that Tenant shut down or disconnect the equipment causing such Interference until the Interference is remedied.

   

  26.7       Operation and Repair of Tenant’s License
        Property. Tenant shall, at Tenant’s sole cost and expense, (a) cause Tenant’s License Property and the installation, maintenance, operation, and removal of Tenant’s License Property to comply with the Operational Requirements, (b) maintain
      Tenant’s License Property in a good and safe condition, and in such a manner so as not to conflict or interfere with the use of other facilities installed in the Project, (c) keep the License Area free from all trash and debris resulting from
      Tenant’s operations, and (d) repair all damage to the License Area arising from Tenant’s operations.

   

  Rider 1 – Page 5

  
     

    
      
 

  

   

  26.8        Alterations. Tenant shall not make any
      alterations, improvements or additions to Tenant’s License Property or any License Area without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed.

   

  26.9       Surrender and Removal. Upon the expiration
      or earlier termination of the Lease, Tenant’s License Property shall be removed by Tenant in accordance with the terms and conditions of Section 14.1 of the Lease.

   

  26.10     Indemnities; Insurance. The License Areas
      will be considered to be part of the Premises solely for the purposes of (a) each indemnity, waiver, or obligation to defend contained in the Lease and(b) each insurance policy carried by Tenant. Tenant shall insure Tenant’s License Property in
      accordance with the Lease.

   

  26.11     Repair and Maintenance of the License Areas.
      Tenant acknowledges and agrees that Landlord may from time to time inspect, repair, replace or maintain the License Areas or parts thereof, or install additional improvements or fixtures on the License Areas; provided, however, Landlord shall
      use commercially reasonable efforts to minimize interference with, or disruption of, Tenant’s License Property.

   

  27.          The Amenity Deck.

   

  27.1       The Amenity Deck. The Building shall
      include the following (collectively, the “Amenity Deck”): an outdoor patio area on the 4th floor of the Building that will include amenities that are selected by Landlord from time to time. The Amenity Deck is part of the Common Areas, except
      that Landlord may, notwithstanding anything in the Lease to the contrary, temporarily close or restrict access to the Amenity Deck so that all or any portion of the

  Amenity Deck may be temporarily used on an exclusive basis by Landlord or other
      Occupants. Landlord shall use commercially reasonable efforts to (i) uniformly enforce the Rules and Regulations regarding the use of the Amenity Deck, and (ii) prevent any Occupant’s use of the Amenity Deck creating a legal nuisance. Landlord shall
      not permit any Occupant to host large parties or play loud music in the Amenity Deck during Business Hours if such parties or music would materially and adversely interfere with Tenant’s access to or use of the Premises.

   

  27.2       Grant of Right. Subject to the terms and
      conditions of this Section 27, and so long as an Event of Default is not continuing under the Lease, Tenant shall have the right, at no cost or expense to Tenant (except as specifically provided in Section 27.4 below) (i) at all
      times when the Amenity Deck is made available on a non-exclusive basis, to use the Amenity Deck as part of the Common Areas, and (ii) for so long as the Amenity Deck is in existence, to use all or any substantial portion of the Amenity Deck on an
      exclusive basis (each, a “Special Event”), unless another party has made a reservation therefor.

   

  27.3       Reservation Process; Special Event License
        Agreement. In order to use the Amenity Deck for a Special Event, Tenant must reserve use of the Amenity Deck on not less than 10 days’ prior written notice to Landlord, unless another party (including Landlord) has previously made a reservation
      therefor; [***] Landlord may, as a condition to Tenant’s exclusive use of any portion of the Amenity Deck for a Special Event, require Tenant to sign and deliver Landlord’s then-current special event license agreement, which license agreement may,
      among other matters, require Tenant to obtain and provide, at Tenant’s sole cost and expense, any and all permits and licenses required for the applicable Special Event (including, without limitation, any applicable liquor licenses).

  

   

  Rider 1 – Page 6

  
     

    
      
 

  

   

  27.4       Cleanliness of the Amenity Deck. Tenant
      shall, immediately after each Special Event has concluded, at Tenant’s sole cost and expense, remove and dispose of all trash and debris in and around the Amenity Deck that was generated by the Special Event.

   

  28.          Pets.
      Subject to applicable Laws and the terms and conditions of the Lease, and provided that Tenant fully complies with the dog policy guidelines attached to the Lease as Exhibit “E”, [***]. Tenant’s rights under this Section are personal
      to Original Tenant. Tenant agrees to protect, indemnify, defend and save harmless Landlord and the Landlord Parties from and against all Claims imposed upon, incurred by or asserted against Landlord by reason of any accident, injury to or death of
      any person or loss of or damage to any property, or any other loss or injury caused by Tenant’s breach of this Section 28.

   

  [The remainder of this page intentionally left blank]

   

  Rider 1 – Page 7

  
     

    
      
 

  

   

  EXHIBIT “B”

   WORK LETTER

   

  THIS WORK LETTER (this “Work Letter”) is attached to
      and a part of that certain Office Lease dated June 13, 2019 (the “Lease”), by and between BCSP RINO Property LLC, a Delaware limited liability company (“Landlord”), and PaySimple, Inc., a Delaware corporation d/b/a
      EverCommerce (“Tenant”). Capitalized terms not otherwise defined in this Work Letter shall have the meanings given to such terms in the Lease.

   

  1.            As-Is Condition.

   

  1.1         As-Is Condition. “As-Is Condition”
      means that Landlord has delivered possession of the Premises to Tenant in its as-is condition.

   

  1.2         No Other Work. Landlord shall have no
      obligation for construction work or improvements on the Premises, except for the delivery to Tenant of the Tenant Allowance in accordance with the terms and conditions of the Lease and this Work Letter.

   

  2.            The Tenant Allowance; Disbursement.

   

  2.1          The Tenant Allowance. Landlord shall,
      subject to the terms and conditions of the Lease and this Work Letter, provide the Tenant Allowance to be applied to the cost of Tenant’s Work. Tenant shall be entitled to the Tenant Allowance to be used for Allowance Items (as defined below). In no
      event shall Landlord be obligated to make disbursements pursuant to this Work Letter in a total amount which exceeds the sum of the Tenant Allowance.

   

  2.2          Disbursement of the Tenant Allowance.

   

  (a)          Allowance Items. The Tenant Allowance shall be disbursed by
      Landlord only for the following items and costs (collectively the “Allowance Items”):

   

  (i)            Payment of the fees of the
      “Architect” and the “Project Manager,” as those terms are defined in Section 3.1 of this Work Letter, including, without limitation, all space planning fees and other design costs actually paid by Tenant (as documented by invoices);

   

  (ii)           Payment of the fees of the
      “Engineers,” as such term is defined in Section 3.1 of this Work Letter, including, without limitation, all space planning fees and other design costs performed by the Engineers and actually paid by Tenant (as documented by invoices);

   

  (iii)         The payment of plan check,
      permit and license fees relating to construction of Tenant’s Work;

   

  (iv)          The cost of construction of
      Tenant’s Work, including, without limitation, testing and inspection costs, hoisting and trash removal costs, and contractors’ fees and general conditions;

   

  (v)           The cost of any changes in the
      Base Building when such changes are required by the Approved Construction Documents (as defined below), such cost to include all direct architectural and engineering fees and expenses incurred in connection therewith;

   

  (vi)          The cost of any changes to the
      Approved Construction Documents or Tenant’s Work required by all applicable Laws, including, without limitation, all applicable building codes;

   

  Exhibit “B” – Page 1

  
     

    
      
 

  

   

  (vii)         The actual, third party
      out-of-pocket costs of Landlord’s engineer and any other consultants retained by Landlord in connection with Landlord’s review of the Design Documents and Constructions Drawings (“Peer-Review Fees”), provided, however, if Tenant uses
      the Engineers designated by Landlord, then Landlord shall waive the Peer-Review Fees;

   

  (viii)       Landlord’s overhead for
      coordination and administration (the “Construction Management Fee”), provided, however, that the Construction Management Fee shall not exceed 3% of the cost of Tenant’s Work;

   

  (ix)          Subject to Section 2.2(b) below, Discretionary Items (as defined
      below); and 

   

  (x)           Sales and use taxes.

   

  (b)          Discretionary Portion. Except as expressly
      set forth in this Section 2.2(b)(if at all), in no event shall the Tenant Allowance include any costs of procuring or installing any trade fixtures, equipment, furniture, furnishings, telephone equipment, cabling for any of the foregoing or
      any other personal property (collectively, “Personal Property”), and the cost of such Personal Property shall be paid by Tenant. Notwithstanding the foregoing, so long as no Event of Default is continuing under the Lease beyond any applicable
      notice and cure period, Tenant shall be entitled to use up to $250,625 of the Tenant Allowance (the “Discretionary Portion”), based upon $5 per square foot of Rentable Area of the Premises, for the following (collectively, “Discretionary
        Items”): (i) Tenant’s actual, documented costs and expenses of purchasing and installing Tenant’s furniture, fixtures, data telecommunications cabling and equipment which is to be used exclusively within, or which exclusively services, the
      Premises including trade fixtures and security equipment, (ii) the Construction Management Fee, (iii) construction, project management, architect and engineering fees and costs, and (iv) Tenant’s actual, documented costs and moving expenses incurred
      in connection with any moving activities undertaken by Tenant in connection with Tenant’s Work.

   

  (c)          Disbursement of the Tenant Allowance.

   

  (i)            Monthly Disbursements. During
      the construction of Tenant’s Work, Landlord shall make periodic disbursements of the Tenant Allowance (less a ten percent (10%) retainage, herein the “Retainage”) for Allowance Items for the benefit of Tenant and shall authorize the release of
      monies for the benefit of Tenant in accordance with the terms and conditions of this Section 2.2(c); provided, however, in no event shall Landlord be required to make disbursements more than once monthly. From time to time as Tenant
      receives draw requests from the Contractor (as defined below) during the construction of Tenant’s Work, or as Tenant pays Allowance Items to other of Tenant’s Construction Agents (as defined below), Tenant shall deliver to Landlord, as a condition to
      the disbursement of all or any portion of the Tenant Allowance, by the 7th day of the month: (A) an executed request for payment of the Contractor, in a form reasonably acceptable to Landlord, detailing the portion of the work completed; (B) invoices
      from all of Tenant’s Construction Agents for labor rendered and materials delivered to the Premises; (C) executed conditional partial mechanic’s lien waivers and releases for payments requested and unconditional partial mechanic’s lien waivers and
      releases (conforming to the requirements of applicable law) for all past payments from all of Tenant’s Construction Agents (including, without limitation, subcontractors and materialmen); and (D) all other information reasonably requested by
      Landlord; provided, however, only paid invoices will be required for Discretionary Items or Moving Expenses. Tenant’s request for payment shall be deemed, as between Landlord and Tenant, Tenant’s acceptance and approval of the work furnished
      and the materials supplied as set forth in Tenant’s payment request. Prior to the end of the month submitted, but in no case more than 30 days thereafter, Landlord shall deliver a check payable to Tenant, the Contractor or such other of Tenant’s
      Construction Agents (as directed by Tenant in Tenant’s disbursement request) in payment of the lesser of: (1) the amounts so requested by Tenant, as set forth in this Section 2.2(c)(i), or (2) the balance of any remaining available portion of
      the Tenant Allowance (net of Retainage); provided, however, as a condition to the final disbursement of the remaining balance of the Tenant Allowance, including any Retainage (the “Final Disbursement”), Tenant shall deliver to
      Landlord, in addition to all other items set forth in this Section 2.2(c)(i), (x) an executed conditional final mechanic’s lien waiver and release (conforming to the requirements of applicable law) from all of Tenant’s Construction Agents,
      except that lien waivers shall not be required for Discretionary Items, (y) the As-Built drawings and specifications required pursuant to Section 5.3 below, and (z) a certificate from the Architect, in form and substance satisfactory to each
      Superior Rights Holder, certifying that, as of the date of the certificate, Tenant’s Work has been completed in accordance with the Approved Construction Documents. Landlord’s payment of such amounts shall not be deemed Landlord’s approval or
      acceptance of the work furnished or materials supplied as set forth in Tenant’s payment request. Within 5 days of receipt of the Final Disbursement, Tenant shall deliver to Landlord an executed unconditional final mechanic’s lien waiver and release
      (conforming to the requirements of applicable law) from all of Tenant’s Construction Agents, except that lien waivers shall not be required for Discretionary Items.

   

  Exhibit “B” – Page 2

  
     

    
      
 

  

   

  (ii)           Limitations. Landlord’s disbursement of the Tenant
      Allowance is subject to the limitations set forth in Section 24 of Rider 1 attached to the Lease.

   

  3. Design of Tenant’s Work.

   

  3.1         Selection of Architect and Engineers.
      Tenant shall retain the architect/space planner designated by Tenant (the “Architect”) to design Tenant’s Work; provided, however, the Architect shall be reasonably satisfactory to Landlord and shall be licensed by the State of
      Colorado. Tenant shall retain the engineering consultants designated by Tenant (the “Engineers”) to prepare all plans and engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC, life safety, and
      sprinkler work in the Premises; provided, however, the Engineers shall be reasonably satisfactory to Landlord and shall be licensed by the State of Colorado; provided, further, however, that if Tenant does not use the Engineers
      designated by Landlord, then Landlord may retain, as an Allowance Item, its own engineer to review the Construction Documents and the Approved Construction Documents and consult with the Engineers regarding the same. Tenant may retain a project
      manager to oversee Tenant’s Work (the “Project Manager”). A list of Engineers designated by Landlord is set forth below:

   

  

  	MEP Engineer:	MKK/IMEG Corp
	 	 
	Structural Engineer:	Studio NYL
	 	 
	Civil Engineer:	Martin/Martin Consulting Engineers

   

  

  Exhibit “B” – Page 3

  
     

    
      
 

  

    

  3.2         Tenant’s Work as Tenant Alterations; Garage Doors.

  

   

  (a)           Except as expressly set forth in Section
      3.2(b) below, Tenant’s Work shall be deemed to be Tenant Alterations and shall be designed and constructed subject to and in accordance with the terms and conditions of Section 8 of the Lease.

   

  (b)           If, as part of Tenant’s Work, Tenant
      desires to install roll-down garage doors in any part of the Premises (if any, collectively, “Garage Doors”), Landlord may withhold its consent to the Garage Doors if, in Landlord’s sole and absolute discretion, the Garage Doors would
      interfere or impair, in any way, the proper and efficient function of any Building System, including, without limitation, any HVAC or life-safety system.

   

  3.3         Construction Documents; Approved
        Construction Documents. The plans and drawings to be prepared by the Architect and the Engineers shall be known collectively as the “Construction Documents.” The Construction Documents approved, in writing, by Landlord are referred to,
      collectively, as the “Approved Construction Documents.” Upon the determination of the Approved Construction Documents, Tenant may submit the same to the appropriate municipal authorities for all applicable building permits and Tenant shall
      have the right to proceed with the completion of Tenant’s Work in accordance with the Approved Construction Documents. No material changes, modifications or alterations in the Approved Construction Documents may be made without the prior written
      consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed.

   

  3.4         Permits. Tenant agrees that neither
      Landlord nor Landlord’s consultants shall be responsible for obtaining any building permit or certificate of occupancy for the Premises and that obtaining the same shall be Tenant’s sole responsibility; provided, however, that Landlord shall
      cooperate, at no cost to Landlord, with Tenant in executing permit applications and performing other ministerial acts necessary to enable Tenant to obtain any such permit or certificate of occupancy.

   

  4.            Construction of Tenant’s Work.

   

  4.1         Tenant’s Selection of Contractors.

   

  (a)          The Contractor. A general contractor
      shall be retained by Tenant to construct Tenant’s Work. Such general contractor (“Contractor”) shall be (i) subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed, (ii) licensed
      in the State of Colorado, and (iii) insured in accordance with the provisions of the Lease.

   

  (b)          Tenant’s Construction Agents. Upon
      Landlord’s written request, Tenant will cause the Contractor to give Landlord a list of all subcontractors, laborers, materialmen, and suppliers used by Tenant (such subcontractors, laborers, materialmen, and suppliers, together with the Contractor,
      the Architect, the Engineers and the Project Manager, collectively, “Tenant’s Construction Agents”).

   

  4.2          Utilities. During the construction of
      Tenant’s Work, Landlord shall provide available utilities to the Building at no cost to Tenant.

   

  5.            General Provisions.

   

  5.1         Tenant Representative. Tenant has designated Megan Sharpe (megan@evercommerce.com)
      as its sole representative with respect to the matters set forth in this Work Letter, who shall have full authority and responsibility to act on behalf of the Tenant as required in this Work Letter, until further written notice to Landlord.

   

  

  Exhibit “B” – Page 4

  
     

    
      
 

  

   

  5.2          Landlord’s Representative. Landlord has
      designated Janae Larson of JLL as Landlord’s sole representative with respect to the matters set forth in this Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required
      in this Work Letter.

   

  5.3         “As-Built” Drawings and Specifications.
      A CADD-DXF diskette file and a set of mylar reproducibles of all “as-built” drawings and specifications of the Premises (reflecting all field changes and including, without limitation, architectural, structural, mechanical and electrical drawings and
      specifications) prepared by all of Tenant’s Construction Agents shall be delivered by Tenant to Landlord, at Tenant’s expense, within 30 days after the completion of Tenant’s Work.

   

  5.4         Force and Effect. The terms and
      conditions of this Work Letter supplement the Lease and shall be construed to be a part of the Lease and are incorporated in the Lease. Without limiting the generality of the foregoing, any default by any party hereunder shall have the same force and
      effect as a default under the Lease. Should any inconsistency arise between this Work Letter and the Lease as to the specific matters which are the subject of this Work Letter, the terms and conditions of this Work Letter shall control.

   

  [The remainder of this page intentionally left blank]

   

  Exhibit “B” – Page 5

  
     

    
      
 

  

   

  EXHIBIT “C”

   RULES AND REGULATIONS

   

  1.             Smoking is not permitted in the Premises (including, without
      limitation, any Patio Area) nor anywhere in, on or around the Project (including, without limitation, any Common Area).

   

  2.             The sidewalks, entrances, courts, elevators, vestibules,
      stairways, corridors or halls shall not be obstructed or used for any purpose other than ingress or egress. Tenant shall not go upon the roof of the Building without the prior written consent of Landlord.

   

  3.             No awnings or other projections shall be attached to the outside
      walls of the Building and no window shades, blinds, drapes or other window coverings shall be hung in the Premises (other than as specified in the Work Letter, if any), without the prior written consent of Landlord. Except as otherwise specifically
      approved by Landlord, all electrical ceiling fixtures hung in offices or spaces along the perimeter of the Building must be florescent or LED, of a quality, type, number, design and bulb color approved by the Landlord.

   

  4.            No sign, picture, advertisement or notice shall be inscribed,
      exhibited, painted, or affixed by the Tenant on any part of, or so as to be seen from the outside of, the Premises or the Building without the prior written consent of Landlord. No obstructions or advertising devices of any kind whatsoever shall be
      placed in front of, or in the passageways, hallways, lobbies, or corridors of, the Building by Tenant. In the event of the violation of the foregoing by Tenant, Landlord may remove same without any liability and charge the expense incurred in such
      removal to Tenant. Initial interior signs of doors and directory tablet shall be inscribed, painted, or affixed for Tenant by Landlord and shall be in accordance with Building standards. Any changes to such signs requested by Tenant shall be made by
      Landlord at the expense of Tenant, provided such changes are acceptable to Landlord.

   

  5.             The toilets, washbasins and other plumbing fixtures shall not be
      used for any purpose other than for those, which they were constructed, and no sweepings, rubbish, rags, or other substances shall be thrown therein. All damage resulting from any misuse of fixtures shall be borne by the Tenant who, or whose
      servants, employees, agents, visitors or licensees, shall have caused the same.

   

  6.             Tenant shall not mark, paint drill into, or in any way deface
      any part of the Premise or the Building. No boring, cutting, or stringing of wires or laying of linoleum or other similar floor coverings shall be permitted without the prior written consent of Landlord and then only as Landlord may direct.

   

  7.             No bicycles, vehicles or animals of any kind shall be brought
      into or kept in or about the Premises and no cooking shall be done or permitted by the Tenant on the Premises without the prior written consent of Landlord except that the preparation of coffee, tea, hot chocolate and similar items for the Tenant and
      its employees and business visitors shall be permitted. Tenant shall not cause or permit any unusual or objectionable odors to escape from the Premises.

   

  8.             Except as expressly set forth in the Lease, Tenant shall not
      allow their employees to bring pets into the building without both proper documentation and prior written consent of Landlord.

   

  9.             The Premises shall not be used for manufacturing or for the
      storage of merchandise except as such storage may be incidental to the use of the Premises for general office purposes. Tenant shall not occupy or permit any portion of the Premises to be occupied as an office for a public stenographer or typist, or
      for the manufacture or direct sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber shop, manicure shop or employment agency. Tenant shall not engage or pay any employees on the Premises except those actually
      working for Tenant on the Premises nor advertise for laborers giving an address at the Premises. The Premises shall not be used for lodging or sleeping or for any immoral or illegal purposes.

   

  

  Exhibit “C” – Page 1

  
     

    
      
 

  

   

  10.           Tenant shall not make, or permit to be made and unseemly or
      disturbing noises, sounds or vibrations, or otherwise disturb or interfere with occupants of this or neighboring buildings or Premises or those having business with them whether by the use of any musical instrument, radio, phonograph, unusual noise
      or in any other way.

   

  11.           Tenant shall not throw anything out of doors or down the public
      corridors, stairways or other common areas of Building.

   

  12.           Tenant shall not at any time bring or keep in the Premises any
      inflammable, combustible or explosive fluid, chemical or substance. Tenant shall not do or permit anything to be done in the Premises or bring or keep anything therein, which shall in any way increase the rate of fire insurance on the building or on
      the property kept therein, or obstruct or interfere with the rights of other Tenants, or in any way injure or annoy them, or conflict with the regulations of the Fire Department or the fire laws, or with any insurance policy upon the building or any
      part thereof, or with any rules and ordinances established by the Board of Health or other government authority.

   

  13.           No additional locks or bolts of any kind shall be placed upon any
      of the doors or windows by Tenant, nor shall Tenant make any changes in existing locks or the mechanisms thereof. Tenant must, upon the termination of its tenancy, give Landlord the combination to all combination locks on safes, safe cabinets and
      vaults and restore to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise procured by Tenant, and in the event of the loss of any key so furnished, Tenant shall pay to Landlord the cost of replacing the same or
      of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such change. Notwithstanding the foregoing, Tenant may place locks or bolts on rooms or cages to secure access to its servers or other secure offices or
      spaces within the Premises.

   

  14.           All removals, or the carrying in or out of any sales, freight,
      furniture, or bulky matter of any description must take place at the time and in the manner which Landlord may determine from time to time. The moving of sales or other fixtures or bulky matter of any kind must be made upon previous notice to the
      manager of the building and under his supervision, and the persons employed by Tenant for such work must be acceptable to Landlord. Landlord reserves the right to inspect all sales, freight, or other bulky articles to be brought into the building and
      to exclude from the building all sales, freight or other bulky articles which violate any of these Rules and Regulations or the lease of which these Rules and Regulations are a part. Landlord reserves the right to prohibit or impose conditions upon
      the installation in the Premises or heavy objects, which might overload the building floors.

   

  15.           Tenant shall not engage in advertising, which, in Landlord’s
      opinion, tends to impair the reputation of the building or its desirability as an office building.

   

  16.           Landlord reserves the right to exclude from the building at all
      times other than the reasonable hours of generally recognized Business Days determined by Landlord all persons who not furnish proper identification and an explanation reasonably satisfactory to Landlord of their reasons for being in the building.

   

  17.           Canvassing, soliciting and peddling in the building are prohibited
      and Tenant shall cooperate to prevent same.

   

  Exhibit “C” – Page 2

  
     

    
      
 

  

   

  18.           All office equipment and any other device of any electrical or
      mechanical nature shall be placed by Tenant in the Premises in settings approved by Landlord, to absorb or prevent any vibration, noise or annoyance.

   

  19.           No air conditioning unit, engine, boiler, machinery, heating unit
      or other similar apparatus shall be installed or used by Tenant without the prior written consent of Landlord and then only as Landlord may direct.

   

  20.           There shall not be used in any space, or in the public halls or
      the building, either by Tenant or others, any hand trucks except those equipped with rubber tires and side guards.

   

  21.           Landlord will direct all electricians as to where and how Cables
      are to be introduced. No boring or cutting for Cables or stringing of Cables will be allowed without the prior written consent of Landlord and then only as Landlord may direct. All Cables shall be clearly marked with adhesive plastic labels (or
      plastic tags attached to such Cables with wire) to show Tenant’s name, suite number, telephone number and the name of the person to contact in the case of an emergency (i) every four feet (4’) outside the Premises (specifically including, but not
      limited to, the electrical room risers and other Common Areas), and (ii) at the Cables’ termination point(s).

   

  22.           Tenants shall cooperate with Landlord in obtaining maximum
      effectiveness of the cooling system by closing drapes and other window coverings when the sun’s rays fall on windows of the Premises. Tenant shall not tamper with or change the setting of any thermostats or temperature control valves or ductwork.

   

  23.           No explosives or firearms shall be brought into the Premises.

   

  24.           The 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 case of invasion, mob, riot, public excitement or other commotion, the Landlord reserves the right to prevent access to the building during the continuance of the same
      by closing the door or otherwise, for the safety of the Tenant and protection of property in the building and the building.

   

  25.           Landlord reserves the right to exclude or expel from the building
      and person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do act in violation of any of the Rules and regulations of the building. 

   

  [The remainder of this page intentionally left blank]

   

  Exhibit “C” – Page 3

  
     

    
      
 

  

   

  SCHEDULE 5

   OPERATING EXPENSE INCLUSIONS AND EXCLUSIONS

   

  1.             Inclusions. Operating Expenses shall include,
      without limitation, the following:

   

  		(a)	Costs incurred by Landlord or Landlord’s agents and contractors in connection with the provision of services pursuant to Section 7 of
            the Lease (including, but not limited to, the cost of all building-standard lighting as the same may be required from time to time);

   

  		(b)	Costs incurred by Landlord or Landlord’s agents and contractors in connection with maintaining the Project in accordance with Section 9.3
            of the Lease;

   

  		(c)	Professional building management fees in an amount equal to three percent (3%) of gross revenues earned from the Project;

   

  		(d)	Costs of capital improvements, structural repairs and replacements to the Project (collectively, the “Permitted Capital Improvements”):
            (i) that are intended to reduce (or avoid increases in) Operating Expenses (“Cost-Saving Improvements”), but only to the extent of the cost savings reasonably anticipated by Landlord (based upon sound documentation) to result therefrom
            at the time of such expenditure to be incurred in connection therewith, (ii) that are required by a governmental authority subsequent to the Commencement Date, or (iii) that (A) relate to the repair, maintenance and replacement of any systems,
            improvements, equipment or facilities which serve the Building and/or the Project in the whole or in part (including, without limitation, Building Systems, items in Common Areas, and maintenance and replacement of curbs, walkways and parking
            areas), and (B) are reasonably determined by Landlord to be required to maintain the functional character of the Building and the Project or in order to comply with Landlord’s repair and maintenance obligations under the Lease; provided,
              however, unless required by Law or in order to comply with Landlord’s repair and maintenance obligations under the Lease, in no event shall Permitted Capital Improvements include (1) purely cosmetic capital improvements to the Building or
            the Project or (2) the replacement of any Building Structure (other than sealants in any Building’s curtain walls). Expenditures for Permitted Capital Improvements shall be amortized at a market rate of interest over the useful life of such
            Permitted Capital Improvement (as determined by Landlord’s accountants in accordance with GAAP);

   

  		(e)	Costs of supplies, including, but not limited to, the cost of all building-standard lighting as the same may be required from time to time;

   

  		(f)	Third-party costs incurred in connection with obtaining and providing energy for the Project, including but not limited to costs of propane,
            butane, natural gas, steam, electricity, solar energy and fuel oils, coal or any other energy sources;

   

  		(g)	Third-party costs of water and sanitary and storm drainage services;

   

  		(h)	Costs of janitorial and security services;

   

  		(i)	Costs of general maintenance and repairs, including costs under HVAC and other mechanical maintenance contracts; and repairs and replacements
            of equipment used in connection with such maintenance and repair work;

   

  Schedule 5 – Page 1

  
     

    
      
 

  

   

  		(j)	Market rental and expenses to operate, maintain and repair amenities and programming provided by Landlord for the benefit of Occupants;

   

  		(k)	Costs of maintenance and replacement of landscaping; and costs of maintenance of parking areas (including, without limitation, the Project
            Parking Facility and any valet assisted parking, tandem parking stalls, “stack” parking, or other parking program instituted by Landlord) and other Common Areas;

   

  		(l)	Insurance premiums and deductibles, including fire and Special Form coverage, together with loss of rent endorsement; public liability
            insurance; and any other insurance carried by Landlord on the Project or any component parts thereof (all of such insurance shall be in such amounts as may be required by any Superior Rights Holder or as Landlord may reasonably determine);

   

  		(m)	Labor costs, including wages and other payments, costs to Landlord of workmen’s compensation and disability insurance, payroll taxes, welfare
            fringe benefits;

   

  		(n)	Reasonable legal, accounting, inspection, and other consultation fees (including, without limitation, fees charged by consultants retained by
            Landlord for services that are designed to produce a reduction in Operating Expenses or to reasonably improve the operation, maintenance or state of repair of the Project) incurred in the ordinary course of operating the Project;

   

  		(o)	Costs incurred by Landlord or Landlord’s accountants in engaging experts or other consultants to assist them in making the computations
            required pursuant to the Lease; and

   

  		(p)	Costs necessary to comply with Declarations and REAs.

   

  2.            
          Exclusions. In no event shall Operating Expenses include any of the following (collectively, “Exclusions”):

   

  		(a)	Costs of repair or other work occasioned by fire, windstorm or other insured casualty to the extent of insurance proceeds received;

   

  		(b)	Costs of repairs or rebuilding necessitated by condemnation to the extent of any award received;

   

  		(c)	Any principal or interest on borrowed money or debt amortization, except for Permitted Capital Improvements;

   

  		(d)	Depreciation on the Project;

   

  		(e)	Any costs incurred by Landlord associated with payment of damages as a result of any breach of this Lease by Landlord;

   

  		(f)	Landlord’s payment of damages for personal injury resulting from the negligence or willful acts of Landlord’s Responsible Parties;

   

  		(g)	Costs and fees associated with the sale or refinancing of the Project or any associated debt;

   

  		(h)	Penalties for Landlord’s failure to pay taxes, assessments, debt services or any other charge, unless such failure arises from Tenant’s breach
            of the Lease;

   

  		(i)	Costs for which Landlord is reimbursed (other than Operating Expenses paid by Tenant);

   

  Schedule 5 – Page 2

  
     

    
      
 

  

   

  		(j)	All costs associated with the operation of the business of the entity which constitutes “Landlord” (as distinguished from the costs of Project operations) including, but
            not limited to, Landlord’s general corporate overhead and general administrative expenses;

   

  		(k)	Costs for which Landlord is entitled to specific reimbursement by Tenant or by any other third party (other than Operating Expenses paid by Tenant);

   

  		(l)	The cost of services provided by any affiliates of Landlord to the extent such costs exceed the costs of such services rendered by unaffiliated parties on a competitive
            basis for Comparable Buildings;

   

  		(m)	Costs of installing any specialty service, such as an observatory, broadcasting facility, luncheon club, or athletic or recreational club;

   

  		(n)	Costs (other than maintenance costs) of any art work (such as sculptures or paintings) used to decorate the Building;

   

  		(o)	Interest and penalties due to late payment of any amounts owed by Landlord, except such as may be incurred as a result of Tenant’s failure to timely pay its portion of
            such amounts or as a result of Landlord’s contesting such amounts in good faith;

   

  		(p)	Costs arising from Landlord’s charitable or political contributions;

   

  		(q)	Rental loss, bad debt or capital expenditure reserve accounts (other than escrow accounts for the payment of property taxes and insurance premiums);

   

  		(r)	Promotional gifts; events, parties, celebrations, entertainment, dining or travel expenses;

   

  		(s)	Salaries, wages and benefits of personnel above the grade of property manager (unless equitably allocated);

   

  		(t)	Salaries, wages and benefits for such portion of employee expenses for employees whose time is not spent directly and solely in the operation of the Project (unless
            equitably allocated); or

   

  		(u)	Reserves for bad debts or for future improvements, repairs, additions or otherwise.

    

  [The remainder of this page intentionally left blank]

   

  Schedule 5 – Page 3

  
     

    
      
 

  

   

  SCHEDULE 6.6

   SUSTAINABILITY COVENANTS

   

  Tenant agrees to reasonably implement the following where appropriate:

   

  1.            Cooperation and works:

   

  a.            Environmental initiatives:

   

  Recycling. Tenant agrees to recycle the following
      items: (i) Paper; (ii) Cardboard; (iii) Plastics; (iv) Aluminum Cans/Metals; and (v) Glass. Take appropriate measures for the safe collection, storage, and disposal of: (vi) batteries, (vii) mercury-containing lamps, and (viii) electronic waste.

   

  Refrigerants. For new installations of HVAC
      equipment and any other equipment that contains more than 0.5 pounds of refrigerant the Tenant shall install mechanical cooling equipment free of ozone depleting substances. No use of CFC-based refrigerants is permitted. Tenant is not permitted to
      install fire suppression systems with CFCs or HCFCs.

   

  b.            Enabling upgrade works:

   

  Lighting. For new installation and whenever lighting
      systems are being replaced, the Tenant shall install lighting systems that reduce connected lighting power density by 5% below ASHRAE90.1-2010.

   

  Equipment. Install ENERGY STAR appliances, office
      equipment, electronics, and commercial food service equipment for 50% (by rated-power) of the total ENERGY STAR eligible products.

   

  c.            Sustainability management collaboration:

   

  Responsible Party. Tenant agrees to designate a
      Responsible Party who will be responsible for developing, implementing and monitoring sustainable measures.

   

  d.            Premises design for performance:

   

  Raw Materials. For Tenant fit-outs or renovations of
      Tenant’s space, use at least 20 different permanently installed products from at least 5 different manufactures that have publicly released a report from their raw material suppliers which include raw material supplier extraction locations, a
      commitment to long-term ecologically responsible land use, a commitment to reducing environmental harms from extraction and/or manufacturing processes, and a commitment to meeting applicable standards or programs voluntarily that address responsible
      sourcing criteria.

   

  Wood Products. For all new installations of wood
      products, the Tenant is encouraged to use independently certified forest products. For information on certification and certified wood products, refer to the Forest Stewardship Council United States (www.fscus.org).

   

  e.            Managing waste from works:

   

  Construction Waste. For Tenant fit-outs and
      renovation work, Tenant will implement a waste policy addressing the safe storage, recycling and diversion of waste associated with work. Each work should establish a minimum 50% waste diversion goal, target five materials for diversion, approximate
      the volume of waste anticipated, and identify waste diversion strategies to be used.

   

  Schedule 6.6 – Page 1 

  

  
     

    
      
 

  

   

  2.            Management and consumption:

   

  a.            Energy management:

   

  Energy and Water Usage. Tenant agrees to provide to
      Landlord, no less often than quarterly, information showing Tenant’s monthly energy and water consumption data in connection with Tenant’s use of the Premises, provided such information is available to Tenant, to be used by Landlord for purposes of
      monitoring and improving building efficiencies, and pursuant to reporting requirements of the USGBC and Energy Star Programs. Tenant shall not be required to prepare or furnish any information that is not otherwise maintained by Tenant in the
      ordinary course of business.

   

  b.            Water management:

   

  Plumbing Fixtures. For all newly installed toilets,
      urinals, private lavatory faucets, and showerheads that are eligible for labeling be WaterSense labeled.

   

  c.            Waste management:

   

  E-Waste Program. The Property Manager will provide
      each tenant free access to a turn-key battery recycling program (such as The Big Green Box) that includes a recycled battery deposit box that is shipped directly to the recycling company with the postage prepaid by the Property Manager. Replacement
      battery deposit boxes are available to all Occupants upon request to the Property Manager.

   

  Mercury Containing Lamps. The Property Manager will
      collect and store all mercury containing lamps for recycling. Lamps to be recycled will be stored at the loading dock.

   

  d.            Indoor environmental quality management:

   

  Ventilation. Mechanical ventilation systems must be
      designed and maintained to meet the outdoor air intake flow rates of ASHRAE Standard 62.1-2010, Sections 4-7, Ventilation for Acceptable Indoor Air Quality (with errata).

   

  Smoking. Smoking is prohibited within the Premises
      and within 25 feet of entries, outdoor air intakes, and operable windows.

   

  e.            Sustainable procurement:

   

  Purchasing. Tenant will implement an environmentally
      preferable purchasing policy for products purchased during regular operations including the following: ongoing purchases (the five most purposed product categories based on annual purchases, paper, toner cartridges, binders, batteries, desk
      accessories and lamps (indoor and outdoor hard- wired and portable fixtures)) and durable goods (office equipment, appliances, audiovisual equipment and electric powered equipment).

   

  f.             Sustainable utilities:

   

  Renewable energy. Tenant is encouraged to purchase
      renewable energy credits (RECs) equivalent to 35% of spaces electrical consumption.

   

  

  Schedule 6.6 – Page 2 

  
     

    
      
 

  

   

  g.            Sustainable transport:

   

  Incentives for public transportation. Tenant is
      encouraged to provide discount to employee transportation cards in order to incentivize the use of public transportation.

   

  h.            Sustainable cleaning:

   

  Green Cleaning. Tenant agrees to participate in the
      base building’s Green Cleaning Program and will include documentation of cleaning procedures, materials, and services for the cleaning of the Tenant space.

   

  3.             Reporting and standards:

   

  a.            Information sharing:

   

  Energy and Water Usage. Tenant agrees to provide to
      Landlord, no less often than quarterly, information showing Tenant’s monthly energy and water consumption data in connection with Tenant’s use of the Premises, provided such information is available to Tenant, to be used by Landlord for purposes of
      monitoring and improving building efficiencies, and pursuant to reporting requirements of the USGBC and Energy Star Programs. Tenant shall not be required to prepare or furnish any information that is not otherwise maintained by Tenant in the
      ordinary course of business.

   

  b.            Performance and design/development rating:

   

  LEED for Commercial Interiors. The Tenant is
      encouraged to pursue LEED Commercial Interiors certification for the build-out or renovation of space.

   

  LEED for Existing Building. Tenant agrees to participate in the base building’s LEED for Building
      certification/recertification.

   

  c.            Performance standards:

   

  Maintenance Vendors. The Tenant’s maintenance
      vendors shall comply with all the base buildings operational plans including but not limited to: green cleaning program, sustainable purchasing plan, sustainable waste plan, etc.

   

  d.            Metering:

   

  Energy Metering. Tenant is encouraged to install new
      or use existing space-level energy meters or submeters that can be aggregated to provide space-level data representing total building energy consumption (electricity, natural gas, chilled water, steam, fuel oil, propane, etc.).

   

  e.            Comfort:

   

  Ventilation. Mechanical ventilation systems must be
      designed and maintained to meet the outdoor air intake flow rates of ASHRAE Standard 62.1-2010, Sections 4-7, Ventilation for Acceptable Indoor Air Quality (with errata).

   

  Smoking. Smoking is prohibited within the Premises
      and within 25 feet of entries, outdoor air intakes, and operable windows.

   

  [The remainder of this page intentionally left blank]

   

  Schedule 6.6 – Page 3 

  
     

    
      
 

  

   

  SCHEDULE 10

  TENANT’S INSURANCE

   

  1.            Property Insurance. Causes of Loss – Special Form
      (formerly known as “all risks”) commercial property insurance covering all of Tenant’s Property in the Premises, such coverage shall include Machinery & Equipment Breakdown with both coverage parts including coverage for Spoilage, if applicable,
      and glass breakage, all inventory, trade fixtures, furniture and other property removable by Tenant under the provisions of this Lease. Such policy will insure all Tenant Alterations. Tenant’s policy will include the following policy terms and
      conditions:

   

  		(a)	Special Causes of Loss

  		(b)	Replacement Cost Coverage equal to 100% of the replacement cost of aforementioned property

  		(c)	No Coinsurance

  		(d)	Business Income & Extra Expense including rental value equal to the expected gross annual revenue. Can also be provided on a 12-month actual loss sustained basis.

   

  2.            Builders Risk Insurance. At all times when any Tenant
      Alteration is in progress, for the mutual protection of Landlord, Tenant and any Superior Rights Holder, builder’s risk insurance, total completed value form, covering all physical loss, in an amount reasonably satisfactory to Landlord, with
      Landlord, Tenant, Contractor, and all subcontractors listed as Additional Named Insureds on the policy. Policy may be maintained by the Tenant Contractor.

   

  3.             Liability Insurance. Commercial general liability
      insurance covering bodily injury, including death, personal injury, property damage, contractual liability, molestation, assault and battery, and, if applicable, communicable diseases. The broad form general liability insurance policy shall provide
      coverage on an occurrence basis and shall include products/completed operations coverage. Minimum limits of liability provided by this coverage shall be as follows:

   

  		(a)	General aggregate: Two Million Dollars ($2,000,000.00) per location.

  		(b)	Products/completed operations aggregate: One Million Dollars ($1,000,000.00). (c) Personal and advertising injury: One Million Dollars ($1,000,000.00).

  		(d)	Each occurrence: One Million Dollars ($1,000,000.00).

  		(e)	Fire and Legal Liability: One Million Dollars ($1,000,000.00).

   

  4.            Umbrella or Excess Policy. Umbrella or excess policy
      insurance in an amount equal to Five Million Dollars ($5,000,000.00) each occurrence and in the aggregate, which coverage shall state that it covers claims that exceed the applicable policy limits of the Commercial general liability insurance,
      Automobile liability insurance and the workers compensation portion of employer’s liability insurance, that Tenant is required to carry in accordance with the terms of this Lease. All terms and coverages required under the Commercial General
      Liability, the Commercial Automobile Liability, and the Employer’s Liability must be included on the Umbrella/Excess Policy. Higher limited or lower limits may be required or accepted by Landlord. Tenant’s Excess/Umbrella Liability Policy shall
      provide liability coverage, subject to the terms and conditions of the policy, in excess of all available underlying coverage before any primary or excess coverage held by any Additional Insured.

   

  Schedule 10 – Page 1

  
     

    
      
 

  

   

  5.            Workers Compensation Insurance. Workers compensation
      insurance for protection of Tenant, its owners, partners, and employees as required by Law, and employer’s liability insurance with the following limits:

   

  		(a)	Each accident: One Million Dollars ($1,000,000.00).

  		(b)	Each occupational disease: One Million Dollars ($1,000,000.00).

  		(c)	Occupational disease aggregate: One Million Dollars ($1,000,000.00).

   

  The workers compensation and employer’s liability insurance
      policies of Tenant shall contain a waiver of subrogation as to Landlord. The limits of liability for this coverage shall be as required by applicable statute.

   

  6.            Automobile Liability Insurance. Automobile liability
      insurance covering the use, operation and maintenance of any automobiles, trucks, trailers or other vehicles owned, hired or non-owned by Tenant providing bodily injury, including death, and property damage coverage. Minimum limits of liability
      provided by this coverage shall be a combined single limit of One Million Dollars ($1,000,000.00). Tenant’s automobile liability insurance shall describe in its “Declarations” the automobiles covered as “Symbol 1: Any ‘Auto’”.

   

  7.            Additional Coverage Requirements. All insurance maintained
      by Tenant shall be primary to any insurance of or available to Landlord, and shall provide for a Waiver of Subrogation in favor of Landlord. The following policies shall provide Additional Insured status to Landlord and any other party required by
      Landlord:

   

  		(a)	General Liability for both ongoing and completed operations

  		(b)	Automobile Liability

  		(c)	Umbrella Liability

   

  To the extent commercially available, the Tenant’s insurance policies shall be
      endorsed to provide Landlord with a 30-day Notice of Cancellation for reasons other than nonpayment of premium, and a 10-day Notice of Cancellation for the reason of nonpayment of premium. Such endorsements shall be attached to the Certificate of
      Insurance. If any insurer does not make available such endorsement(s), as an alternative, Tenant shall provide a written statement that the responsible party will endeavor to provide the required Notices of Cancellation.

   

  8.            Other Insurance. Such other insurance and with such limits
      as Landlord or any Superior Rights Holder shall reasonably require from time to time during the Lease Term; provided, however, Landlord may only require additional insurance 1 time per year during the Lease Term and only if such additional insurance
      is (i) is readily available at reasonable rates and (ii) then being required by landlords or lenders of Comparable Buildings.

   

  [The remainder of this page intentionally left blank]

   

  Schedule 10 – Page 2

  
     

    
      
 

  

   

  ANNEX 1

  DEFINITIONS

   

  “ADA” means the Americans With Disabilities Act of 1990 (42 U.S.C §12101
      et seq.) and the regulations and guidelines promulgated thereunder, as all of the same may be amended and supplemented from time to time.

   

  “Additional Rent” means all costs, expenses and liability of Tenant
      hereunder, excluding Base Rent, but including, without limitation, Tenant’s Share of Operating Expenses and Tax Expenses.

   

  “Affiliate” means, as applicable, any Person which is owned or
      Controlled by, owns or Controls, or is under common ownership and Control with Landlord or Tenant.

   

  “Applicable Subdivision Documents” means the documents (as the same may
      be amended from time to time) filed with the Clerk and Recorder of the City and County of Denver, Colorado, in order to subdivide and govern the Project as either (i) a “planned community,” as that term is defined in the Colorado Common Interest
      Ownership Act, (ii) a “condominium,” as that term is defined in the Colorado Common Interest Ownership Act, or (iii) any other subdivision permitted by Laws (including, without limitation, a plat of all or any portion of the Project).

   

  “BOMA Standard” means the following: BOMA 2017 for Office Buildings:
      Standard Methods of Measurement (ANSI/BOMA Z65.1—2017), as promulgated by the Building Owner’s and Manager’s Association International, together with its accompanying guidelines.

   

  “Brokers” means, collectively, Landlord’s Broker and Tenant’s Broker.

   

  “Building Hours” 7:00 A.M. to 6:00 P.M. Monday through Friday, and on
      Saturdays from 8:00

  A.M. to 1:00 P.M., Holidays excluded.

   

  “Building Structure” means the Building’s roof and roof membrane,
      elevator shafts, footings, foundations, structural portions of load-bearing walls, structural floors and subfloors, structural columns and beams, and curtain walls.

   

  “Building System” means the Building’s systems, including, without
      limitation, its electrical, mechanical, plumbing, security, HVAC, electrical, communication, and fire and life safety systems.

   

  “Business Day” means a day that is not a Saturday, Sunday or a
      Holiday.

   

  “Cable” means, collectively, electronic, phone and data cabling and
      related equipment that is installed by or for the benefit of Tenant whether located in the Premises or in other portions of the Project.

   

  “Claims” means, collectively, any and all liabilities, obligations,
      damages, including, without limitation, direct damages or expenses, penalties, claims, actions, costs, losses, fines, charges and expenses, including reasonable attorneys’ fees, other costs of litigation and other professional fees that may be
      imposed, incurred or asserted.

   

  “Comparable Buildings” means commercial office buildings located in the
      so-called “River North” (or “RiNo”) submarket of Denver, Colorado that are comparable to the Building in quantity, size, type and quality.

   

  Annex – Page 1

  
     

    
      
 

  

   

  “Control” or “Controlled” means, with respect to a Person that is
      a corporation, the right to exercise, directly or indirectly, more than fifty percent (50%) of the voting rights attributable to the shares of the controlled corporation and, with respect to a Person that is not a corporation, the possession,
      directly or indirectly, of the power at all times to direct or cause the direction of the management and policies of the controlled Person.

   

  “Controlled Substances” means marijuana, cannabis or other controlled
      substances as defined in the Federal Controlled Substances Act or that otherwise are illegal or regulated under any Controlled Substances Laws.

   

  “Controlled Substances Laws” means the Federal Controlled Substances Act
      (21 U.S.C. §801 et seq.) or any other similar or related federal, state or local law, ordinance, code, rule regulation or order.

   

  “Controlled Substances Uses” means any cultivation, growth, creation,
      production, manufacture, sale, distribution, storage, handling, possession or other use of Controlled Substances.

   

  “Declarations and REAs” means, collectively, cross easement and
      reciprocal easement agreements or other declarations, covenants, restrictions or easement agreements in effect as of the Commencement Date, or subsequently entered into or amended after the Commencement Date, in favor of an owner of adjoining
      property or to which Landlord is a party or which is binding on Landlord or the Project, or any similar agreements, as the same may be amended from time to time.

   

  “Default Rate” means fifteen percent (15%) per annum.

   

  “Drug-Related Activities” means any Controlled Substances Uses, any
      violation of any Controlled Substances Law or any business, communications, financial transactions or other activities related to Controlled Substances or Controlled Substances Uses.

   

  “Environmental Laws” means, collectively, all Laws governing the use,
      storage, disposal or generation of any Hazardous Material, including the Comprehensive Environmental Response Compensation and Liability Act of 1980, as amended, and the Resource Conservation and Recovery Act of 1976, as amended.

   

  “Excluded Use” means any of the following uses that are, as of the
      Effective Date, exclusive uses granted to other Occupants of the Project: the operation of an executive flexible workplace center business.

   

  “Exclusions” shall have the meaning set forth in Schedule 5.

   

  “Force Majeure” means the occurrence of any event (other than financial
      inability) which prevents or delays the performance by Landlord or Tenant of any obligation imposed upon it hereunder (other than payment of Rent) and the prevention or cessation of which event is beyond the reasonable control of the obligor.

   

  “GAAP” means generally accepted accounting principles, consistently
      applied.

   

  “Hazardous Materials” means, collectively, (i) such substances,
      materials and wastes which are or become regulated under any Environmental Law (or which are classified as hazardous or toxic under any Environmental Law), and (ii) explosives and firearms, radioactive material, asbestos and polychlorinated
      biphenyls. “Hazardous Materials” does not include standard cleaning supplies, toner for photocopying machines and other similar materials, in containers and quantities reasonably necessary for and consistent with normal and ordinary use by Tenant in
      the routine operation or maintenance of Tenant’s Property or in the routine janitorial service, cleaning and maintenance of the Premises, provided that any and all such Hazardous Materials are kept and maintained in strict compliance with all
      Environmental Laws.

   

  

  Annex – Page 2

  
     

    
      
 

  

   

  “Holidays” means, collectively, New Year’s Day, Memorial Day,
      Independence Day, Labor Day, Thanksgiving Day, Christmas Day, and such other federal or state holidays as may hereafter be recognized by Landlord.

   

  “HVAC” means, heating, ventilation and air conditioning.

   

  “Landlord Parties” means, collectively, Landlord, the Project’s property
      manager, each Superior Rights Holder and each of their respective directors, members, managers, officers, partners, shareholders, trustees, affiliates, subsidiaries, employees, agents and representatives, and each of their respective successors and
      assigns.

   

  “Laws” means, collectively, (i) all laws (including, without limitation,
      the ADA and Environmental Laws), ordinances, rules, regulations, other requirements, orders, rulings or decisions adopted or made by any governmental body, agency, department or judicial authority having jurisdiction over the Premises or Tenant’s
      activities at the Premises, and (ii) all recorded easements, covenants, conditions, and restrictions now or hereafter affecting the Project.

   

  “Lease Year” means each calendar year during the Lease Term, except that
      the first Lease Year begins on the Commencement Date and ends on December 31 of such year, and the last Lease Year begins on January 1 of the calendar year in which this Lease expires or is terminated and ends on the date of such expiration or
      termination.

   

  “Lien” means any lien, mortgage, pledge, charge, security interest or
      encumbrance of any kind, including, without limitation, any thereof arising under any conditional sale agreement, capital lease or other title retention agreement.

   

  “Material Alterations” means any Tenant Alterations that (i) require a
      building permit, (ii) involve any Building Structure or any Building System, (iii) affect the exterior appearance of the Building, (iv) are reasonably estimated to cost $50,000.00 or more per Tenant Alteration in any one instance, or (v) in
      Landlord’s reasonable opinion, materially and adversely affect the value of the Project or the operation of the Project.

  “Minor Alterations” means any Tenant Alterations that are not Material
      Alterations. “Occupant” means any tenant, subtenant or other occupant of the Project conducting business

  under the terms of a separate lease or sublease (whether with Landlord or
      another owner of a portion of the Project).

   

  “Operating Expenses” means, collectively, all capital expenditures and
      operating expenses of any kind or nature which are necessary or customarily incurred in connection with the operation and maintenance of the Project, including, without limitation, the items set forth on Schedule 5 attached hereto. Operating
      Expenses shall not include any Exclusions.

   

  “Person” means an individual, partnership, trust, corporation, firm or
      other entity.

   

  “Prohibited Use” means any of the following: (i) offices of any
      division, agency or bureau of the United States or any state or local government or any foreign government or subdivision thereof; (ii) offices of any health care professionals or for the provision of any health care services; (iii) any schools or
      other training facility; (iv) any retail or restaurant uses; (v) any residential use; (vi) any communications uses such as broadcasting or radio or television stations; (vii) any Drug Related Activities or Controlled Substances Use; (viii) any
      Excluded Use; (ix) any use that is not the Permitted Use; or (x) any use that (A) violates or conflicts with any applicable Law, (B) causes or is reasonably likely to cause damage to the Project, the Premises or any Building System, (C) violates a
      requirement or condition of any policy of insurance covering the Project or the Premises, or increases the cost of such policy, (D) constitutes a nuisance, or (E) violates the Rules and Regulations.

   

  

  Annex – Page 3

  
     

    
      
 

  

   

  “Project Parking Facility” means the parking facility located on the
      Project and any additional parking facility serving the Project, as designated by Landlord.

   

  “Rent” means, collectively, Base Rent and all Additional Rent.

   

  “Rentable Area” means the gross square footage of the Premises or the
      Project, as applicable, each as determined in accordance with the BOMA Standard.

   

  “Responsible Parties” means, collectively, agents, contractors,
      employees, customers and invitees.

   

  “SNDA” means a Subordination, Non-Disturbance and Attornment Agreement
      required by any Superior Rights Holder; provided, however, that each SNDA shall provide that, as long as Tenant is not in default in the payment of Rent or the performance and observance of any covenant, condition, provision, term or
      agreement to be performed and observed by Tenant under the Lease, the Superior Rights Holder will not disturb Tenant’s rights under the Lease.

   

  “Special Installations” means, collectively, any Tenant Alterations that
      are installed by or for the benefit of Tenant that are, in Landlord’s reasonable judgment, of a nature that would require removal and repair costs that are materially in excess of the removal and repair costs associated with standard office
      improvements, including, without limitation, each supplemental HVAC system, floor or ceiling penetrations, raised or lowered floors or ceilings, internal staircases or specialized wall or floor coverings.

   

  “State” means the State of Colorado.

   

  “Superior Instrument” means, collectively, any ground or underlying lease
      of all or any portion of the Land, now or hereafter existing, and all amendments, extensions, renewals and modifications to any such lease, and the Lien of any mortgage or deed of trust now or hereafter encumbering fee title to all or any portion of
      the Land, and all amendments, extensions, renewals, replacements and modifications of such mortgage or deed of trust or the obligation secured thereby.

   

  “Superior Rights Holder” means any ground lessor, mortgagee or other
      beneficiary of a

  Superior Instrument.

   

  “Tax Expenses” means, collectively, (i) all real property taxes,
      assessments, fees, charges, or impositions and other similar governmental or quasi-governmental ad valorem or other charges levied on or attributable to the Project or its ownership, operation or transfer of any and every type, kind, category or
      nature, whether direct or indirect, general or special, ordinary or extraordinary and all taxes, assessments, fees, charges or similar impositions imposed in lieu or substitution (partially or totally), and (ii) any costs or expenses incurred or
      expended by Landlord in investigating, calculating, protesting, appealing or otherwise attempting to reduce or minimize such taxes. There shall be excluded from Tax Expenses all income taxes, capital stock, inheritance, estate, gift, or any other
      taxes imposed upon or measured by Landlord’s net income or profits unless the same is specifically included within the definition of Tax Expenses above or otherwise shall be imposed in lieu of real estate taxes or other ad valorem taxes.

   

  

  Annex – Page 4

  
     

    
      
 

  

   

  “Tenant Alterations” means, collectively, all alterations, improvements,
      additions, installations or construction in or to any portion of the Premises performed by or on behalf of Tenant.

   

  “Tenant Parties” means, collectively, Tenant and its respective
      directors, members, managers, officers, partners, shareholders, trustees, affiliates, subsidiaries, employees, agents and representatives, and each of their respective successors and assigns.

   

  “Tenant’s Property” means, collectively, all trade fixtures and personal
      property, including, without limitation, furnishings, furniture, equipment, sign faces, computers, computer related equipment on property, Cables, safes, security systems, communications equipment and other equipment for use in connection with the
      conduct of Tenant’s business regardless of the manner in which they are installed. Tenant’s Property shall be solely the property of Tenant.

   

  “Tenant’s Removable Property” means, collectively, (i) Cables, (ii)
      Special Installations, (iii) Tenant’s Property, and (iv) Tenant’s License Property.

   

  “Transfer” means to sublease, assign, transfer, convey, mortgage, pledge,
      hypothecate, or encumber this Lease or Tenant’s interest therein, or any direct or indirect interest in Tenant, or to otherwise permit the use or occupancy of the Project, or any part thereof, by anyone other than Tenant, whether by operation of law
      or otherwise.

   

  [The remainder of this page intentionally left blank]

   

  

  Annex – Page 5Exhibit 4.2

 

Execution Version

CENTURY THERAPEUTICS,
INC.

 

INVESTORS’
RIGHTS AGREEMENT

 

 

 

 

February 25, 2021

 

     

     

    

 

Table
of Contents

 

	 	 	Page
	1. 	Definitions	1
	 	 	 
	2.  	Registration Rights	4
	 	 	 
	 	2.1  	Demand Registration	4
	 	2.2  	Company Registration	6
	 	2.3 	Underwriting Requirements	6
	 	2.4  	Obligations of the Company	8
	 	2.5  	Furnish Information	9
	 	2.6   	Expenses of Registration	9
	 	2.7 	Delay of Registration	10
	 	2.8  	Indemnification	10
	 	2.9  	Reports Under Exchange Act	12
	 	2.10  	Limitations on Subsequent Registration Rights	13
	 	2.11 	“Market Stand-off” Agreement	13
	 	2.12 	Restrictions on Transfer	14
	 	2.13 	Termination of Registration Rights	15
	 	 	 	 
	3.   	Rights to Future Stock Issuances	15
	 	 	 
	 	3.1  	Right of First Offer	15
	 	3.2  	Termination	17
	 	 	 	 
	4.  	Additional Covenants	17
	 	 	 
	 	4.1 	Information Rights	17
	 	4.2   	Successor Indemnification	18
	 	4.3 	Inspection	18
	 	4.4  	Observer Rights	18
	 	4.5  	Termination of Information and Observer Rights	19
	 	4.6  	Confidentiality	19
	 	4.7  	Insurance	19
	 	4.8  	Employee Agreements	20
	 	4.9  	Employee Stock	20
	 	4.10 	Reserved	20
	 	4.11   	Matters Requiring Preferred Director Approval	20
	 	4.12 	Board Matters	21
	 	4.13 	Expenses of Counsel	21
	 	4.14 	Indemnification Matters	22
	 	4.15 	Right to Conduct Activities	22
	 	4.16  	Business of the Company	22
	 	4.17  	Real Property Holding Corporation	23
	 	4.18 	No Use of Trademarks or Logos	23
	 	4.19  	Termination of Covenants	23

 

    -i- 

     

    

 

	5.	Tag-Along Rights	23
	 	 	 
	6.  	Miscellaneous	24
	 	 	 
	 	6.1  	Successors
and Assigns	24
	 	6.2   	Governing Law	25
	 	6.3   	Counterparts	25
	 	6.4   	Titles and Subtitles	25
	 	6.5 	Notices	25
	 	6.6   	Amendments and Waivers	26
	 	6.7   	Severability	26
	 	6.8   	Aggregation of Stock	26
	 	6.9  	Entire Agreement	27
	 	6.10   	Dispute Resolution	27
	 	6.11  	Delays or Omissions	27
	 	6.12 	Acknowledgment	27
	 	6.13  	Submission to Jurisdiction	27
	 	6.14 	Massachusetts Business
Trust	28

 

    -ii- 

     

    

 

INVESTORS’
RIGHTS AGREEMENT

 

THIS INVESTORS’
RIGHTS AGREEMENT, is made as of the 25th day of February, 2021, by and among Century Therapeutics, Inc., a Delaware
corporation (the “Company”), and each of the investors listed on Schedule A hereto (each, an “Investor”
and collectively, the “Investors”).

 

RECITALS

WHEREAS,
certain of the Investors (the “Existing Investors”) hold shares of the Company’s Series A Preferred Stock,
Series B Preferred Stock and/or shares of Common Stock issued upon conversion thereof;

 

WHEREAS,
certain of the Investors are parties to that certain Series C Preferred Stock Purchase Agreement of even date herewith by and among
the Company and such Investors (the “Purchase Agreement”), under which certain of the Company’s and such
Investors’ obligations are conditioned upon the execution and delivery of this Agreement by such Investors, the Existing
Investors and the Company.

 

NOW, THEREFORE,
the parties hereby agree as follows:

 

1.                 
Definitions. For purposes of this Agreement:

 

1.1             
“Affiliate” means, with respect to any specified Person, any other Person who, directly or indirectly,
controls, is controlled by, or is under common control with such Person, including, without limitation, any general partner, managing
member, officer, director or trustee of such Person, or any venture capital fund or other investment fund now or hereafter existing
that is controlled by one (1) or more general partners, managing members or investment advisers (including but not limited to registered
investment advisers) of, or shares the same management company or investment adviser with, such Person.

 

1.2             
“Bayer” means Bayer Healthcare LLC.

 

1.3             
“Board” means the Board of Directors of the Company.

 

1.4             
“Casdin” means Casdin Capital, LLC.

 

1.5             
“Certificate of Incorporation” means the Company’s Amended and Restated Certificate of Incorporation
(as it may be amended and/or restated from time to time).

 

1.6             
“Common Stock” means shares of the Company’s common stock, par value $0.0001 per share.

 

1.7             
“Damages” means any loss, damage, claim or liability (joint or several) to which a party hereto may become
subject under the Securities Act, the Exchange Act, or other federal or state law, insofar as such loss, damage, claim or liability
(or any action in respect thereof) arises out of or is based upon: (i) any untrue statement or alleged untrue
statement of a material fact contained in any registration statement of the Company, including any preliminary prospectus

 

     

     

    

 

or final
prospectus contained therein or any amendments or supplements thereto; (ii) an omission or alleged omission to state therein a
material fact required to be stated therein, or necessary to make the statements therein not misleading; or (iii) any violation
or alleged violation by the indemnifying party (or any of its agents or Affiliates) of the Securities Act, the Exchange Act, any
state securities law, or any rule or regulation promulgated under the Securities Act, the Exchange Act, or any state securities
law.

 

1.8             
 “Derivative Securities” means any securities or rights convertible into, or exercisable or exchangeable
for (in each case, directly or indirectly), Common Stock, including options and warrants.

 

1.9             
“Exchange Act” means the Securities Exchange Act of 1934, as amended, and the rules and regulations promulgated
thereunder.

 

1.10         
“Excluded Registration” means (i) a registration relating to the sale or grant of securities to employees
of the Company or a subsidiary pursuant to a stock option, stock purchase, equity incentive or similar plan; (ii) a registration
relating to an SEC Rule 145 transaction; (iii) a registration on any form that does not include substantially the same information
as would be required to be included in a registration statement covering the sale of the Registrable Securities; or (iv) a registration
in which the only Common Stock being registered is Common Stock issuable upon conversion of debt securities that are also being
registered.

 

1.11         
“Form S-1” means such form under the Securities Act as in effect on the date hereof or any successor
registration form under the Securities Act subsequently adopted by the SEC.

 

1.12         
“Form S-3” means such form under the Securities Act as in effect on the date hereof or any registration
form under the Securities Act subsequently adopted by the SEC that permits incorporation of substantial information by reference
to other documents filed by the Company with the SEC.

1.13         
“FCDI” means FUJIFILM Cellular Dynamics Inc.

 

1.14         
“GAAP” means generally accepted accounting principles in the United States.

 

1.15         
“Holder” means any holder of Registrable Securities who is a party to this
Agreement.

 

1.16         
“Immediate Family Member” means a child, stepchild, grandchild, parent, stepparent, grandparent, spouse,
life partner or similar statutorily recognized domestic partner, sibling, mother-in-law, father-in-law, son-in-law, daughter-in-law,
brother-in-law, or sister-in-law, including, adoptive relationships, of a natural person referred to herein.

 

1.17         
“Initiating Holders” means, collectively, Holders who properly initiate
a registration request under this Agreement.

 

    -2-

     

    

 

1.18         
 “IPO” means the Company’s first underwritten public offering of its Common
Stock under the Securities Act.

 

1.19         
“Key Employee” means any executive-level employee (including, without limitation, any Chief Executive
Officer, Chief Technology Officer, Chief Scientific Officer, Chief of Research and Development and any division director and vice
president level positions) as well as any employee or consultant who either alone or in concert with others, develops, invents,
programs or designs any Company Intellectual Property (as defined in the Purchase Agreement).

 

1.20         
“Major Investor” means any Investor that, individually or together with such Investor’s Affiliates,
holds at least 750,000 shares of Common Stock issuable or issued upon conversion of the Preferred Stock (as adjusted for
any stock split, stock dividend, combination, or other recapitalization or reclassification effected after the date hereof).

 

1.21         
“New Securities” means, collectively, equity securities of the Company, whether or not currently authorized,
as well as rights, options, or warrants to purchase such equity securities, or securities of any type whatsoever that are, or may
become, convertible or exchangeable into or exercisable for such equity securities.

 

1.22         
“Person” means any individual, corporation, partnership, trust, limited
liability company, association or other entity.

 

1.23         
“Preferred Directors” means, collectively, the Series A Directors, the Series B Director and the Series
C Director.

 

1.24         
“Preferred Stock” means, collectively, the Series A Preferred Stock, the Series B Preferred Stock and
the Series C Preferred Stock.

 

1.25         
“Registrable Securities” means (i) the Common Stock issuable or issued upon conversion of the Preferred
Stock; (ii) any Common Stock, or any Common Stock issued or issuable (directly or indirectly) upon conversion and/or exercise of
any other securities of the Company, acquired by the Investors after the date hereof; (iii) any Common Stock held by the
Investors as of the date hereof; and (iv) any Common Stock issued as (or issuable upon the conversion or exercise of any warrant,
right, or other security that is issued as) a dividend or other distribution with respect to, or in exchange for or in replacement
of, the shares referenced in clauses (i), (ii) and (iii) above; excluding in all cases, however, any Registrable Securities sold
by a Person in a transaction in which the applicable rights under this Agreement are not assigned pursuant to Section 6.1,
and excluding for purposes of Section 2 any shares for which registration rights have terminated pursuant to Section
2.13 of this Agreement.

 

1.26         
“Registrable Securities then outstanding” means the number of shares determined by adding the number
of shares of outstanding Common Stock that are Registrable Securities and the number of shares of Common Stock issuable (directly
or indirectly) pursuant to then exercisable and/or convertible securities that are Registrable Securities.

 

1.27         
“Restricted Securities” means the securities of the Company required to bear the legend set forth in
Section 2.12(b) hereof.

 

    -3-

     

    

 

1.28         
 “SEC” means the Securities and Exchange Commission.

 

1.29         
“SEC Rule 144” means Rule 144 promulgated by the SEC under the Securities
Act.

 

1.30         
“SEC Rule 145” means Rule 145 promulgated by the SEC under the Securities Act.

 

1.31         
“Securities Act” means the Securities Act of 1933, as amended, and the rules and regulations promulgated
thereunder.

 

1.32         
“Selling Expenses” means all underwriting discounts, selling commissions, and stock transfer taxes applicable
to the sale of Registrable Securities, and fees and disbursements of counsel for any Holder, except for the fees and disbursements
of the Selling Holder Counsel and Major Investor Counsel borne and paid by the Company as provided in Section 2.6.

 

1.33         
“Series A Directors” means any director of the Company that the holders of record of the Series A Preferred
Stock are entitled to elect pursuant to the Certificate of Incorporation.

 

1.34         
“Series A Preferred Stock” means shares of the Company’s Series A Preferred Stock, par value $0.0001
per share.

 

1.35         
“Series B Director” means any director of the Company that the holders of record of the Series B Preferred
Stock are entitled to elect pursuant to the Certificate of Incorporation.

 

1.36         
“Series B Preferred Stock” means shares of the Company’s Series B Preferred Stock, par value $0.0001
per share.

 

1.37         
“Series C Director” means any director of the Company that the holders of record of the Series C Preferred
Stock are entitled to elect pursuant to the Certificate of Incorporation.

 

1.38         
“Series C Preferred Stock” means shares of the Company’s Series C Preferred Stock, par value $0.0001
per share.

 

1.39         
“Versant” means Versant Venture Capital VI, L.P and Versant Vantage II, L.P.

 

2.                 
 Registration Rights. The Company covenants and agrees as follows:

2.1             
Demand Registration.

(a)               
Form S-1 Demand. If at any time after the earlier of (i) five (5) years after the date of this Agreement or (ii)
one hundred eighty (180) days after the effective date of the registration statement for the IPO, the Company receives a request
from Holders of a majority of the Common Stock issued or issuable upon conversion of the Preferred Stock then outstanding that
the Company file a Form S-1 registration statement with respect to at least forty percent (40%) of

 

    -4-

     

    

 

the Registrable Securities then
outstanding, then the Company shall (x) within ten (10) days after the date such request is given, give notice thereof (the “Demand
Notice”) to all Holders other than the Initiating Holders; and (y) as soon as practicable, and in any event within sixty
(60) days after the date such request is given by the Initiating Holders, file a Form S-1 registration statement under the Securities
Act covering all Registrable Securities that the Initiating Holders requested to be registered and any additional Registrable Securities
requested to be included in such registration by any other Holders, as specified by notice given by each such Holder to the Company
within twenty (20) days of the date the Demand Notice is given, and in each case, subject to the limitations of Sections 2.1(c)
and 2.3.

 

(b)              
Form S-3 Demand. If at any time when it is eligible to use a Form S-3 registration statement, the Company receives
a request from Holders of at least thirty percent (30%) of the Registrable Securities then outstanding that the Company file a
Form S-3 registration statement with respect to outstanding Registrable Securities of such Holders having an anticipated aggregate
offering price, net of Selling Expenses, of at least $5,000,000, then the Company shall (i) within ten (10) days after the date
such request is given, give a Demand Notice to all Holders other than the Initiating Holders; and (ii) as soon as practicable,
and in any event within forty-five (45) days after the date such request is given by the Initiating Holders, file a Form S-3 registration
statement under the Securities Act covering all Registrable Securities requested to be included in such registration by any other
Holders, as specified by notice given by each such Holder to the Company within twenty (20) days of the date the Demand Notice
is given, and in each case, subject to the limitations of Sections 2.1(c) and 2.3.

 

(c)               
Notwithstanding the foregoing obligations, if the Company furnishes to Holders requesting a registration pursuant to this
Section 2.1 a certificate signed by the Company’s chief executive officer stating that in the good faith judgment
of the Board it would be materially detrimental to the Company and its stockholders for such registration statement to either become
effective or remain effective for as long as such registration statement otherwise would be required to remain effective, because
such action would (i) materially interfere with a significant acquisition, corporate reorganization, or other similar transaction
involving the Company; (ii) require premature disclosure of material information that the Company has a bona fide business purpose
for preserving as confidential; or (iii) render the Company unable to comply with requirements under the Securities Act or Exchange
Act, then the Company shall have the right to defer taking action with respect to such filing, and any time periods with respect
to filing or effectiveness thereof shall be tolled correspondingly, for a period of not more than ninety (90) days after the request
of the Initiating Holders is given; provided, however, that the Company may not invoke this right more than once
in any twelve (12) month period; and provided, further that the Company shall not register any securities for its
own account or that of any other stockholder during such ninety day period other than an Excluded Registration.

 

(d)              
 The Company shall not be obligated to effect, or to take any action to effect, any registration pursuant to Section
2.1(a), (i) during the period that is sixty (60) days before the Company’s good faith estimate of the date of
filing of, and ending on a date that is one hundred eighty (180) days after the effective date of, a Company-initiated registration,
provided, that the Company is actively employing in good faith commercially reasonable efforts to cause such registration
statement to become effective; (ii) after the Company has effected two (2) registrations pursuant to Section 2.1(a); or
(iii) if the Initiating Holders propose to dispose of shares

 

    -5-

     

    

 

of Registrable Securities that may be immediately registered on Form
S-3 pursuant to a request made pursuant to Section 2.1(b). The Company shall not be obligated to effect, or to take any
action to effect, any registration pursuant to Section 2.1(b) (i) during the period that is thirty (30) days before the
Company’s good faith estimate of the date of filing of, and ending on a date that is ninety (90) days after the effective
date of, a Company-initiated registration, provided, that the Company is actively employing in good faith commercially reasonable
efforts to cause such registration statement to become effective; or (ii) if the Company has effected two (2) registrations pursuant
to Section 2.1(b) within the twelve (12) month period immediately preceding the date of such request. A registration shall
not be counted as “effected” for purposes of this Section 2.1(d) until such time as the applicable registration
statement has been declared effective by the SEC, unless the Initiating Holders withdraw their request for such registration, elect
not to pay the registration expenses therefor, and forfeit their right to one (1) demand registration statement pursuant to Section
2.6, in which case such withdrawn registration statement shall be counted as “effected” for purposes of this Section
2.1(d).

 

2.2             
Company Registration. If the Company proposes to register (including, for this purpose, a registration effected by
the Company for stockholders other than the Holders) any of its securities under the Securities Act in connection with the public
offering of such securities solely for cash (other than in an Excluded Registration), the Company shall, at such time, promptly
give each Holder notice of such registration. Upon the request of each Holder given within twenty (20) days after such notice is
given by the Company, the Company shall, subject to the provisions of Section 2.3, cause to be registered all of the Registrable
Securities that each such Holder has requested to be included in such registration. The Company shall have the right to terminate
or withdraw any registration initiated by it under this Section 2.2 before the effective date of such registration, whether
or not any Holder has elected to include Registrable Securities in such registration. The expenses (other than Selling Expenses)
of such withdrawn registration shall be borne by the Company in accordance with Section 2.6.

 

2.3             
Underwriting Requirements.

(a)               
If, pursuant to Section 2.1, the Initiating Holders intend to distribute the Registrable Securities covered by their
request by means of an underwriting, they shall so advise the Company as a part of their request made pursuant to Section 2.1,
and the Company shall include such information in the Demand Notice. The underwriter(s) will be selected by the Company and shall
be reasonably acceptable to a majority in interest of the Initiating Holders. In such event, the right of any Holder to include
such Holder’s Registrable Securities in such registration shall be conditioned upon such Holder’s participation in
such underwriting and the inclusion of such Holder’s Registrable Securities in the underwriting to the extent provided herein.
All Holders proposing to distribute their securities through such underwriting shall (together with the Company as provided in
Section 2.4(e)) enter into an underwriting agreement in customary form with the underwriter(s) selected for such underwriting.
Notwithstanding any other provision of this Section 2.3, if the managing underwriter(s) advise(s) the Initiating Holders
in writing that marketing factors require a limitation on the number of shares to be underwritten, then the Initiating Holders
shall so advise all Holders of Registrable Securities that otherwise would be underwritten pursuant hereto, and the number of Registrable
Securities that may be included in the underwriting shall be allocated among such Holders of Registrable Securities, including
the Initiating Holders, in proportion (as nearly as practicable) to the number of Registrable Securities

 

    -6-

     

    

 

owned by each Holder or
in such other proportion as shall mutually be agreed to by all such selling Holders; provided, however, that the
number of Registrable Securities held by the Holders to be included in such underwriting shall not be reduced unless all other
securities are first entirely excluded from the underwriting. To facilitate the allocation of shares in accordance with the above
provisions, the Company or the underwriters may round the number of shares allocated to any Holder to the nearest one hundred (100)
shares. For purposes of the provision in this Section 2.3(a) concerning apportionment, for any selling Holder that is a
partnership, limited liability company, or corporation, the partners, members, retired partners, retired members, stockholders,
and Affiliates of such Holder, or the estates and Immediate Family Members of any such partners, retired partners, members, and
retired members and any trusts for the benefit of any of the foregoing Persons, shall be deemed to be a single “selling Holder,”
and any pro rata reduction with respect to such “selling Holder” shall be based upon the aggregate number of Registrable
Securities owned by all Persons included in such “selling Holder,” as defined in this sentence.

 

(b)              
 In connection with any offering involving an underwriting of shares of the Company’s capital stock pursuant to Section
2.2, the Company shall not be required to include any of the Holders’ Registrable Securities in such underwriting unless
the Holders accept the terms of the underwriting as agreed upon between the Company and its underwriters, and then only in such
quantity as the underwriters in their sole discretion determine will not jeopardize the success of the offering by the Company.
If the total number of securities, including Registrable Securities, requested by stockholders to be included in such offering
exceeds the number of securities to be sold (other than by the Company) that the underwriters in their reasonable discretion determine
is compatible with the success of the offering, then the Company shall be required to include in the offering only that number
of such securities, including Registrable Securities, which the underwriters and the Company in their sole discretion determine
will not jeopardize the success of the offering. If the underwriters determine that less than all of the Registrable Securities
requested to be registered can be included in such offering, then the Registrable Securities that are included in such offering
shall be allocated among the selling Holders in proportion (as nearly as practicable to) the number of Registrable Securities owned
by each selling Holder or in such other proportions as shall mutually be agreed to by all such selling Holders. To facilitate the
allocation of shares in accordance with the above provisions, the Company or the underwriters may round the number of shares allocated
to any Holder to the nearest one hundred (100) shares. Notwithstanding the foregoing, in no event shall (i) the number of Registrable
Securities included in the offering be reduced unless all other securities (other than securities to be sold by the Company) are
first entirely excluded from the offering, or (ii) the number of Registrable Securities included in the offering be reduced below
thirty percent (30%) of the total number of securities included in such offering, unless such offering is the IPO, in which case
the selling Holders may be excluded further if the underwriters make the determination described above and no other stockholder’s
securities are included in such offering. For purposes of the provision in this Section 2.3(b) concerning apportionment,
for any selling Holder that is a partnership, limited liability company, or corporation, the partners, members, retired partners,
retired members, stockholders, and Affiliates of such Holder, or the estates and Immediate Family Members of any such partners,
retired partners, members, and retired members and any trusts for the benefit of any of the foregoing Persons, shall be deemed
to be a single “selling Holder,” and any pro rata reduction with respect to such “selling Holder” shall
be based upon the aggregate number of Registrable Securities owned by all Persons included in such “selling Holder,”
as defined in this sentence.

 

    -7-

     

    

 

(c)               
For purposes of Section 2.1, a registration shall not be counted as “effected” if, as a result of an
exercise of the underwriter’s cutback provisions in Section 2.3(a), fewer than the total number of Registrable Securities
that Holders have requested to be included in such registration statement are actually included.

 

2.4             
Obligations of the Company. Whenever required under this Section 2 to effect the registration of any Registrable
Securities, the Company shall, as expeditiously as reasonably possible:

 

(a)               
prepare and file with the SEC a registration statement with respect to such Registrable Securities and use its commercially
reasonable efforts to cause such registration statement to become effective and, upon the request of the Holders of a majority
of the Common Stock issued or issuable upon conversion of the Preferred Stock then outstanding registered thereunder, keep such
registration statement effective for a period of up to one hundred twenty (120) days or, if earlier, until the distribution contemplated
in the registration statement has been completed; provided, however, that (i) such one hundred twenty (120) day period
shall be extended for a period of time equal to the period the Holder refrains, at the request of an underwriter of Common Stock
(or other securities) of the Company, from selling any securities included in such registration, and (ii) in the case of any registration
of Registrable Securities on Form S-3 that are intended to be offered on a continuous or delayed basis, subject to compliance with
applicable SEC rules, such one hundred twenty (120) day period shall be extended for up to ninety (90) days, if necessary, to keep
the registration statement effective until all such Registrable Securities are sold;

 

(b)              
 prepare and file with the SEC such amendments and supplements to such registration statement, and the prospectus used in
connection with such registration statement, as may be necessary to comply with the Securities Act in order to enable the disposition
of all securities covered by such registration statement;

 

(c)               
furnish to the selling Holders such numbers of copies of a prospectus, including a preliminary prospectus, as required by
the Securities Act, and such other documents as the Holders may reasonably request in order to facilitate their disposition of
their Registrable Securities;

 

(d)              
use its commercially reasonable efforts to register and qualify the securities covered by such registration statement under
such other securities or blue-sky laws of such jurisdictions as shall be reasonably requested by the selling Holders; provided
that the Company shall not be required to qualify to do business or to file a general consent to service of process in any such
states or jurisdictions, unless the Company is already subject to service in such jurisdiction and except as may be required by
the Securities Act;

 

(e)               
in the event of any underwritten public offering, enter into and perform its obligations under an underwriting agreement,
in usual and customary form, with the underwriter(s) of such offering;

 

(f)               
use its commercially reasonable efforts to cause all such Registrable Securities covered by such registration statement
to be listed on a national securities exchange or

 

    -8-

     

    

 

trading system and each securities exchange and trading system (if any) on which
similar securities issued by the Company are then listed;

 

(g)              
 provide a transfer agent and registrar for all Registrable Securities registered pursuant to this Agreement and provide
a CUSIP number for all such Registrable Securities, in each case not later than the effective date of such registration;

 

(h)              
promptly make available for inspection by the selling Holders, any managing underwriter(s) participating in any disposition
pursuant to such registration statement, and any attorney or accountant or other agent retained by any such underwriter or selected
by the selling Holders, all financial and other records, pertinent corporate documents, and properties of the Company, and cause
the Company’s officers, directors, employees, and independent accountants to supply all information reasonably requested
by any such seller, underwriter, attorney, accountant, or agent, in each case, as necessary or advisable to verify the accuracy
of the information in such registration statement and to conduct appropriate due diligence in connection therewith;

 

(i)                
notify each selling Holder, promptly after the Company receives notice thereof, of the time when such registration statement
has been declared effective or a supplement to any prospectus forming a part of such registration statement has been filed; and

 

(j)                
after such registration statement becomes effective, notify each selling Holder of any request by the SEC that the Company
amend or supplement such registration statement or prospectus.

 

In addition, the Company
shall ensure that, at all times after any registration statement covering a public offering of securities of the Company under
the Securities Act shall have become effective, its insider trading policy shall provide that the Company’s directors may
implement a trading program under Rule 10b5-1 of the Exchange Act pursuant to the terms of such insider trading policy.

 

2.5             
Furnish Information. It shall be a condition precedent to the obligations of the Company to take any action pursuant
to this Section 2 with respect to the Registrable Securities of any selling Holder that such Holder shall furnish to the
Company such information regarding itself, the Registrable Securities held by it, and the intended method of disposition of such
securities as is reasonably required to effect the registration of such Holder’s Registrable Securities.

 

2.6             
Expenses of Registration. All expenses (other than Selling Expenses) incurred in connection with registrations, filings,
or qualifications pursuant to Section 2, including all registration, filing, and qualification fees; printers’ and
accounting fees; fees and disbursements of counsel for the Company; the reasonable fees and disbursements, not to exceed $35,000,
of one (1) counsel for the selling Holders (“Selling Holder Counsel”); and at the request of the Major Investors,
the reasonable fees and disbursements of one (1) counsel for the Major Investors (“Major Investor Counsel”),
shall be borne and paid by the Company; provided, however, that the Company shall not be required to pay for any
expenses of any registration proceeding begun pursuant to Section 2.1 if the registration request is subsequently withdrawn
at the request of the

 

    -9-

     

    

 

Holders of a majority of the Common Stock issued or issuable upon conversion of the Preferred Stock to be
registered (in which case all selling Holders shall bear such expenses pro rata based upon the number of Registrable Securities
that were to be included in the withdrawn registration), unless the Holders of a majority of the Common Stock issued or issuable
upon conversion of the Preferred Stock agree to forfeit their right to one registration pursuant to Sections 2.1(a) or 2.1(b),
as the case may be; provided, further that if, at the time of such withdrawal, the Holders shall have learned of
a material adverse change in the condition, business, or prospects of the Company from that known to the Holders at the time of
their request and have withdrawn the request with reasonable promptness after learning of such information then the Holders shall
not be required to pay any of such expenses and shall not forfeit their right to one registration pursuant to Sections 2.1(a)
or 2.1(b). All Selling Expenses relating to Registrable Securities registered pursuant to this Section 2 shall be
borne and paid by the Holders pro rata on the basis of the number of Registrable Securities registered on their behalf.

 

2.7             
 Delay of Registration. No Holder shall have any right to obtain or seek an injunction restraining or otherwise delaying
any registration pursuant to this Agreement as the result of any controversy that might arise with respect to the interpretation
or implementation of this Section 2.

 

2.8             
Indemnification. If any Registrable Securities are included in a registration statement under this Section 2:

 

(a)               
To the extent permitted by law, the Company will indemnify and hold harmless each selling Holder, and the partners, members,
officers, directors, and stockholders of each such Holder; legal counsel and accountants for each such Holder; any underwriter
(as defined in the Securities Act) for each such Holder; and each Person, if any, who controls such Holder or underwriter within
the meaning of the Securities Act or the Exchange Act, against any Damages, and the Company will pay to each such Holder, underwriter,
controlling Person, or other aforementioned Person any legal or other expenses reasonably incurred thereby in connection with investigating
or defending any claim or proceeding from which Damages may result, as such expenses are incurred; provided, however,
that the indemnity agreement contained in this Section 2.8(a) shall not apply to amounts paid in settlement of any such
claim or proceeding if such settlement is effected without the consent of the Company, which consent shall not be unreasonably
withheld, nor shall the Company be liable for any Damages to the extent that they arise out of or are based upon actions or omissions
made in reliance upon and in conformity with written information furnished by or on behalf of any such Holder, underwriter, controlling
Person, or other aforementioned Person expressly for use in connection with such registration.

 

(b)              
To the extent permitted by law, each selling Holder, severally and not jointly, will indemnify and hold harmless the Company,
and each of its directors, each of its officers who has signed the registration statement, each Person (if any), who controls the
Company within the meaning of the Securities Act, legal counsel and accountants for the Company, any underwriter (as defined in
the Securities Act), any other Holder selling securities in such registration statement, and any controlling Person of any such
underwriter or other Holder, against any Damages, in each case only to the extent that such Damages arise out of or are based upon
actions or omissions made in reliance upon and in conformity with written information furnished by or on behalf of such selling
Holder expressly for use in connection with such registration; and each such selling Holder will pay to the Company and each other
aforementioned Person any legal

 

    -10-

     

    

 

or other expenses reasonably incurred thereby in connection with investigating or defending any
claim or proceeding from which Damages may result, as such expenses are incurred; provided, however, that the indemnity
agreement contained in this Section 2.8(b) shall not apply to amounts paid in settlement of any such claim or proceeding
if such settlement is effected without the consent of the Holder, which consent shall not be unreasonably withheld; and provided,
further that in no event shall the aggregate amounts payable by any Holder by way of indemnity or contribution under Sections
2.8(b) and 2.8(d) exceed the proceeds from the offering received by such Holder (net of any Selling Expenses paid by such Holder),
except in the case of fraud or willful misconduct by such Holder.

 

(c)               
 Promptly after receipt by an indemnified party under this Section 2.8 of notice of the commencement of any action
(including any governmental action) for which a party may be entitled to indemnification hereunder, such indemnified party will,
if a claim in respect thereof is to be made against any indemnifying party under this Section 2.8, give the indemnifying
party notice of the commencement thereof. The indemnifying party shall have the right to participate in such action and, to the
extent the indemnifying party so desires, participate jointly with any other indemnifying party to which notice has been given,
and to assume the defense thereof with counsel mutually satisfactory to the parties; provided, however, that an indemnified
party (together with all other indemnified parties that may be represented without conflict by one counsel) shall have the right
to retain one separate counsel, with the fees and expenses to be paid by the indemnifying party, if representation of such indemnified
party by the counsel retained by the indemnifying party would be inappropriate due to actual or potential differing interests between
such indemnified party and any other party represented by such counsel in such action. The failure to give notice to the indemnifying
party within a reasonable time of the commencement of any such action shall relieve such indemnifying party of any liability to
the indemnified party under this Section 2.8, to the extent that such failure materially prejudices the indemnifying party’s
ability to defend such action. The failure to give notice to the indemnifying party will not relieve it of any liability that it
may have to any indemnified party otherwise than under this Section 2.8.

 

(d)              
To provide for just and equitable contribution to joint liability under the Securities Act in any case in which either (i)
any party otherwise entitled to indemnification hereunder makes a claim for indemnification pursuant to this Section 2.8
but it is judicially determined (by the entry of a final judgment or decree by a court of competent jurisdiction and the expiration
of time to appeal or the denial of the last right of appeal) that such indemnification may not be enforced in such case, notwithstanding
the fact that this Section 2.8 provides for indemnification in such case, or (ii) contribution under the Securities Act
may be required on the part of any party hereto for which indemnification is provided under this Section 2.8, then, and
in each such case, such parties will contribute to the aggregate losses, claims, damages, liabilities, or expenses to which they
may be subject (after contribution from others) in such proportion as is appropriate to reflect the relative fault of each of the
indemnifying party and the indemnified party in connection with the statements, omissions, or other actions that resulted in such
loss, claim, damage, liability, or expense, as well as to reflect any other relevant equitable considerations. The relative fault
of the indemnifying party and of the indemnified party shall be determined by reference to, among other things, whether the untrue
or allegedly untrue statement of a material fact, or the omission or alleged omission of a material fact, relates to information
supplied by the indemnifying party or by the indemnified party and the parties’ relative intent, knowledge, access

 

    -11-

     

    

 

to information,
and opportunity to correct or prevent such statement or omission; provided, however, that, in any such case (x) no
Holder will be required to contribute any amount in excess of the public offering price of all such Registrable Securities offered
and sold by such Holder pursuant to such registration statement, and (y) no Person guilty of fraudulent misrepresentation (within
the meaning of Section 11(f) of the Securities Act) will be entitled to contribution from any Person who was not guilty of such
fraudulent misrepresentation; and provided, further that in no event shall a Holder’s liability pursuant to
this Section 2.8(d), when combined with the amounts paid or payable by such Holder pursuant to Section 2.8(b), exceed
the proceeds from the offering received by such Holder (net of any Selling Expenses paid by such Holder), except in the case of
willful misconduct or fraud by such Holder.

 

(e)               
 Notwithstanding the foregoing, to the extent that the provisions on indemnification and contribution contained in the underwriting
agreement entered into in connection with the underwritten public offering are in conflict with the foregoing provisions, the provisions
in the underwriting agreement shall control.

 

(f)               
Unless otherwise superseded by an underwriting agreement entered into in connection with the underwritten public offering,
the obligations of the Company and Holders under this Section 2.8 shall survive the completion of any offering of Registrable
Securities in a registration under this Section 2, and otherwise shall survive the termination of this Agreement.

 

2.9             
Reports Under Exchange Act. With a view to making available to the Holders the benefits of SEC Rule 144 and any other
rule or regulation of the SEC that may at any time permit a Holder to sell securities of the Company to the public without registration
or pursuant to a registration on Form S-3, the Company shall:

 

(a)               
make and keep available adequate current public information, as those terms are understood and defined in SEC Rule 144,
at all times after the effective date of the registration statement filed by the Company for the IPO;

 

(b)              
use commercially reasonable efforts to file with the SEC in a timely manner all reports and other documents required of
the Company under the Securities Act and the Exchange Act (at any time after the Company has become subject to such reporting requirements);
and

 

(c)               
furnish to any Holder, so long as the Holder owns any Registrable Securities, forthwith upon request (i) to the extent accurate,
a written statement by the Company that it has complied with the reporting requirements of SEC Rule 144 (at any time after ninety
(90) days after the effective date of the registration statement filed by the Company for the IPO), the Securities Act, and the
Exchange Act (at any time after the Company has become subject to such reporting requirements), or that it qualifies as a registrant
whose securities may be resold pursuant to Form S-3 (at any time after the Company so qualifies); and (ii) such other information
as may be reasonably requested in availing any Holder of any rule or regulation of the SEC that permits the selling of any such
securities without registration (at any time after the Company has become subject to the reporting requirements under the Exchange
Act) or pursuant to Form S-3 (at any time after the Company so qualifies to use such form).

 

    -12-

     

    

 

2.10         
 Limitations on Subsequent Registration Rights. From and after the date of this Agreement, the Company shall not,
without the prior written consent of the Holders of a majority of the Common Stock issued or issuable upon conversion of the Preferred
Stock then outstanding, enter into any agreement with any holder or prospective holder of any securities of the Company that would
allow such holder or prospective holder (i) to include such securities in any registration unless, under the terms of such agreement,
such holder or prospective holder may include such securities in any such registration only to the extent that the inclusion of
such securities will not reduce the number of the Registrable Securities of the Holders that are included or (ii) to initiate a
demand for registration of any securities held by such holder or prospective holder.

 

2.11         
“Market Stand-off” Agreement. Each Holder hereby agrees that it will not, without the prior written consent
of the managing underwriter, during the period commencing on the date of the final prospectus relating to the IPO and ending on
the date specified by the Company and the managing underwriter (such period not to exceed one hundred eighty (180) days), (i) lend;
offer; pledge; sell; contract to sell; sell any option or contract to purchase; purchase any option or contract to sell; grant
any option, right, or warrant to purchase; or otherwise transfer or dispose of, directly or indirectly, any shares of Common Stock
or any securities convertible into or exercisable or exchangeable (directly or indirectly) for Common Stock held immediately prior
to the effectiveness of the registration statement for the IPO or (ii) enter into any swap or other arrangement that transfers
to another, in whole or in part, any of the economic consequences of ownership of such securities, whether any such transaction
described in clause (i) or (ii) above is to be settled by delivery of Common Stock or other securities, in cash, or otherwise.
The foregoing provisions of this Section 2.11 shall not apply to (a) the sale of any shares to an underwriter pursuant to
an underwriting agreement, or (b) the transfer of any shares to any trust for the direct or indirect benefit of the Holder or the
immediate family of the Holder, provided that the trustee of the trust agrees to be bound in writing by the restrictions set forth
herein, or (c) the transfer of any shares owned by a Holder in the Company to its Affiliates, provided that the Affiliate of the
Holder agrees to be bound in writing by the restrictions set forth herein, or (d) shares subscribed for or purchased by a Holder
in the open market or in such IPO, and provided further that any such transfer in the case of (b) or (c) above shall not involve
a disposition for value, and shall be applicable to the Holders only if all officers and directors and all stockholders individually
owning more than one percent (1%) of the Company’s outstanding Common Stock (after giving effect to conversion into Common
Stock of all outstanding Preferred Stock) are subject to the same restrictions. The underwriters in connection with such registration
are intended third party beneficiaries of this Section 2.11 and shall have the right, power, and authority to enforce the
provisions hereof as though they were a party hereto. Each Holder further agrees to execute such agreements as may be reasonably
requested by the underwriters in connection with such registration that are consistent with this Section 2.11 or that are
necessary to give further effect thereto. In the event that the Company or the managing underwriter waives or terminates any of
the restrictions contained in this Section 2.11 or in a lock-up agreement with respect to the securities of any Holder,
officer, director or greater than one-percent stockholder of the Company (in any such case, the “Released Securities”),
the restrictions contained in this Section 2.11 and in any lock-up agreements executed by the Holders shall be waived or
terminated, as applicable, to the same extent and with respect to the same percentage of securities of each Holder as the percentage
of Released Securities represent with respect to the securities held by the applicable Holder, officer, director or greater than
one-percent stockholder.

 

    -13-

     

    

 

2.12         
 Restrictions on Transfer.

 

(a)               
The Preferred Stock and the Registrable Securities shall not be sold, pledged, or otherwise transferred, and the Company
shall not recognize and shall issue stop-transfer instructions to its transfer agent with respect to any such sale, pledge, or
transfer, except upon the conditions specified in this Agreement, which conditions are intended to ensure compliance with the provisions
of the Securities Act. A transferring Holder will cause any proposed purchaser, pledgee, or transferee of the Preferred Stock and
Registrable Securities held by such Holder to agree to take and hold such securities subject to the provisions and upon the conditions
specified in this Agreement. The Company may, in its sole discretion, require a transferring Holder to pay the Company’s
reasonable out-of-pocket expenses in connection with a transfer, unless the transferee is an Affiliate of the transferring Holder.
Notwithstanding the foregoing, the Company shall not require any transferee of shares pursuant to an effective registration statement
or, following the IPO, SEC Rule 144, in each case, to be bound by the terms of this Agreement.

 

(b)              
Each certificate, instrument, or book entry representing (i) the Preferred Stock, (ii) the Registrable Securities, and (iii)
any other securities issued in respect of the securities referenced in clauses (i) and (ii), upon any stock split, stock dividend,
recapitalization, merger, consolidation, or similar event, shall (unless otherwise permitted by the provisions of Section 2.12(c))
bear a legend substantially in the following form:

 

THE SECURITIES REPRESENTED HEREBY
HAVE BEEN ACQUIRED FOR INVESTMENT AND HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED. SUCH SHARES MAY NOT
BE SOLD, PLEDGED, OR TRANSFERRED IN THE ABSENCE OF SUCH REGISTRATION OR A VALID EXEMPTION FROM THE REGISTRATION AND PROSPECTUS
DELIVERY REQUIREMENTS OF SAID ACT.

 

THE SECURITIES REPRESENTED HEREBY
MAY BE TRANSFERRED ONLY IN ACCORDANCE WITH THE TERMS OF AN INVESTORS’ RIGHTS AGREEMENT BETWEEN THE COMPANY AND THE STOCKHOLDER,
A COPY OF WHICH IS ON FILE WITH THE SECRETARY OF THE COMPANY.

 

The Holders consent to
the Company making a notation in its records and giving instructions to any transfer agent of the Restricted Securities in order
to implement the restrictions on transfer set forth in this Section 2.12.

 

(c)               
The holder of each certificate, instrument or book-entry representing Restricted Securities, by acceptance thereof, agrees
to comply in all respects with the provisions of this Section 2.12. Before any proposed sale, pledge, or transfer of any
Restricted Securities, unless there is in effect a registration statement under the Securities Act covering the proposed transaction
or, following the IPO, the transfer is made pursuant to SEC Rule 144, the Holder thereof shall give notice to the Company of such
Holder’s intention to effect such sale, pledge, or transfer. Each such notice shall describe the manner and circumstances
of the proposed sale, pledge, or transfer in sufficient detail and, if reasonably requested by the Company, shall be accompanied
at such Holder’s expense by either (i) a written opinion of legal counsel who shall,

 

    -14-

     

    

 

and whose legal opinion shall, be reasonably
satisfactory to the Company, addressed to the Company, to the effect that the proposed transaction may be effected without registration
under the Securities Act; (ii) a “no action” letter from the SEC to the effect that the proposed sale, pledge, or transfer
of such Restricted Securities without registration will not result in a recommendation by the staff of the SEC that action be taken
with respect thereto; or (iii) any other evidence reasonably satisfactory to counsel to the Company to the effect that the proposed
sale, pledge, or transfer of the Restricted Securities may be effected without registration under the Securities Act, whereupon
the Holder of such Restricted Securities shall be entitled to sell, pledge, or transfer such Restricted Securities in accordance
with the terms of the notice given by the Holder to the Company. The Company will not require such a notice, legal opinion or “no
action” letter (x) in any transaction in compliance with SEC Rule 144; or (y) in any transaction in which such Holder distributes
Restricted Securities to an Affiliate of such Holder for no consideration; provided that, other than in connection with
a transfer in compliance with SEC Rule 144 following the IPO, each transferee agrees in writing to be subject to the terms of this
Section 2.12. Each certificate, instrument, or book entry representing the Restricted Securities transferred as above provided
shall bear, except if such transfer is made pursuant to SEC Rule 144 or pursuant to an effective registration statement, the appropriate
restrictive legend set forth in Section 2.12(b), except that such certificate instrument, or book entry shall not bear such
restrictive legend if, in the opinion of counsel for such Holder and the Company, such legend is not required in order to establish
compliance with any provisions of the Securities Act.

 

2.13         
Termination of Registration Rights. The right of any Holder to request registration or inclusion of Registrable Securities
in any registration pursuant to Sections 2.1 or 2.2 shall terminate upon the earliest to occur of:

 

(a)               
the closing of a Deemed Liquidation Event, as such term is defined in the Certificate of Incorporation, and only after fulfillment
of the obligations set forth under Article Fourth, Part B, Section 2.3.2 of the Certificate of Incorporation in connection with
such Deemed Liquidation Event;

 

(b)              
such time after consummation of the IPO as SEC Rule 144 or another similar exemption under the Securities Act is available
for the sale of all of such Holder’s shares without limitation during a three-month period without registration; and

 

(c)               
the third (3rd) anniversary of the Qualified IPO (as defined in the Certificate of Incorporation).

 

3.                 
Rights to Future Stock Issuances.

 

3.1             
Right of First Offer. Subject to the terms and conditions of this Section 3.1 and applicable securities laws,
if the Company proposes to offer or sell any New Securities, the Company shall first offer such New Securities to each Major Investor.
A Major Investor shall be entitled to apportion the right of first offer hereby granted to it in such proportions as it deems appropriate,
among (i) itself, (ii) its Affiliates and (iii) its beneficial interest holders, such as limited partners, members or any other
Person having “beneficial ownership,” as such term is defined in Rule 13d-3 promulgated under the Exchange Act, of
such Major Investor (“Investor Beneficial Owners”); provided that each such Affiliate or Investor Beneficial
Owner agrees to enter into this Agreement and each of the Voting Agreement and Right of First Refusal and Co-Sale Agreement

 

    -15-

     

    

 

of
even date herewith among the Company, the Investors and the other parties named therein, as an “Investor” under each
such agreement.

 

(a)               
The Company shall give notice (the “Offer Notice”) to each Major Investor, stating (i) its bona fide
intention to offer such New Securities, (ii) the number of such New Securities to be offered, and (iii) the price and terms, if
any, upon which it proposes to offer such New Securities.

 

(b)              
 By notification to the Company within twenty (20) days after the Offer Notice is given, each Major Investor may elect to
purchase or otherwise acquire, at the price and on the terms specified in the Offer Notice, up to that portion of such New Securities
which equals the proportion that the Common Stock then held by such Major Investor (including all shares of Common Stock issued
and held, or issuable (directly or indirectly) upon conversion and/or exercise, as applicable, of the Preferred Stock and any other
Derivative Securities then held by such Major Investor) bears to the total Common Stock of the Company then outstanding (assuming
full conversion and/or exercise, as applicable, of all Preferred Stock and other Derivative Securities). At the expiration of such
twenty (20) day period, the Company shall promptly notify each Major Investor that elects to purchase or acquire all the shares
available to it (each, a “Fully Exercising Investor”) of any other Major Investor’s failure to do likewise.
During the ten (10) day period commencing after the Company has given such notice, each Fully Exercising Investor may, by giving
notice to the Company, elect to purchase or acquire, in addition to the number of shares specified above, up to that portion of
the New Securities for which Major Investors were entitled to subscribe but that were not subscribed for by the Major Investors
which is equal to the proportion that the Common Stock issued and held, or issuable (directly or indirectly) upon conversion and/or
exercise, as applicable, of Preferred Stock and any other Derivative Securities then held, by such Fully Exercising Investor bears
to the Common Stock issued and held, or issuable (directly or indirectly) upon conversion and/or exercise, as applicable, of the
Preferred Stock and any other Derivative Securities then held, by all Fully Exercising Investors who wish to purchase such unsubscribed
shares. The closing of any sale pursuant to this Section 3.1(b) shall occur within the later of one hundred and twenty (120)
days of the date that the Offer Notice is given and the date of initial sale of New Securities pursuant to Section 3.1(b).

 

(c)               
If all New Securities referred to in the Offer Notice are not elected to be purchased or acquired as provided in Section
3.1(b), the Company may, during the ninety (90) day period following the expiration of the period provided in Section 3.1(b),
offer and sell the remaining unsubscribed portion of such New Securities to any Person or Persons at a price not less than, and
upon terms no more favorable to the offeree than, those specified in the Offer Notice. If the Company does not enter into an agreement
for the sale of the New Securities within such period, or if such agreement is not consummated within thirty (30) days of the execution
thereof, the right provided hereunder shall be deemed to be revived and such New Securities shall not be offered unless first reoffered
to the Major Investors in accordance with this Section 3.1.

 

The right of first
offer in this Section 3.1 shall not be applicable to (i) Exempted Securities (as defined in the Certificate of Incorporation);
(ii) shares of Common Stock issued in the IPO; and (iii) the issuance of shares of Preferred Stock pursuant to the Purchase Agreement.

 

    -16-

     

    

 

3.2             
Termination. The covenants set forth in Section 3.1 shall terminate and be of no further force or effect (i) immediately
before the consummation of the IPO, or (ii) upon the closing of a Deemed Liquidation Event, as such term is defined in the Certificate
of Incorporation, whichever event occurs first.

 

4.                 
 Additional Covenants.

 

4.1             
Information Rights.

 

(a)               
Delivery of Financial Statements. Subject to Section 4.1(c) of this Agreement, the Company shall deliver to
each Major Investor, provided that the Board has not reasonably determined that such Major Investor is a competitor of the
Company (provided further that venture capital or other investment funds shall not be considered competitors of the Company):

 

(i)                
as soon as practicable, but in any event no later than sixty (60) days before the end of each fiscal year, a budget and
business plan for the next fiscal year (collectively, the “Budget”), prepared on a monthly basis, including
balance sheets, income statements, and statements of cash flow for such months and, promptly after prepared, any other budgets
or revised budgets prepared by the Company;

 

(ii)              
as soon as practicable, but in any event within one hundred twenty (120) days after the end of each fiscal year of the Company,
(A) a balance sheet as of the end of such year, (B) statements of income and of cash flows for such year and (C) a statement of
stockholders’ equity as of the end of such year, all such financial statements audited and certified by an independent public
accountant selected by the Board, together with a written report comparing the foregoing to the Budget for such fiscal year; provided,
however, that the Board (including both Series A Directors) may waive the audit requirement in any given fiscal year for
the financial statements set forth in this Section 4.1(a);

 

(iii)            
as soon as practicable, but in any event within forty-five (45) days after the end of each of the first three (3) quarters
of each fiscal year of the Company, unaudited statements of income and cash flows for such fiscal quarter, and an unaudited balance
sheet as of the end of such fiscal quarter all prepared in accordance with GAAP (except that such financial statements may (A)
be subject to normal year-end audit adjustments and (B) not contain all notes thereto that may be required in accordance with GAAP),
together with a written report comparing the foregoing to the Budget;

 

(iv)            
as soon as practicable, but in any event within forty-five (45) days after the end of each quarter of each fiscal year of
the Company, a statement showing the number of shares of each class and series of capital stock and securities convertible into
or exercisable for shares of capital stock outstanding at the end of the period, the Common Stock issuable upon conversion or exercise
of any outstanding securities convertible or exercisable for Common Stock and the exchange ratio or exercise price applicable thereto,
and the number of shares of issued stock options and stock options not yet issued but reserved for issuance, if any, all in sufficient
detail as to permit the Major Investors to calculate their respective percentage equity ownership in the Company; and

 

    -17-

     

    

 

(v)              
 as soon as practicable, but in any event within thirty (30) days of the end of each month, an unaudited income statement
and statement of cash flows for such month, and an unaudited balance sheet as of the end of such month, all prepared in accordance
with GAAP (except that such financial statements may (A) be subject to normal year-end audit adjustments and (B) not contain all
notes thereto that may be required in accordance with GAAP), together with a written report comparing the foregoing to the Budget
for such month.

 

(b)              
Subsidiaries. If, for any period, the Company has any subsidiary whose accounts are consolidated with those of the
Company, then in respect of such period the financial statements delivered pursuant to the foregoing sections shall be the consolidated
and consolidating financial statements of the Company and all such consolidated subsidiaries.

 

(c)               
Registration. Notwithstanding anything else in this Section 4.1 to the contrary, the Company may cease providing
the information set forth in this Section 4.1 during the period starting with the date sixty (60) days before the Company’s
good-faith estimate of the date of filing of a registration statement if it reasonably concludes it must do so to comply with the
SEC rules applicable to such registration statement and related offering; provided that the Company’s covenants under
this Section 4.1 shall be reinstated at such time as the Company is no longer actively employing its commercially reasonable
efforts to cause such registration statement to become effective.

 

4.2             
Successor Indemnification. If the Company or any of its successors or assignees consolidates with or merges into
any other Person and is not the continuing or surviving corporation or entity of such consolidation or merger, then to the extent
necessary, proper provision shall be made so that the successors and assignees of the Company assume the obligations of the Company
with respect to indemnification of members of the Board as in effect immediately before such transaction, whether such obligations
are contained in the Company’s Bylaws, the Certificate of Incorporation, or elsewhere, as the case may be.

 

4.3             
Inspection. The Company shall permit each Major Investor (provided that the Board has not reasonably determined
that such Major Investor is a competitor of the Company); provided, further, that venture capital or other investment
funds shall not be considered competitors of the Company), at such Major Investor’s expense, to visit and inspect the Company’s
properties; examine its books of account and records; and discuss the Company’s affairs, finances, and accounts with its
officers, during normal business hours of the Company as may be reasonably requested by the Major Investor; provided, however,
that the Company shall not be obligated pursuant to this Section 4.3 to provide access to any information that it reasonably
and in good faith considers to be a trade secret or confidential information (unless covered by an enforceable confidentiality
agreement, in form acceptable to the Company) or the disclosure of which would adversely affect the attorney-client privilege between
the Company and its counsel.

 

4.4             
Observer Rights. (a) As long as Versant or its Affiliates owns any shares of Preferred Stock of the Company, the
Company shall invite a representative of Versant to attend all meetings of its Board in a nonvoting observer capacity; (b) as long
as FCDI or its Affiliates owns any shares of Preferred Stock of the Company, the Company shall invite a representative of FCDI
to attend all meetings of its Board in a nonvoting observer capacity; (c) as long as Casdin or its Affiliates owns any shares of
Preferred Stock of the Company, the Company shall invite a representative of Casdin to attend all meetings of its Board in a nonvoting
observer capacity; and

 

    -18-

     

    

 

(d) as long as Bayer or its Affiliates owns any shares of Preferred Stock of the Company, the Company shall
invite a representative of Bayer to attend all meetings of its Board in a nonvoting observer capacity. The Company shall give any
such representative copies of all notices, minutes, consents, and other materials that it provides to its directors at the same
time and in the same manner as provided to such directors; provided, however, that such representative shall agree to hold in confidence
and trust and to act in a fiduciary manner with respect to all information so provided; and provided, further, that the Company
reserves the right to withhold any information and to exclude such representative from any meeting or portion thereof if access
to such information or attendance at such meeting could adversely affect the attorney-client privilege between the Company and
its counsel or result in disclosure of trade secrets or a conflict of interest, or if such Investor or its representative is a
competitor of the Company (provided that venture capital or other investment funds shall not be considered competitors of the Company).

 

4.5             
 Termination of Information and Observer Rights. The covenants set forth in Section 4.1, Section 4.3
and Section 4.4 shall terminate and be of no further force or effect (i) immediately before the consummation of the IPO,
or (ii) when the Company first becomes subject to the periodic reporting requirements of Section 12(g) or 15(d) of the Exchange
Act, or (iii) upon the closing of a Deemed Liquidation Event, as such term is defined in
the Certificate of Incorporation, whichever event occurs first.

 

4.6             
Confidentiality. Each Investor agrees that such Investor will keep confidential and will not disclose, divulge, or
use for any purpose (other than to monitor its investment in the Company) any confidential information obtained from the Company
by virtue of such Investor’s status as a stockholder (including notice of the Company’s intention to file a registration
statement), unless such confidential information (a) is known or becomes known to the public in general (other than as a result
of a breach of this Section 4.6 by such Investor), (b) is or has been independently developed or conceived by such Investor
without use of the Company’s confidential information, or (c) is or has been made known or disclosed to the Investor by a
third party without a breach of any obligation of confidentiality such third party may have to the Company; provided, however,
that an Investor may disclose confidential information (i) to its attorneys, accountants, consultants, and other professionals
to the extent necessary to obtain their services in connection with monitoring its investment in the Company; (ii) to any prospective
purchaser of any shares of capital stock from such Investor, if such prospective purchaser agrees to be bound by the provisions
of this Section 4.6; (iii) to any existing or prospective Affiliate, partner, member, stockholder, or wholly owned subsidiary
of such Investor in the ordinary course of business or fundraising purposes, provided that such Investor informs such Person
that such information is confidential and directs such Person to maintain the confidentiality of such information; or (iv) as may
otherwise be required by law, provided that such Investor promptly notifies the Company of such disclosure and takes reasonable
steps to minimize the extent of any such required disclosure.

 

4.7             
Insurance. The Company shall use its commercially reasonable efforts to obtain, within sixty (60) days of the date
hereof, from financially sound and reputable insurers Directors and Officers liability insurance in an amount of at least Two Million
Dollars ($2,000,000) and on terms and conditions satisfactory to the Board, including at least two (2) Preferred Directors, and
will use commercially reasonable efforts to cause such insurance policies to be maintained until such time as the Board determines
that such insurance should be discontinued.

 

    -19-

     

    

 

4.8             
Employee Agreements. The Company will cause (i) each person now or hereafter employed by it or by any subsidiary
(or engaged by the Company or any subsidiary as a consultant/independent contractor) with access to confidential information and/or
trade secrets to enter into a nondisclosure and proprietary rights assignment agreement and (ii) each Key Employee to enter into
a one (1) year noncompetition and nonsolicitation agreement, substantially in the form approved by the Board, including at least
two (2) Preferred Directors. In addition, the Company shall not amend, modify, terminate, waive, or otherwise alter, in whole or
in part, any of the above-referenced agreements or any restricted stock agreement between the Company and any employee, without
the consent of at least two (2) Preferred Directors.

 

4.9             
Employee Stock. Unless otherwise approved by the Board, including at least two (2) Preferred Directors, all future
employees and consultants of the Company who purchase, receive options to purchase, or receive awards of shares of the Company’s
capital stock after the date hereof shall be required to execute restricted stock or option agreements, as applicable, providing
for (i) vesting of shares over a four (4) year period, with the first twenty-five percent (25%) of such shares vesting following
twelve (12) months of continued employment or service, and the remaining shares vesting in equal monthly installments over the
following thirty-six (36) months, without any vesting acceleration rights, and (ii) a market stand-off provision substantially
similar to that in Section 2.11 of this Agreement. In addition, unless otherwise approved by the Board, including at least
two (2) Preferred Directors, the Company shall retain a “right of first refusal” until the Company’s IPO on employee
transfers and shall have the right to repurchase unvested shares at cost upon termination of employment or service of a holder
of restricted stock.

 

4.10         
Reserved.

 

4.11         
Matters Requiring Preferred Director Approval. During such time or times as
the holders of Preferred Stock are entitled to elect
at least two (2) Preferred Directors and such seats are filled, the Company hereby covenants and agrees with each of the Investors
that it shall not, without approval of the Board of Directors, which approval must include at least two (2) Preferred Directors:

 

(a)               
amend, alter or repeal in any material respect the nature or purpose of the Company’s business as set forth in Section
4.16;

 

(b)              
approve any Budget, or modify or amend any existing Budget if such modification or amendment, taken together with any other
modifications or amendments for such Budget, would result in an increase to the previously-allocated aggregate budget amount for
such period by an amount greater than 20% of such Budget;

 

(c)               
make, or permit any subsidiary to make, any loan or advance to, or own any stock or other securities of, any subsidiary
or other corporation, partnership, or other entity unless it is wholly owned by the Company;

 

(d)              
make, or permit any subsidiary to make, any loan or advance to any Person, including, without limitation, any employee or
director of the Company or any subsidiary, except advances and similar expenditures in the ordinary course of business or under
the terms of an employee stock or option plan approved by the Board of Directors;

 

    -20-

     

    

 

(e)               
 guarantee, directly or indirectly, or permit any subsidiary to guarantee, directly or indirectly, any indebtedness except
for trade accounts of the Company or any subsidiary arising in the ordinary course of business;

 

(f)               
incur any aggregate indebtedness in excess of $1,000,000 that is not already included in the Budget, other than trade credit
incurred in the ordinary course of business;

 

(g)              
enter into any agreement or transaction with any executive officer, director or stockholder of the Company, or any of their
respective Affiliates, except for compensation arrangements with employees in the ordinary course of business;

 

(h)              
hire, terminate, or change the compensation of the executive officers, including approving any option grants or stock awards
to the Chief Executive Officer or the Chief Financial Officer; or

 

(i)                
enter any agreement or commitment to do any of the foregoing.

 

4.12         
Board Matters. The Board shall meet at least quarterly in accordance with an agreed-upon schedule. The Company shall
reimburse the Preferred Directors for all reasonable out-of-pocket travel expenses incurred (consistent with the Company’s
travel policy) in connection with attending meetings of the Board.

 

4.13         
Expenses of Counsel. In the event of a transaction which is a Sale of the Company (as defined in the Voting Agreement
of even date herewith among the Investors and the Company), the reasonable fees and disbursements, not to exceed $50,000, of one
counsel for the Major Investors (“Investor Counsel”), in their capacities as stockholders, shall be borne and
paid by the Company. At the outset of considering a transaction which, if consummated would constitute a Sale of the Company, the
Company shall obtain the ability to share with the Investor Counsel (and such counsel’s clients) and shall share the confidential
information (including, without limitation, the initial and all subsequent drafts of memoranda of understanding, letters of intent
and other transaction documents and related noncompete, employment, consulting and other compensation agreements and plans) pertaining
to and memorializing any of the transactions which, individually or when aggregated with others would constitute the Sale of the
Company. The Company shall be obligated to share (and cause the Company’s counsel and investment bankers to share) such materials
when distributed to the Company’s executives and/or any one (1) or more of the other parties to such transaction(s). In the
event that Investor Counsel deems it appropriate, in its reasonable discretion, to enter into a joint defense agreement or other
arrangement to enhance the ability of the parties to protect their communications and other reviewed materials under the attorney
client privilege, the Company shall, and shall direct its counsel to, execute and deliver to Investor Counsel and its clients such
an agreement in form and substance reasonably acceptable to Investor Counsel. In the event that one (1) or more of the other party
or parties to such transactions require the clients of Investor Counsel to enter into a confidentiality agreement and/or joint
defense agreement in order to receive such information, then the Company shall share whatever information can be shared without
entry into such agreement and shall, at the same time, in good faith work expeditiously to enable Investor Counsel and its clients
to negotiate and enter into the appropriate agreement(s) without undue burden to the clients of Investor Counsel.

 

    -21-

     

    

 

4.14         
 Indemnification Matters. The Company hereby acknowledges that one (1) or more of the directors nominated to serve
on the Board by the Investors (each a “Fund Director”) may have certain rights to indemnification, advancement
of expenses and/or insurance provided by one (1) or more of the Investors and certain of their affiliates (collectively, the “Fund
Indemnitors”). The Company hereby agrees (a) that it is the indemnitor of first resort (i.e., its obligations
to any such Fund Director are primary and any obligation of the Fund Indemnitors to advance expenses or to provide indemnification
for the same expenses or liabilities incurred by such Fund Director are secondary), (b) that it shall be required to advance the
full amount of expenses incurred by such Fund Director and shall be liable for the full amount of all expenses, judgments, penalties,
fines and amounts paid in settlement by or on behalf of any such Fund Director to the extent legally permitted and as required
by the Certificate of Incorporation or Bylaws of the Company (or any agreement between the Company and such Fund Director), without
regard to any rights such Fund Director may have against the Fund Indemnitors, and, (c) that it irrevocably waives, relinquishes
and releases the Fund Indemnitors from any and all claims against the Fund Indemnitors for contribution, subrogation or any other
recovery of any kind in respect thereof. The Company further agrees that no advancement or payment by the Fund Indemnitors on behalf
of any such Fund Director with respect to any claim for which such Fund Director has sought indemnification from the Company shall
affect the foregoing and the Fund Indemnitors shall have a right of contribution and/or be subrogated to the extent of such advancement
or payment to all of the rights of recovery of such Fund Director against the Company.

 

4.15         
Right to Conduct Activities. The Company hereby agrees and acknowledges that each of Casdin, Bayer, Versant, FCDI,
MW XO Health Innovations Fund, LP (“MW”), The Biotech Growth Trust PLC and OrbiMed Genesis Master Fund, L.P.
(collectively, “OrbiMed”), TNY Holdings Limited (“H Investor”) RA Capital Management L.P.
(“RA Capital”), (together with each of their respective Affiliates) are professional investment funds, and as
such invest in numerous portfolio companies, some of which may be deemed competitive with the Company’s business (as currently
conducted or as currently proposed to be conducted). The Company hereby agrees that, to the extent permitted under applicable law,
none of Casdin, Bayer, Versant, FCDI, MW, OrbiMed, H Investor nor RA Capital shall be liable to the Company for any claim arising
out of, or based upon, (i) the investment by Casdin or its Affiliates, Bayer or its Affiliates, Versant or its Affiliates, FCDI
or its Affiliates, MW or its Affiliates, OrbiMed or its Affiliates, H Investor or its Affiliates or RA Capital or its Affiliates,
as applicable, in any entity competitive with the Company, or (ii) actions taken by any partner, officer or other representative
of Casdin or its Affiliates, Bayer or its Affiliates, Versant or its Affiliates, FCDI or its Affiliates, MW or its Affiliates,
OrbiMed or its Affiliates, H Investor or its Affiliates or RA Capital or its Affiliates, as applicable, to assist any such competitive
company, whether or not such action was taken as a member of the board of directors of such competitive company or otherwise, and
whether or not such action has a detrimental effect on the Company; provided, however, that the foregoing shall not relieve (x)
any of the Investors from liability associated with the unauthorized disclosure of the Company’s confidential information,
or (y) any director or officer of the Company from any liability associated with his or her fiduciary duties to the Company.

 

4.16         
Business of the Company. The Investors and the Company agree that the business and purpose of the Company will be
the development and commercialization of cancer

 

    -22-

     

    

 

immunotherapy products based on human iPSC manufactured by FCDI or its Affiliates
(including TiPSC-derived T/NK cells).

 

4.17         
 Real Property Holding Corporation. Promptly following (and in any event within ten (10) days after receipt of) written
request by a non-U.S. Investor, the Company shall provide such Investor with a written statement informing such Investor whether
such Investor’s interest in the Company constitutes a United States real property interest. The Company’s determination
shall comply with the requirements of Treasury Regulation Section 1.897-2(h)(1) or any successor regulation, and the Company shall
provide timely notice to the Internal Revenue Service, in accordance with and to the extent required by Treasury Regulation Section
1.897-2(h)(2) or any successor regulation, that such statement has been made. The Company’s obligation to furnish such written
statement shall continue notwithstanding the fact that a class of the Company’s stock may be regularly traded on an established
securities market or the fact that there is no Preferred Stock then outstanding; provided that no written statement shall be provided
to an Investor who, within prior the 5-year period, holds five percent (5%) or less of any class of stock that is regularly traded
on an established securities market.

 

4.18         
No Use of Trademarks or Logos. Without the prior written consent of H Investor, neither the Company nor any of its
Affiliates shall use, publish, reproduce, or refer to H Investor, its related parties, controlling persons, or any similar name,
trademark or logo in any non-internal discussion, documents or materials, including without limitation for marketing, advertising
or publicity purposes.

 

4.19         
Termination of Covenants. The covenants set forth in this Section 4, except for Sections 4.2 and 4.14,
or as set forth in Section 4.5, shall terminate and be of no further force or effect (i) immediately before the consummation
an IPO, (ii) when the Company first becomes subject to the periodic reporting requirements of Section 12(g) or 15(d) of the Exchange
Act or (iii) upon the consummation of a Deemed Liquidation Event, but only after fulfillment of the obligations set forth under
Article Fourth, Part B, Section 2.3.2 of the Certificate of Incorporation in connection with such Deemed Liquidation Event, whichever
event occurs first.

 

5.                 
Tag-Along Rights.

 

5.1             
In the event one or more Investors (referred to as the “Concerned Party” for purposes of this Section
5) agrees to sell or transfer (a “Transfer”) any shares of Common Stock or Preferred Stock (collectively,
 “Securities”) to a third party (other than an Affiliate of such Investor) acting alone or in concert (referred
to as the “Acquiror” in this Section 5), in a single Transfer or a series of related Transfers, and as
a result of such Transfer, the Acquiror would hold, immediately or on a due date, more than fifty percent (50%) of the outstanding
Securities of the Company on an as-converted basis (“Control” for purposes of this Section 5) then the
other Investors (hereafter referred to as the “Non-Concerned Parties”) shall have a full tag-along right, pursuant
to which each of the Non-Concerned Parties may transfer to the Acquiror all of its Securities on the same terms and conditions
as offered by the Acquiror to the Concerned Party.

 

5.2             
Accordingly, prior to completing the Transfer of any or all of its Securities to an Acquiror and as a condition of entering
into any binding commitment in respect of such Transfer, the Concerned Party shall secure the Acquiror’s irrevocable undertaking
to purchase any

 

    -23-

     

    

 

such Securities of the Non-Concerned Parties that they may wish to sell, on the same terms and conditions as offered
by the Acquiror to the Concerned Party.

 

5.3             
 In the circumstances referred to in Section 5.1 above, the Concerned Party shall provide written notice to the Company,
which will then provide written notice to each of the Non-Concerned Parties (a “Proposed Transfer Notice”),
of the proposed Transfer by the Concerned Party of Securities to the Acquiror, the terms and conditions of such proposed Transfer,
and that the Non-Concerned Parties may exercise their full tag-along right provided for in this Section 5 with respect to
such proposed Transfer.

 

5.4             
Each Non-Concerned Party shall have a period of thirty (30) days from receipt of the Proposed Transfer Notice to exercise
their full tag-along right in accordance with the following terms and conditions:

 

(a)               
If a Non-Concerned Party wishes to exercise its full tag-along right, they shall notify the Concerned Party, prior to the
expiration of the thirty (30)-day period referred to above, of the number of Securities that they own and wish to transfer (the
 “Offered Securities”).

 

(b)              
In the event of exercise by any Non-Concerned Party of its full tag-along right, the terms and conditions of the proposed
Transfer of the Offered Securities, including the purchase price per Security payable by the Acquiror for the Offered Securities,
will be the same as offered by the Acquiror to the Concerned Party; the purchase price per Security so determined shall be based
upon the total purchase price payable by the Acquiror with respect to all Securities to be acquired by the Acquiror in such transactions,
which shall then be allocated among the Investors selling Securities to the Acquiror on a pro rata basis.

 

(c)               
In the event of exercise by any of the Non-Concerned Parties of its full tag-along right, the Transfer of the Offered Securities
shall take place within fifteen (15) days of the latter of (i) the expiration of the thirty (30)-day period provided for exercise
of the full tag-along right set forth in this Section 5 and (ii) the date of receipt of all approvals and termination of
all waiting periods, in each case, under applicable law in connection with such proposed Transfer. In order to ensure the purchase
by the Acquiror of the Offered Securities and payment thereof within said period, the Concerned Party shall only transfer ownership
of the Securities to the Acquiror and receive the price therefor if the Acquiror is simultaneously transferred ownership of, and
pays the transfer price of, the Offered Securities.

 

(d)              
In the event that no Non-Concerned Party shall exercise its full tag-along right, the Concerned Party may proceed with the
Transfer on the terms set forth in the Proposed Transfer Notice within thirty (30) days of the later of (i) the expiry of the full
tag-along right exercise period and (ii) the date of receipt of any required governmental approvals for the consummation of the
Transfer. Should the Concerned Party fail to complete such Transfer within such period, it shall be bound, prior to any Transfer
of its Shares, to comply with the provisions of this Section 5.

 

6.                 
 Miscellaneous.

 

6.1             
Successors and Assigns. The rights under this Agreement may be assigned (but only with all related obligations) by
a Holder to a transferee of Registrable Securities that (i)

 

    -24-

     

    

 

is an Affiliate of a Holder; (ii) is a Holder’s Immediate Family
Member or trust for the benefit of an individual Holder or one (1) or more of such Holder’s Immediate Family Members; or
(iii) after such transfer, holds at least 500,000 shares of Registrable Securities (subject to appropriate adjustment for stock
splits, stock dividends, combinations, and other recapitalizations) or, if less, all of the Registrable Securities held by such
Holder; provided, however, that (x) the Company is, within a reasonable time after such transfer, furnished with
written notice of the name and address of such transferee and the Registrable Securities with respect to which such rights are
being transferred; and (y) such transferee agrees in a written instrument delivered to the Company to be bound by and subject to
the terms and conditions of this Agreement, including the provisions of Section 2.11. For the purposes of determining the
number of shares of Registrable Securities held by a transferee, the holdings of a transferee (1) that is an Affiliate or stockholder
of a Holder; (2) who is a Holder’s Immediate Family Member; or (3) that is a trust for the benefit of an individual Holder
or such Holder’s Immediate Family Member shall be aggregated together and with those of the transferring Holder; provided,
further that all transferees who would not qualify individually for assignment of rights shall have a single attorney-in-fact
for the purpose of exercising any rights, receiving notices, or taking any action under this Agreement. The terms and conditions
of this Agreement inure to the benefit of and are binding upon the respective successors and permitted assignees of the parties.
Nothing in this Agreement, express or implied, is intended to confer upon any party other than the parties hereto or their respective
successors and permitted assignees any rights, remedies, obligations or liabilities under or by reason of this Agreement, except
as expressly provided herein.

 

6.2             
Governing Law. This Agreement shall be governed by and construed and enforced in accordance with the laws of the
state of Delaware, without regard to conflict of law principles that would result in the application of any law other than the
law of the State of Delaware.

 

6.3             
Counterparts. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original,
but all of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic
mail (including pdf or any electronic signature complying with the U.S. federal ESIGN Act of 2000) or other transmission method
and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes.

 

6.4             
Titles and Subtitles. The titles and subtitles used in this Agreement are for convenience only and are not to be
considered in construing or interpreting this Agreement.

 

6.5             
Notices. All notices and other communications given or made pursuant to this Agreement shall be in writing and shall
be deemed effectively given upon the earlier of actual receipt or: (a) personal delivery to the party to be notified, (b) when
sent by confirmed electronic mail or facsimile if sent during normal business hours of the recipient, and if not so confirmed,
then on the next business day, (c) five (5) days after having been sent by registered or certified mail, return receipt requested,
postage prepaid, or (d) one (1) business day after the business day of deposit with a nationally recognized overnight courier,
freight prepaid, specifying next business day delivery, with written verification of receipt. All communications shall be sent
to the respective parties at their address or email address as set forth on the signature page or on Schedule A hereto or
to such email address, facsimile number or address as subsequently modified by written notice given in accordance with this Section
6.5. If notice is given to the Company, a copy (which

 

    -25-

     

    

 

copy shall not constitute notice) shall also be sent to Troutman Pepper
Hamilton Sanders LLP, 3000 Two Logan Square, Eighteenth and Arch Streets, Philadelphia, PA 19103-2799, Attn: Rachael M. Bushey,
rachael.bushey@troutman.com; and if notice is given to Versant or its Affiliates, a copy (which shall
not constitute notice) shall also be sent to Versant Venture Capital VI, L.P., One Sansome Street, Suite 3630, San Francisco, CA
94104, Attention: Robin L. Praeger.

 

6.6             
Amendments and Waivers. Any term of this Agreement may be amended and the observance of any term of this Agreement
may be waived (either generally or in a particular instance, and either retroactively or prospectively) only with the written consent
of the Company and the holders of a majority of the Registrable Securities, voting as a separate class and on an as-converted basis;
provided that, the Company may in its sole discretion waive compliance with Section 2.12(c) (and the Company’s
failure to object promptly in writing after notification of a proposed assignment allegedly in violation of Section 2.12(c)
shall be deemed to be a waiver); and provided, further that any provision hereof may be waived by any waiving party
on such party’s own behalf, without the consent of any other party. Notwithstanding the foregoing, (i) this Agreement may
not be amended or terminated and the observance of any term hereof may not be waived with respect to any Investor without the written
consent of such Investor, unless such amendment, termination, or waiver applies to all Investors, in the same fashion (it being
agreed that a waiver of the provisions of Section 3 with respect to a particular transaction shall be deemed to apply to
all Investors in the same fashion if such waiver does so by its terms, notwithstanding the fact that certain Investors may nonetheless,
by agreement with the Company, purchase securities in such transaction), (ii) Section 4.4(d), Section 4.15, this
Section 6.6 and Section 6.13 may not be amended without the written consent of Bayer, (iii) Section 4.4(c),
Section 4.15, this Section 6.6 and Section 6.13 may not be amended without the written consent of Casdin,
(iv) Section 4.4(b), Section 4.15, this Section 6.6 and Section 6.13 may not be amended without the
written consent of FCDI, (v) Section 4.4(a), Section 4.15, this Section 6.6 and Section 6.13 may not
be amended without the written consent of Versant, and (vi) Section 4.15 may not be amended without the written consent
of each of MW, OrbiMed, H Investor and RA Capital, and (vii) this Agreement may not be amended to impose any additional restrictions
on the rights of an Investor to transfer or dispose of, directly or indirectly, any securities issued by the Company without the
written consent of Casdin, Bayer, FCDI and Versant. The Company shall give prompt notice of any amendment or termination hereof
or waiver hereunder to any party hereto that did not consent in writing to such amendment, termination, or waiver. Any amendment,
termination, or waiver effected in accordance with this Section 6.6 shall be binding on all parties hereto, regardless of
whether any such party has consented thereto. No waivers of or exceptions to any term, condition, or provision of this Agreement,
in any one or more instances, shall be deemed to be or construed as a further or continuing waiver of any such term, condition,
or provision.

 

6.7             
Severability. If any provision or provisions of this Agreement shall be held by a court of competent jurisdiction
to be invalid, void, illegal or otherwise unenforceable for any reason whatsoever the validity, legality and enforceability of
the remaining provisions of this Agreement (including, without limitation, each portion of any Section of this Agreement containing
any such provision held to be invalid, illegal or unenforceable, that is not itself invalid, illegal or unenforceable) shall not
in any way be affected or impaired thereby and shall remain enforceable to the fullest extent permitted by law.

 

6.8             
Aggregation of Stock. All shares of Registrable Securities held or acquired by Affiliates shall be aggregated together
for the purpose of determining the availability of any

 

    -26-

     

    

 

rights under this Agreement and such Affiliated persons may apportion such
rights as among themselves in any manner they deem appropriate. Upon the effectiveness of this Agreement, the Prior Agreement shall
be deemed amended and restated and superseded and replaced in its entirety by this Agreement, and shall be of no further force
or effect.

 

6.9             
 Entire Agreement. This Agreement (including any Schedules and Exhibits hereto) constitutes the full and entire understanding
and agreement among the parties with respect to the subject matter hereof, and any other written or oral agreement relating to
the subject matter hereof existing between the parties is expressly canceled.

 

6.10         
Dispute Resolution. WAIVER OF JURY TRIAL: EACH PARTY HEREBY WAIVES ITS RIGHTS TO A JURY TRIAL OF ANY CLAIM OR CAUSE
OF ACTION BASED UPON OR ARISING OUT OF THIS AGREEMENT, THE OTHER TRANSACTION DOCUMENTS, THE SECURITIES OR THE SUBJECT MATTER HEREOF
OR THEREOF. THE SCOPE OF THIS WAIVER IS INTENDED TO BE ALL-ENCOMPASSING OF ANY AND ALL DISPUTES THAT MAY BE FILED IN ANY COURT
AND THAT RELATE TO THE SUBJECT MATTER OF THIS TRANSACTION, INCLUDING, WITHOUT LIMITATION, CONTRACT CLAIMS, TORT CLAIMS (INCLUDING
NEGLIGENCE), BREACH OF DUTY CLAIMS, AND ALL OTHER COMMON LAW AND STATUTORY CLAIMS. THIS SECTION HAS BEEN FULLY DISCUSSED BY EACH
OF THE PARTIES HERETO AND THESE PROVISIONS WILL NOT BE SUBJECT TO ANY EXCEPTIONS. EACH PARTY HERETO HEREBY FURTHER WARRANTS AND
REPRESENTS THAT SUCH PARTY HAS REVIEWED THIS WAIVER WITH ITS LEGAL COUNSEL, AND THAT SUCH PARTY KNOWINGLY AND VOLUNTARILY WAIVES
ITS JURY TRIAL RIGHTS FOLLOWING CONSULTATION WITH LEGAL COUNSEL.

 

6.11         
Delays or Omissions. No delay or omission to exercise any right, power, or remedy accruing to any party under this
Agreement, upon any breach or default of any other party under this Agreement, shall impair any such right, power, or remedy of
such nonbreaching or nondefaulting party, nor shall it be construed to be a waiver of or acquiescence to any such breach or default,
or to any similar breach or default thereafter occurring, nor shall any waiver of any single breach or default be deemed a waiver
of any other breach or default theretofore or thereafter occurring. All remedies, whether under this Agreement or by law or otherwise
afforded to any party, shall be cumulative and not alternative.

 

6.12         
Acknowledgment. The Company acknowledges that certain of the Investors are in the business of venture capital investing
and therefore review the business plans and related proprietary information of many enterprises, including enterprises which may
have products or services which compete directly or indirectly with those of the Company. Nothing in this Agreement will preclude
or restrict the Investors from investing or participating in any particular enterprise.

 

6.13         
Submission to Jurisdiction. Each of the parties irrevocably agrees that any legal action or proceeding arising out
of or relating to this Agreement brought by any party or its successors or assigns against the other party shall be brought and
determined in any New York state or federal court sitting in the Borough of Manhattan in The City of New York (or, if such court
lacks subject matter jurisdiction, in any appropriate New York state or federal court), and each of the parties hereby irrevocably
submits to the exclusive jurisdiction of the aforesaid courts

 

    -27-

     

    

 

for itself and with respect to its property, generally and unconditionally,
with regard to any such action or proceeding arising out of or relating to this Agreement and the transactions contemplated hereby.
Each of the parties agrees not to commence any action, suit or proceeding relating thereto except in the courts described above
in New York, other than actions in any court of competent jurisdiction to enforce any judgment, decree or award rendered by any
such court in New York as described herein. Each of the parties further agrees that notice as provided herein shall constitute
sufficient service of process and the parties further waive any argument that such service is insufficient. Each of the parties
hereby irrevocably and unconditionally waives, and agrees not to assert, by way of motion or as a defense, counterclaim or otherwise,
in any action or proceeding arising out of or relating to this Agreement or the transactions contemplated hereby, (a) any claim
that it is not personally subject to the jurisdiction of the courts in New York as described herein for any reason, (b) that it
or its property is exempt or immune from jurisdiction of any such court or from any legal process commenced in such courts (whether
through service of notice, attachment prior to judgment, attachment in aid of execution of judgment, execution of judgment or otherwise)
and (c) that (i) the suit, action or proceeding in any such court is brought in an inconvenient forum, (ii) the venue of such suit,
action or proceeding is improper or (iii) this Agreement, or the subject matter hereof, may not be enforced in or by such courts.

 

6.14         
Massachusetts Business Trust. A copy of the Agreement and Declaration of Trust of each Investor advised or sub-advised
by Fidelity Management & Research Company LLC (each, a “Fidelity Investor”) or any Affiliate thereof is on file
with the Secretary of State of the Commonwealth of Massachusetts and notice is hereby given that this Agreement is executed on
behalf of the trustees of such Fidelity Investor or any Affiliate thereof as trustees and not individually and that the obligations
of this Agreement are not binding on any of the trustees, officers or stockholders of such Fidelity Investor or any Affiliate thereof
individually but are binding only upon such Fidelity Investor or any Affiliate thereof and its assets and property.

 

[Signature Pages
to Follow]

 

    -28-

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	COMPANY:
	 	 	 
	 	CENTURY THERAPEUTICS, INC.
	 	 	 
	 	By:	/s/ Osvaldo Flores, Ph.D.
	 	Name:	Osvaldo Flores, Ph.D.
	 	Title:	President and Chief Executive Officer

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 	 
	 	AVIDITY MASTER FUND LP
	 	 	 
	 	By:	 /s/ Michael Gregory
	 	Name:	Michael Gregory
	 	Title:	Director

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 	 
	 	AVIDITY CAPITAL FUND II LP
	 	 	 
	 	By: 	 /s/ Michael Gregory
	 	Name:	Michael Gregory
	 	Title:	Director

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 	 
	 	VERSANT VENTURE CAPITAL VI, L.P.
	 	By:	Versant Ventures VI GP, L.P.
	 	By:	Versant Ventures VI GP-GP, LLC
	 	 	Its: General Partner
	 	 	 
	 	 	 
	 	By:	/s/ Thomas Woiwode
	 	Name:	Thomas Woiwode
	 	Title:	Managing Director

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 	 
	 	VERSANT VENTURE II, L.P.
	 	By:	Versant Ventures II GP, L.P.
	 	By:	Versant Ventures II GP-GP, LLC
	 	 	Its: General Partner
	 	 	 
	 	 	 
	 	By:	/s/ Thomas Woiwode
	 	Name:	Thomas Woiwode
	 	Title:	Managing Director

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 	 
	 	RA CAPITAL HEALTHCARE FUND, L.P.
	 	 	 
	 	By: RA Capital Healthcare Fund GP, LLC
	 	Its: General Partner
	 	 	 
	 	By:	/s/ Rajeev Shah
	 	Name:	Rajeev Shah
	 	Title:	Manager
	 	 	 
	 	Address: 	RA Capital Management, L.P.
	 	 	200 Berkeley Street, 18th Floor
	 	 	Boston, MA 02116
	 	 	Attn:  General Counsel

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 	 
	 	RA CAPITAL NEXUS FUND II, L.P.
	 	 	 
	 	By: RA Capital Nexus Fund II GP, LLC
	 	Its: General Partner
	 	 	 
	 	By:	/s/ Rajeev Shah
	 	Name: 	Rajeev Shah
	 	Title: 	Manager
	 	 	 
	 	Address: 	RA Capital Management, L.P.
	 	 	200 Berkeley Street, 18th Floor
	 	 	Boston, MA 02116
	 	 	Attn:  General Counsel

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	ORBIMED GENESIS MASTER FUND, L.P.
	 	 
	 	By: OrbiMed Genesis GP LLC,
	 	its General Partner
	 	 
	 	By: OrbiMed Advisors LLC,
	 	its Managing Member
	 	 
	 	By:	/s/ Geoffrey Hsu
	 	Name:	Geoffrey Hsu
	 	Title:	Member

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	THE BIOTECH GROWTH TRUST PLC
	 	 
	 	By:	OrbiMed Capital LLC, solely in its
 Capacity as Portfolio Manager
	 	 
	 	By:	/s/ Geoffrey Hsu
	 	Name:	Geoffrey Hsu
	 	Title:	Member

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	OCTAGON INVESTMENTS MASTER FUND LP
	 	 
	 	By: Octagon Capital Advisors LP,
	 	its Investment Manager
	 	 
	 	By:	/s/ Ting Jia
	 	Name:	Ting Jia
	 	Title:	Managing Member

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	 
	 	INVESTORS:
	 	 
	 	OCTAGON PRIVATE OPPORTUNITIES FUND LP
	 	 
	 	By: Octagon Capital Advisors LP,
	 	its Investment Manager
	 	 
	 	By:	/s/ Ting Jia
	 	Name:	Ting Jia
	 	Title:	Managing Member

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	MW XO HEALTH INNOVATIONS FUND LP
	 	 
	 	By:	Marshall Wace North America, LP
	 	Its:	Investment Manager
	 	 
	 	By:	Marshall Wace LLC
	 	Its:	General Partner of the Investment Manager

 

	 	By:	/s/ Michael Sargent
	 	Name:	Michael Sargent
	 	Title:	Authorized Signatory
	 	 
	 	By:	/s/ Courtney Lewis
	 	Name:	Courtney Lewis
	 	Title:	Authorized Signatory

 

	 	Address: 	DMS Corporate Services Ltd
	 	 	PO Box 1344, Suite 5B20, 2nd Floor
	 	 	One Nexus Way, Camana Bay
	 	 	Grand Cayman KY1-1108,
	 	 	Cayman Islands

 

	 	With a copy (which shall not constitute notice) to:
	 	 
	 	Crowell & Moring LLP
	 	Attn: Lex Eley
	 	1001 Pennsylvania Ave. NW
	 	Washington, DC 20004

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	LOGOS OPPORTUNITIES FUND II, L.P.
	 	By: Logos Opportunities GP, LLC
	 	Its General Partner
	 	 
	 	By:	/s/ Graham Walmsley
	 	Name:	Graham Walmsley
	 	Title:	Managing Member

 

	 	Address: 	1 Letterman Drive
	 	 	Building D, Suite D3-700
	 	 	San Francisco, CA 94129
	 	 	 

 

	 	By:	/s/ Arsani William
	 	Name:	Arsani William
	 	Title:	Managing Partner

 

	 	Address: 	1 Letterman Drive
	 	 	Building D, Suite D3-700
	 	 	San Francisco, CA 94129

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	FIDELITY SELECT PORTFOLIOS:
	 	BIOTECHNOLOGY PORTFOLIO
	 	 
	 	By:	/s/ Chris Maher
	 	Name:	Chris Maher
	 	Title:	Authorized Signatory

 

[Signature
Page to Investors’ Rights Agreement]

 

     

     

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	FIDELITY ADVISOR SERIES VII: FIDELITY
	 	ADVISOR BIOTECHNOLOGY FUND
	 	 
	 	By:	/s/ Chris Maher
	 	Name:	Chris Maher
	 	Title:	Authorized Signatory

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	FIDELITY MT. VERNON STREET TRUST:

                                                                          FIDELITY GROWTH COMPANY K6 FUND

	 	 
	 	By:	/s/ Chris Maher
	 	Name:	Chris Maher
	 	Title:	Authorized Signatory

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

	 	 
	 	INVESTORS:
	 	 
	 	QH OIL INVESTMENTS LLC
	 	 
	 	By:	/s/ Mohammed Al-Jalahma
	 	Name:	Mohammed Al-Jalahma
	 	Title:	Director and Chairman

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

	 	 
	 	INVESTORS:
	 	 
	 	FEDERATED HERMES KAUFMANN FUND
	 	 
	 	By: Federated Global Investment Management Corp., as attorney-in-fact for Federated Hermes Kaufmann Fund, a portfolio of Federated Hermes Equity Funds
	 	 
	 	By:	/s/ Stephen Van Meter
	 	Name:	Stephen Van Meter
	 	Title:	Vice President and Chief Compliance Officer

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

 

	 	INVESTORS:
	 	 
	 	FEDERATED HERMES KAUFMANN SMALL CAP FUND
	 	 
	 	By: Federated Global Investment Management Corp., as attorney-in-fact for Federated Hermes Kaufmann Small Cap Fund, a portfolio of Federated Hermes Equity Funds
	 	 
	 	By:	/s/ Stephen Van Meter
	 	Name:	Stephen Van Meter
	 	Title:	Vice President and Chief Compliance Officer

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	FEDERATED HERMES KAUFMANN FUND II
	 	 
	 	By: Federated Global Investment Management Corp., as attorney-in-fact for Federated Hermes Kaufmann Fund II, a portfolio of Federated Hermes Insurance Series
	 	 
	 	By:	/s/ Stephen Van Meter
	 	Name:	Stephen Van Meter
	 	Title:	Vice President and Chief Compliance Officer

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	CASDIN PARTNERS MASTER FUND, L.P.
	 	 
	 	By: Casdin Partners GP, LLC, its General Partner
	 	 
	 	 
	 	By:	/s/ Kevin O’Brien
	 	Name:	Kevin O’Brien
	 	Title:	General Counsel

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

	 	 
	 	INVESTORS:
	 	 
	 	CASDIN PRIVATE GROWTH EQUITY FUND, L.P.
	 	 
	 	By: Casdin Private Growth Equity Fund GP, LLC,
	 	its General Partner
	 	 
	 	By:	/s/ Kevin O’Brien
	 	Name:	Kevin O’Brien
	 	Title:	General Counsel

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	BAYER HEALTHCARE LLC
	 	 
	 	 
	 	By:	/s/ Kelly Gast
	 	Name:	Kelly Gast
	 	Title:	President

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

 

	 	INVESTORS:
	 	 
	 	TNY HOLDINGS LIMITED
	 	 
	 	By:
	 	Its:
	 	 
	 	 
	 	By:	/s/ Colm O’Connell
	 	Name:	Colm O’Connell
	 	Title:	Authorized Signatory

 

	 	Address:  	89 Nexus Way, Camana Bay
	 	 	P.O. Box 31106
	 	 	Grand Cayman KY1-1205
	 	 	Cayman Islands
	 	 	Emails: zczhang@hillhousecap.com
	 	 	/ myi@hillhousecap.com

 

	 	With a copy (which shall not constitute notice
	 	to):
	 	 
	 	C Suite 2202, 22nd Floor
	 	Two International Finance Centre
	 	8 Finance Street
	 	Central, Hong Kong
	 	Attention: Adam Hornung
	 	Email: legal@hillhousecapital.com

 

	 	With a copy (which shall not constitute notice
	 	to):
	 	 
	 	Goodwin Proctor (Hong Kong) LLP
	 	38th Floor, Edinburgh Tower
	 	The Landmark
	 	15 Queen’s Road Central, Hong Kong
	 	Attention: Yash Rana /Abhishek
	 	Krishnan
	 	Email: yrana@goodwinlaw.com 
 akrishnan@goodwinlaw.com

 

[Signature
Page to Investors’ Rights Agreement]

 

     

    	 

    

 

IN WITNESS WHEREOF, the parties have executed
this Investors’ Rights Agreement as of the date first written above.

	 	 
	 	INVESTORS:
	 	 
	 	FUJIFILM CELLULAR DYNAMICS INC.
	 	 
	 	 
	 	By:	/s/ Takeshi Yamamoto
	 	Name:	Takeshi Yamamoto
	 	Title:	President and Chief Executive Officer

 

[Signature
Page to Investors’ Rights Agreement]

  

     

    	 

    

SCHEDULE A

INVESTORS

Name and Address

	
        Versant Vantage II, L.P.

        One Sansome Street Suite 3630

        San Francisco, CA 94104

        Attention: Robin L. Praeger

	
        Versant Venture Capital VI, L.P.

        One Sansome Street Suite 3630

        San Francisco, CA 94104

        Attention: Robin L. Praeger

         

	
        Bayer HealthCare LLC

        100 Bayer Boulevard

        Whippany, NJ 07981

        Attention: Juergen Eckhardt; Pamela Sisson

        Email: Juergen Eckhardt@bayer.com;

        pamela.sisson@bayer.com

	
        FUJIFILM Cellular Dynamics Inc.

        525 Science Drive

        Madison, WI 53711

         

	
        Casdin Partners Master Fund, L.P.

        c/o Casdin Capital, LLC

        1350 Avenue of the Americas, 26th Floor

        New York, NY 10019

	
        Casdin Private Growth Equity Fund, L.P.

        c/o Casdin Capital, LLC

        1350 Avenue of the Americas, 26th Floor

        New York, NY 10019

	
        Fidelity Select Portfolios: Biotechnology Portfolio

        c/o Mag & Co.

        c/o Brown Brothers Harriman & Co.

        Attn: Corporate Actions /Vault

        140 Broadway

        New York, NY 10005

        BBH.Fidelity.CA.Notifications@BBH.com

	Fidelity
    Advisor Series VII: Fidelity Advisor Biotechnology Fund

 

    Schedule A-1

    	 

    

 

	
        

        c/o State Street Bank & Trust

        PO Box 5756

        Boston, Massachusetts 02206

        Attn: Bangle & Co fbo Fidelity Advisor Series VII: Fidelity
        Advisor Biotechnology Fund

        Email: SSBCORPACTIONS@StateStreet.com

        Fax number: 617-988-9110

	
        Fidelity Mt. Vernon Street Trust: Fidelity Growth Company K6
        Fund

        c/o BNY Mellon

        PO Box 392002

        Pittsburgh PA 15230

        fidelitycorporateevents@bnymellon.com

	
        Federated Hermes Kaufmann Fund

        4000 Ericsson Drive

        Warrendale, PA 15086-7561

        Attn: Christine Zorovich

	
        Federated Hermes Kaufmann Small Cap Fund

        4000 Ericsson Drive

        Warrendale, PA 15086-7561

        Attn: Christine Zorovich

	
        Federated Hermes Kaufmann Fund II

        4000 Ericsson Drive

        Warrendale, PA 15086-7561

        Attn: Christine Zorovich

	
        MW XO Health Innovations Fund, LP 

        c/o DMS Corporate Services Ltd

        PO Box 1344, Suite 5B20, 2nd Floor

        One Nexus Way, Camana Bay

        Grand Cayman KY1-1108, Cayman Islands

         

        With a copy (which shall not constitute notice) to:

        Crowell & Moring LLP

        Attn: Lex Eley

        1001 Pennsylvania Ave. NW

        Washington, DC 20004

        

	Logos Opportunities Fund II, L..

                                                                                Attn:
                                         Virginia Yee

                                                                                c/o Logos Capital

                                                                                1 Letterman Dr, Ste. D3-700

 

    Schedule A-2

    	 

    

 

 

	
        San Francisco, CA 94129

        virginia@logoscapital.com

	
        RA Capital Healthcare Fund, L.P.

        c/o RA Capital Management, L.P.

        200 Berkeley Street

        18th Floor

        Boston, MA 02116

        Attn: General Counsel

	
        RA Capital NEXUS Fund II, L.P.

        c/o RA Capital Management, L.P.

        200 Berkeley Street

        18th Floor

        Boston, MA 02116

        Attn: General Counsel

	
        TNY Holdings Limited

        89 Nexus Way, Camana Bay

        P.O. Box 31106

        Grand Cayman KY1-1205

        Cayman Islands

        Emails: zczhang@hillhousecap.com / myi@hillhousecap.com

         

        With a copy to (which shall not constitute notice to):

        Suite 2202, 22nd Floor,

        Two International Finance Centre

        8 Finance Street

        Central, Hong Kong

        Attention: Adam Hornung

        Email: legal@hillhousecapital.com

         

        With a copy to (which shall not constitute notice to):

        Goodwin Proctor (Hong Kong) LLP

        38th Floor, Edinburgh Tower

        The Landmark

        15 Queen’s Road Central, Hong Kong

        Attention: Yash Rana / Abhishek Krishnan

        Email: yrana@goodwinlaw.com / akrishnan@goodwinlaw.com

        

	The Biotech Growth Trust PLC 

Attention: General Counsel

601 Lexington Avenue, 54th Floor

New York, NY 10022

Phone: (212) 739-6400

 

 

    Schedule A-3

    	 

    

 

	
        Email: Legal@OrbiMed.com

	
        OrbiMed Genesis Master Fund, L.P. 

        Attention: General Counsel

        601 Lexington Avenue, 54th Floor

        New York, NY 10022

        Phone: (212) 739-6400

        Email: Legal@OrbiMed.com

         

	
        Avidity Master Fund LP

        2828 N. Harwood St.

        Suite 1220

        Dallas, TX 75201

	
        Avidity Capital Fund II LP

        2828 N. Harwood St.

        Suite 1220

        Dallas, TX 75201

	
        Octagon Investments Master Fund LP

        c/o Octagon Capital Advisors

        654 Madison Ave, 16th Floor

        New York, NY 10065

	
        Octagon Private Opportunities Fund LP

        c/o Octagon Capital Advisors

        654 Madison Ave, 16th Floor

        New York, NY 10065

	
        QH Oil Investments LLC

        Ooredoo Tower (Building 14),

        Al Dafna Street (Street 801),

        Al Dafna (Zone 61),

        Doha, Qatar

 

    Schedule A-4

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00328-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00328-of-00352.parquet"}]]