Document:

EX-10.6

 Exhibit 10.6 

METACRINE, INC. 

SEVERANCE BENEFIT PLAN 

APPROVED BY THE BOARD OF DIRECTORS
ON AUGUST 6, 2020 
 Section 1.    INTRODUCTION. 

The Metacrine, Inc. Severance Benefit Plan (the “Plan”) is hereby established effective upon the date
of approval by the Board of Directors of Metacrine, Inc. (the “Company”) set forth above (the “Effective Date”). The purpose of the Plan is to provide for the payment of severance benefits to
eligible employees of the Company in the event that such employees become subject to involuntary or constructive employment terminations. This Plan document also is the Summary Plan Description for the Plan. 

For purposes of the Plan, the following terms are defined as follows: 

(a)    “Affiliate” means any corporation (other than the Company) in an
“unbroken chain of corporations” beginning with the Company, if each of the corporations other than the last corporation in the unbroken chain owns stock possessing 50% or more of the total combined voting power of all classes of stock in
one of the other corporations in such chain. 
 (b)     “Base Salary”
means base pay (excluding incentive pay, premium pay, commissions, overtime, bonuses and other forms of variable compensation) as in effect prior to any reduction that would give rise to an employee’s right to a resignation for Good Reason (if
applicable). 
 (c)    “Cause” means, with respect to a particular
employee, the meaning ascribed to such term in any written employment agreement, offer letter or similar agreement between such employee and the Company defining such term, and, in the absence of such agreement, means with respect to such employee,
the occurrence of any of the following events: (i) such employee’s commission of any felony or any crime involving fraud, dishonesty or moral turpitude under the laws of the United States or any state thereof; (ii) such
employee’s attempted commission of, or participation in, a fraud or act of dishonesty against the Company; (iii) such employee’s intentional, material violation of any contract or agreement between the employee and the Company or of
any statutory duty owed to the Company; (iv) such employee’s unauthorized use or disclosure of the Company’s confidential information or trade secrets; or (v) such employee’s gross misconduct. The determination whether a
termination is for Cause shall be made by the Plan Administrator in its sole and exclusive judgment and discretion. 

(d)    “Change in Control” has the meaning ascribed to such term in the
Equity Plan. 
 (e)    “Change in Control Period” means the period
commencing three months prior to the Closing of a Change in Control and ending 12 months following the Closing of a Change in Control. 

(f)    “Closing” means the initial closing of the Change in Control as
defined in the definitive agreement executed in connection with the Change in Control. In the case of a series 
  

 of transactions constituting a Change in Control, “Closing” means the first
closing that satisfies the threshold of the definition for a Change in Control. 

(g)    “Code” means the Internal Revenue Code of 1986, as amended,
including any applicable regulations and guidance thereunder. 

(h)    “Committee” means the Board of Directors or the Compensation
Committee of the Board of Directors of the Company. 
 (i)    “Company”
means Metacrine, Inc. or, following a Change in Control, the surviving entity resulting from such event. 

(j)    “Covered Termination” means a termination of employment that is due
to (1) a termination by the Company without Cause (and other than as a result of the employee’s death or Disability) or (2) an employee’s resignation for Good Reason. 

(k)    “Director” means a member of the Board of Directors of the Company.

 (l)    “Disability” means any physical or mental condition which
renders an employee incapable of performing the work for which he or she was employed by the Company or similar work offered by the Company. The Disability of an employee shall be established if (i) the employee satisfies the requirements
for benefits under the Company’s long-term disability plan or (ii) if no long-term disability plan, the employee satisfies the requirements for Social Security disability benefits. 

(m)     “Eligible Employee” means an employee of the Company that meets the
requirements to be eligible to receive Plan benefits as set forth in Section 2. 

(n)    “Equity Plan” means the Metacrine, Inc. Amended and Restated 2015
Equity Incentive Plan, as amended from time to time; provided that, upon and following the IPO Date, the “Equity Plan” means the Metacrine, Inc. 2020 Equity Incentive Plan, as amended from time to time. 

(o)    “Good Reason” for an employee’s resignation means the
occurrence of any one or more of the following are undertaken by the Company (or successor to the Company, if applicable) without the employee’s express written consent: (i) a material reduction in a such employee’s annual base
salary; provided, however, that Good Reason will not be deemed to have occurred in the event of a reduction in such employee’s annual base salary that is pursuant to a salary reduction program affecting substantially all of the employees
of the Company and that does not adversely affect such employee to a greater extent than other similarly situated employees; (ii) a material reduction in such employee’s authority, duties or responsibilities; provided, however, that
a change in job position (including a change in title) shall not be deemed a “material reduction” in and of itself unless the employee’s new duties are materially reduced from the employee’s prior duties; (iii) a relocation
of such employee’s principal place of employment with the Company (or successor to the Company, if applicable) to a place that increases such employee’s one-way commute by more than 50 miles as
compared to such employee’s then-current principal place of employment immediately prior to such relocation, except for required travel by the employee on the Company’s business to an extent substantially consistent with employee’s
business travel 

  
 2. 

 
obligations prior to the effective date of the Change in Control; or (iv) a material breach by the Company of any provision of this Plan or any other material agreement between such employee
and the Company concerning the terms and conditions of such employee’s employment or service with the Company, provided, however, that in each case (i) through (iv) above, in order for the employee’s resignation to be deemed to
have been for Good Reason, the employee must first give the Company written notice of the action or omission giving rise to “Good Reason” within 30 days after the first occurrence thereof; the Company must fail to reasonably cure such
action or omission within 30 days after receipt of such notice (the “Cure Period”), and the employee’s resignation must be effective not later than 30 days after the expiration of such Cure Period. 

(p)    “IPO Date” means the date of the underwriting agreement between the
Company and the underwriter(s) managing the initial public offering of the Company’s Common Stock, pursuant to which the Common Stock is priced for the initial public offering. 

(q)    “Participation Agreement” means an agreement between an employee and
the Company in substantially the form of APPENDIX A attached hereto, and which may include such other terms as the Committee deems necessary or advisable in the administration of the Plan. 

(r)    “Plan Administrator” means the Committee prior to the Closing and
the Representative upon and following the Closing, as applicable. 

(s)    “Representative” means one or more members of the Committee or other
persons or entities designated by the Committee prior to or in connection with a Change in Control that will have authority to administer and interpret the Plan upon and following the Closing as provided in Section 8(a). 

(t)    “Section 409A” means
Section 409A of the Code and any state law of similar effect. 
 Section 2.    ELIGIBILITY
FOR BENEFITS. 
 (a)    Eligible Employee. Each employee
of the Company is eligible to participate in the Plan provided (i) such employee has signed and returned such Participation Agreement to the Company within 30 days following the date on which it is first provided to such employee; and
(ii) such employee meets the other Plan eligibility requirements set forth in this Section 2. The determination of whether an employee is an Eligible Employee shall be made by the Plan Administrator, in its sole discretion, and such
determination shall be binding and conclusive on all persons. 
 (b)    Release
Requirement. Except as otherwise provided in an individual Participation Agreement, in order to be eligible to receive benefits under the Plan, the employee also must execute a general waiver and release, in such a form as provided by the
Company (the “Release”), within the applicable time period set forth therein, and such Release must become effective in accordance with its terms, which must occur in no event more than 60 days following the date of the
applicable Covered Termination. 
 (c)    Plan Benefits Provided In Lieu of Individual
Agreement Benefits. This Plan shall supersede any change in control or severance benefit plan, policy or practice previously 

  
 3. 

 
maintained by the Company with respect to an Eligible Employee and any change in control or severance benefits in any individually negotiated employment contract or other agreement between the
Company and an Eligible Employee, with the exception of any provisions contained in any employment contract or option or stock award agreement between the Company and an Eligible Employee or any equity incentive plan, stock or option award agreement
or other change in control or severance plan maintained by the Company and applicable to such Eligible Employee (an “Individual Agreement”) that would provide more advantageous benefits to the Eligible Employee, in which
case, the Eligible Employee shall be eligible for the benefits under both this Plan and the Individual Agreement, to the extent such benefits in the Individual Agreement are not duplicative of the benefits under this Plan. 

(d)    Exceptions to Severance Benefit Entitlement. An employee who otherwise is an Eligible
Employee will not receive severance benefits under the Plan in the following circumstances, as determined by the Plan Administrator in its sole discretion: 

(1)    The employee is terminated by the Company for any reason (including due to the
employee’s death or disability) or voluntarily terminates employment with the Company in any manner, and in either case, such termination does not constitute a Covered Termination. Voluntary terminations include, but are not limited to,
resignation, retirement or failure to return from a leave of absence on the scheduled date. 

(2)    The employee voluntarily terminates employment with the Company in order to accept
employment with another entity that is wholly or partly owned (directly or indirectly) by the Company or an Affiliate. 

(3)    The employee is offered an identical or substantially equivalent or comparable position
with the Company or an Affiliate. For purposes of the foregoing, a “substantially equivalent or comparable position” is one that provides the employee substantially the same level of responsibility and compensation and would not give rise
to the employee’s right to a resignation for Good Reason. 
 (4)    The employee is offered
immediate reemployment by a successor to the Company or an Affiliate or by a purchaser of the Company’s assets, as the case may be, following a Change in Control and the terms of such reemployment would not give rise to the employee’s
right to a resignation for Good Reason. For purposes of the foregoing, “immediate reemployment” means that the employee’s employment with the successor to the Company or an Affiliate or the purchaser of its assets, as the case
may be, results in uninterrupted employment such that the employee does not incur a lapse in pay or benefits as a result of the change in ownership of the Company or the sale of its assets. For the avoidance of doubt, an employee who becomes
immediately reemployed as described in this Section 2(d)(4) by a successor to the Company or an Affiliate or by a purchaser of the Company’s assets, as the case may be, following a Change in Control shall continue to be an Eligible
Employee following the date of such reemployment. 
 (5)    The employee is rehired by the
Company or an Affiliate and recommences employment prior to the date severance benefits under the Plan are scheduled to commence. 

  
 4. 

 (e)    Termination or Reduction of Severance
Benefits. An Eligible Employee’s right to receive severance benefits under this Plan shall terminate immediately if, at any time prior to or during the period for which the Eligible Employee is receiving severance benefits under the Plan,
the Eligible Employee, without the prior written approval of the Plan Administrator willfully breaches any material statutory, common law, or contractual obligation to the Company or an Affiliate (including, without limitation, the contractual
obligations set forth in any confidentiality, non-disclosure and developments agreement, non-competition, non-solicitation, or
similar type agreement between the Eligible Employee and the Company, as applicable). 
 Section 3.    AMOUNT
OF BENEFITS. 
 (a)    Benefits in Participation Agreement.
Benefits under the Plan shall be provided to an Eligible Employee as set forth in the Participation Agreement. 

(b)    Additional Benefits. Notwithstanding the foregoing, the Company may, in its sole
discretion, provide benefits to individuals who are not Eligible Employees (“Non-Eligible Employees”) chosen by the Plan Administrator, in its sole discretion, and the provision of any
such benefits to a Non-Eligible Employee shall in no way obligate the Company to provide such benefits to any other individual, even if similarly situated. If benefits under the Plan are provided to a Non-Eligible Employee, references in the Plan to “Eligible Employee” (and similar references) shall be deemed to refer to such Non-Eligible Employee. 

(c)    Certain Reductions. In addition to Section 2(e) above, the Company, in its sole
discretion, shall have the authority to reduce an Eligible Employee’s severance benefits, in whole or in part, by any other severance benefits, pay and benefits provided during a period following written notice of a business closing or mass
layoff, pay and benefits in lieu of such notice, or other similar benefits payable to the Eligible Employee by the Company or an Affiliate that become payable in connection with the Eligible Employee’s termination of employment pursuant to
(i) any applicable legal requirement, including, without limitation, the Worker Adjustment and Retraining Notification Act or any other similar state law or (ii) any Company policy or practice providing for the Eligible Employee to remain
on the payroll for a limited period of time after being given notice of the termination of the Eligible Employee’s employment, and the Plan Administrator shall so construe and implement the terms of the Plan. Any such reductions that the
Company determines to make pursuant to this Section 3(c) shall be made such that any severance benefit under the Plan shall be reduced solely by any similar type of benefit under such legal requirement, agreement, policy or practice
(i.e., any cash severance benefits under the Plan shall be reduced solely by any cash payments or severance benefits under such legal requirement, agreement, policy or practice). The Company’s decision to apply such reductions to the
severance benefits of one Eligible Employee and the amount of such reductions shall in no way obligate the Company to apply the same reductions in the same amounts to the severance benefits of any other Eligible Employee. In the Company’s sole
discretion, such reductions may be applied on a retroactive basis, with severance benefits previously paid being re-characterized as payments pursuant to the Company’s statutory obligation. 

(d)    Parachute Payments. If any payment or benefit an Eligible Employee will or may
receive from the Company or otherwise (a “Payment”) would (i) constitute a “parachute 

  
 5. 

 
payment” within the meaning of Section 280G of the Code, and (ii) but for this sentence, be subject to the excise tax imposed by Section 4999 of the Code (the
“Excise Tax”), then any such Payment shall be equal to the Reduced Amount. The “Reduced Amount” shall be either (x) the largest portion of the Payment that would result in no portion of the
Payment (after reduction) being subject to the Excise Tax or (y) the largest portion, up to and including the total, of the Payment, whichever amount (i.e., the amount determined by clause (x) or by clause (y)), after taking into account
all applicable federal, state and local employment taxes, income taxes, and the Excise Tax (all computed at the highest applicable marginal rate), results in the Eligible Employee’s receipt, on an
after-tax basis, of the greater economic benefit notwithstanding that all or some portion of the Payment may be subject to the Excise Tax. If a reduction in a Payment is required pursuant to the preceding
sentence and the Reduced Amount is determined pursuant to clause (x) of the preceding sentence, the reduction shall occur in the manner (the “Reduction Method”) that results in the greatest economic benefit for the
Eligible Employee. If more than one method of reduction will result in the same economic benefit, the items so reduced will be reduced pro rata (the “Pro Rata Reduction Method”). 

Notwithstanding any provisions in this Section above to the contrary, if the Reduction Method or the Pro Rata Reduction Method
would result in any portion of the Payment being subject to taxes pursuant to Section 409A that would not otherwise be subject to taxes pursuant to Section 409A, then the Reduction Method and/or the Pro Rata Reduction Method, as the case
may be, shall be modified so as to avoid the imposition of taxes pursuant to Section 409A as follows: (A) as a first priority, the modification shall preserve to the greatest extent possible, the greatest economic benefit for the Eligible
Employee as determined on an after-tax basis; (B) as a second priority, Payments that are contingent on future events (e.g., being terminated without Cause), shall be reduced (or eliminated) before
Payments that are not contingent on future events; and (C) as a third priority, Payments that are “deferred compensation” within the meaning of Section 409A shall be reduced (or eliminated) before Payments that are not deferred
compensation within the meaning of Section 409A. 
 The Company shall appoint a nationally recognized accounting or law
firm to make the determinations required by this Section. The Company shall bear all expenses with respect to the determinations by such accounting or law firm required to be made hereunder. The Company shall use commercially reasonable efforts to
cause the accounting or law firm engaged to make the determinations hereunder to provide its calculations, together with detailed supporting documentation, to Eligible Employee and the Company within 15 calendar days after the date on which Eligible
Employee’s right to a Payment becomes reasonably likely to occur (if requested at that time by Eligible Employee or the Company) or such other time as requested by Eligible Employee or the Company. 

If the Eligible Employee receives a Payment for which the Reduced Amount was determined pursuant to clause (x) above and
the Internal Revenue Service determines thereafter that some portion of the Payment is subject to the Excise Tax, Eligible Employee agrees to promptly return to the Company a sufficient amount of the Payment (after reduction pursuant to clause
(x) above) so that no portion of the remaining Payment is subject to the Excise Tax. For the avoidance of doubt, if the Reduced Amount was determined pursuant to clause (y) above, the Eligible Employee shall have no obligation to return
any portion of the Payment pursuant to the preceding sentence. 

  
 6. 

 Section 4.    RETURN OF COMPANY
PROPERTY. 
 An Eligible Employee will not be entitled to any severance benefit under the Plan unless and
until the Eligible Employee returns all Company Property. For this purpose, “Company Property” means all Company documents (and all copies thereof) and other Company property which the Eligible Employee had in his or her
possession at any time, including, but not limited to, Company files, notes, drawings, records, plans, forecasts, reports, studies, analyses, proposals, agreements, financial information, research and development information, sales and marketing
information, operational and personnel information, specifications, code, software, databases, computer-recorded information, tangible property and equipment (including, but not limited to, computers, facsimile machines, mobile telephones, servers),
credit cards, entry cards, identification badges and keys; and any materials of any kind which contain or embody any proprietary or confidential information of the Company (and all reproductions thereof in whole or in part). 

Section 5.    TIME OF PAYMENT AND FORM
OF BENEFITS. 
 The Company reserves the right in the Participation Agreement to specify
whether payments under the Plan will be paid in a single sum, in installments, or in any other form and to determine the timing of such payments. All such payments under the Plan will be subject to applicable withholding for federal, state and local
taxes. All benefits provided under the Plan are intended to satisfy the requirements for an exemption from application of Section 409A to the maximum extent that an exemption is available and any ambiguities herein shall be interpreted
accordingly; provided, however, that to the extent such an exemption is not available, the benefits provided under the Plan are intended to comply with the requirements of Section 409A to the extent necessary to avoid adverse personal
tax consequences and any ambiguities herein shall be interpreted accordingly. 
 Notwithstanding anything to the contrary
set forth herein, any payments and benefits provided under the Plan that constitute “deferred compensation” within the meaning of Section 409A shall not commence in connection with an Eligible Employee’s termination of employment
unless and until the Eligible Employee has also incurred a “separation from service,” as such term is defined in Treasury Regulations Section 1.409A-1(h) (“Separation from
Service”), unless the Company reasonably determines that such amounts may be provided to the Eligible Employee without causing the Eligible Employee to incur the adverse personal tax consequences under Section 409A. 

It is intended that (i) each installment of any benefits payable under the Plan to an Eligible Employee be regarded as a
separate “payment” for purposes of Treasury Regulations Section 1.409A-2(b)(2)(i), (ii) all payments of any such benefits under the Plan satisfy, to the greatest extent possible, the exemptions
from the application of Section 409A provided under Treasury Regulations Sections 1.409A-1(b)(4), 1.409A-1(b)(5) and
1.409A-1(b)(9)(iii), and (iii) any such benefits consisting of COBRA premiums also satisfy, to the greatest extent possible, the exemption from the application of Section 409A provided under Treasury
Regulations Section 1.409A-1(b)(9)(v). However, if the Company determines that any severance benefits payable under the Plan constitute “deferred compensation” under Section 409A and the
Eligible Employee is a “specified employee” of the Company, as such term is defined in Section 409A(a)(2)(B)(i), 

  
 7. 

 
then, solely to the extent necessary to avoid the imposition of the adverse personal tax consequences under Section 409A, (A) the timing of such severance benefit payments shall be
delayed until the earlier of (1) the date that is six months and one day after the Eligible Employee’s Separation from Service and (2) the date of the Eligible Employee’s death (such applicable date, the “Delayed
Initial Payment Date”), and (B) the Company shall (1) pay the Eligible Employee a lump sum amount equal to the sum of the severance benefit payments that the Eligible Employee would otherwise have received through the Delayed
Initial Payment Date if the commencement of the payment of the severance benefits had not been delayed pursuant to this paragraph and (2) commence paying the balance, if any, of the severance benefits in accordance with the applicable payment
schedule. 
 In no event shall payment of any severance benefits under the Plan be made prior to an Eligible Employee’s
termination date or prior to the effective date of the Release. If the Company determines that any severance payments or benefits provided under the Plan constitute “deferred compensation” under Section 409A, and the Eligible
Employee’s Separation from Service occurs at a time during the calendar year when the Release could become effective in the calendar year following the calendar year in which the Eligible Employee’s Separation from Service occurs, then
regardless of when the Release is returned to the Company and becomes effective, the Release will not be deemed effective, solely for purposes of the timing of payment of severance benefits under this Plan, any earlier than the latest permitted
effective date (the “Release Deadline”). If the Company determines that any severance payments or benefits provided under the Plan constitute “deferred compensation” under Section 409A, then except to the
extent that severance payments may be delayed until the Delayed Initial Payment Date pursuant to the preceding paragraph, on the first regular payroll date following the effective date of an Eligible Employee’s Release, the Company shall
(1) pay the Eligible Employee a lump sum amount equal to the sum of the severance benefit payments that the Eligible Employee would otherwise have received through such payroll date but for the delay in payment related to the effectiveness of
the Release and (2) commence paying the balance, if any, of the severance benefits in accordance with the applicable payment schedule. 

All payments under the Plan shall be subject to applicable withholding for federal, state and local taxes. 

Section 6.    TRANSFER AND ASSIGNMENT. 

The rights and obligations of an Eligible Employee under this Plan may not be transferred or assigned without the prior written
consent of the Company. This Plan shall be binding upon any entity or person who is a successor by merger, acquisition, consolidation or otherwise to the business formerly carried on by the Company without regard to whether or not such entity or
person actively assumes the obligations hereunder and without regard to whether or not a Change in Control occurs. 

Section 7.    RIGHT TO INTERPRET AND ADMINISTER
PLAN; AMENDMENT AND TERMINATION. 

(a)    Interpretation and Administration. Prior to the Closing, the Committee shall be the
Plan Administrator and shall have the exclusive discretion and authority to establish rules, forms, and procedures for the administration of the Plan and to construe and interpret the 

  
 8. 

 
Plan and to decide any and all questions of fact, interpretation, definition, computation or administration arising in connection with the operation of the Plan, including, but not limited to,
the eligibility to participate in the Plan and amount of benefits paid under the Plan. The rules, interpretations, computations and other actions of the Committee shall be binding and conclusive on all persons. Upon and after the Closing, the Plan
will be interpreted and administered in good faith by the Representative who shall be the Plan Administrator during such period. All actions taken by the Representative in interpreting the terms of the Plan and administering the Plan upon and after
the Closing will be final and binding on all Eligible Employees. Any references in this Plan to the “Committee” or “Plan Administrator” with respect to periods following the Closing shall mean the Representative. 

(b)    Amendment. The Plan Administrator reserves the right to amend this Plan at any time;
provided, however, that any amendment of the Plan will not be effective as to a particular employee who is or may be adversely impacted by such amendment or termination and has an effective Participation Agreement without the written consent
of such employee. 
 (c)    Termination. Unless otherwise extended by the Committee, the
Plan will automatically terminate following satisfaction of all the Company’s obligations under the Plan. 

Section 8.    NO IMPLIED EMPLOYMENT CONTRACT. 

The Plan shall not be deemed (i) to give any employee or other person any right to be retained in the employ of the
Company or (ii) to interfere with the right of the Company to discharge any employee or other person at any time, with or without cause, which right is hereby reserved. This Plan does not modify the
at-will employment status of any Eligible Employee. 

Section 9.    LEGAL CONSTRUCTION. 

This Plan is intended to be governed by and shall be construed in accordance with the Employee Retirement Income Security Act
of 1974 (“ERISA”) and, to the extent not preempted by ERISA, the laws of the State of California. 

Section 10.    CLAIMS, INQUIRIES AND APPEALS. 

(a)    Applications for Benefits and Inquiries. Any application for benefits, inquiries about
the Plan or inquiries about present or future rights under the Plan must be submitted to the Plan Administrator in writing by an applicant (or his or her authorized representative). The Plan Administrator is: 

Metacrine, Inc. 
 Compensation
Committee of the Board of Directors or Representative 
 Attention to: Chief Financial Officer 

3985 Sorrento Valley Blvd., Suite C 

San Diego, California 92121 

(b)    Denial of Claims. In the event that any application for benefits is denied in whole
or in part, the Plan Administrator must provide the applicant with written or electronic notice of the denial of the application, and of the applicant’s right to review the denial. Any 

  
 9. 

 
electronic notice will comply with the regulations of the U.S. Department of Labor. The notice of denial will be set forth in a manner designed to be understood by the applicant and will include
the following: 
 (1)    the specific reason or reasons for the denial; 

(2)    references to the specific Plan provisions upon which the denial is based; 

(3)    a description of any additional information or material that the Plan Administrator needs
to complete the review and an explanation of why such information or material is necessary; and 

(4)    an explanation of the Plan’s review procedures and the time limits applicable to such
procedures, including a statement of the applicant’s right to bring a civil action under Section 502(a) of ERISA following a denial on review of the claim, as described in Section 10(d) below. 

This notice of denial will be given to the applicant within 90 days after the Plan Administrator receives the application,
unless special circumstances require an extension of time, in which case, the Plan Administrator has up to an additional 90 days for processing the application. If an extension of time for processing is required, written notice of the extension will
be furnished to the applicant before the end of the initial 90 day period. 
 This notice of extension will describe the
special circumstances necessitating the additional time and the date by which the Plan Administrator is to render its decision on the application. 

(c)    Request for a Review. Any person (or that person’s authorized representative)
for whom an application for benefits is denied, in whole or in part, may appeal the denial by submitting a request for a review to the Plan Administrator within 60 days after the application is denied. A request for a review shall be in writing and
shall be addressed to: 
 Metacrine, Inc. 

Compensation Committee of the Board of Directors or Representative 

Attention to: Chief Financial Officer 

3985 Sorrento Valley Blvd., Suite C 

San Diego, California 92121 
 A
request for review must set forth all of the grounds on which it is based, all facts in support of the request and any other matters that the applicant feels are pertinent. The applicant (or his or her representative) shall have the opportunity to
submit (or the Plan Administrator may require the applicant to submit) written comments, documents, records, and other information relating to his or her claim. The applicant (or his or her representative) shall be provided, upon request and free of
charge, reasonable access to, and copies of, all documents, records and other information relevant to his or her claim. The review shall take into account all comments, documents, records and other information submitted by the applicant (or his or
her representative) relating to the claim, 

  
 10. 

 
without regard to whether such information was submitted or considered in the initial benefit determination. 

(d)    Decision on Review. The Plan Administrator will act on each request for review within
60 days after receipt of the request, unless special circumstances require an extension of time (not to exceed an additional 60 days), for processing the request for a review. If an extension for review is required, written notice of the extension
will be furnished to the applicant within the initial 60 day period. This notice of extension will describe the special circumstances necessitating the additional time and the date by which the Plan Administrator is to render its decision on the
review. The Plan Administrator will give prompt, written or electronic notice of its decision to the applicant. Any electronic notice will comply with the regulations of the U.S. Department of Labor. In the event that the Plan Administrator confirms
the denial of the application for benefits in whole or in part, the notice will set forth, in a manner calculated to be understood by the applicant, the following: 

(1)    the specific reason or reasons for the denial; 

(2)    references to the specific Plan provisions upon which the denial is based; 

(3)    a statement that the applicant is entitled to receive, upon request and free of charge,
reasonable access to, and copies of, all documents, records and other information relevant to his or her claim; and 

(4)    a statement of the applicant’s right to bring a civil action under Section 502(a)
of ERISA. 
 (e)    Rules and Procedures. The Plan Administrator will establish rules and
procedures, consistent with the Plan and with ERISA, as necessary and appropriate in carrying out its responsibilities in reviewing benefit claims. The Plan Administrator may require an applicant who wishes to submit additional information in
connection with an appeal from the denial of benefits to do so at the applicant’s own expense. 

(f)    Exhaustion of Remedies. No legal action for benefits under the Plan may be brought
until the applicant (i) has submitted a written application for benefits in accordance with the procedures described by Section 10(a) above, (ii) has been notified by the Plan Administrator that the application is denied,
(iii) has filed a written request for a review of the application in accordance with the appeal procedure described in Section 10(c) above, and (iv) has been notified that the Plan Administrator has denied the appeal. Notwithstanding
the foregoing, if the Plan Administrator does not respond to an Eligible Employee’s claim or appeal within the relevant time limits specified in this Section 10, the Eligible Employee may bring legal action for benefits under the Plan
pursuant to Section 502(a) of ERISA. 
 Section 11.    BASIS OF PAYMENTS
TO AND FROM PLAN. 
 The Plan shall be unfunded, and all cash
payments under the Plan shall be paid only from the general assets of the Company. 

  
 11. 

 Section 12.    OTHER PLAN
INFORMATION. 
 (a)    Employer and Plan Identification Numbers. The
Employer Identification Number assigned to the Company (which is the “Plan Sponsor” as that term is used in ERISA) by the Internal Revenue Service is 47-2297384. The Plan Number assigned to the Plan by the Plan Sponsor pursuant to the
instructions of the Internal Revenue Service is 502. 
 (b)    Ending Date for
Plan’s Fiscal Year. The date of the end of the fiscal year for the purpose of maintaining the Plan’s records is December 31. 

(c)    Agent for the Service of Legal Process. The agent for the service of legal process
with respect to the Plan is: 
 Metacrine, Inc. 

Attention to: Chief Financial Officer 

3985 Sorrento Valley Blvd., Suite C 

San Diego, California 92121 
 In
addition, service of legal process may be made upon the Plan Administrator. 
 (d)    Plan
Sponsor. The “Plan Sponsor” is: 
 Metacrine, Inc. 

3985 Sorrento Valley Blvd., Suite C 

San Diego, California 92121 
 (858)369-7800 
 (e)    Plan Administrator. The Plan
Administrator is the Committee prior to the Closing and the Representative upon and following the Closing. The Plan Administrator’s contact information is: 

Metacrine, Inc. 
 Compensation
Committee of the Board of Directors or Representative 
 3985 Sorrento Valley Blvd., Suite C 

San Diego, California 92121 
 The
Plan Administrator is the named fiduciary charged with the responsibility for administering the Plan. 

Section 13.    STATEMENT OF ERISA RIGHTS. 

Participants in this Plan (which is a welfare benefit plan sponsored by Metacrine, Inc.) are entitled to certain rights and
protections under ERISA. If you are an Eligible Employee, you are considered a participant in the Plan and, under ERISA, you are entitled to: 

(a)    Receive Information About Your Plan and Benefits 

  
 12. 

 (1)    Examine, without charge, at the Plan
Administrator’s office and at other specified locations, such as worksites, all documents governing the Plan and a copy of the latest annual report (Form 5500 Series), if applicable, filed by the Plan with the U.S. Department of Labor and
available at the Public Disclosure Room of the Employee Benefits Security Administration; 

(2)    Obtain, upon written request to the Plan Administrator, copies of documents governing the
operation of the Plan and copies of the latest annual report (Form 5500 Series), if applicable, and an updated (as necessary) Summary Plan Description. The Administrator may make a reasonable charge for the copies; and 

(3)    Receive a summary of the Plan’s annual financial report, if applicable. The Plan
Administrator is required by law to furnish each Eligible Employee with a copy of this summary annual report. 

(b)    Prudent Actions by Plan Fiduciaries. In addition to creating rights for Plan Eligible
Employees, ERISA imposes duties upon the people who are responsible for the operation of the employee benefit plan. The people who operate the Plan, called “fiduciaries” of the Plan, have a duty to do so prudently and in the interest of
you and other Eligible Employees and beneficiaries. No one, including your employer, your union or any other person, may fire you or otherwise discriminate against you in any way to prevent you from obtaining a Plan benefit or exercising your rights
under ERISA. 
 (c)    Enforce Your Rights. If your claim for a Plan benefit is denied or
ignored, in whole or in part, you have a right to know why this was done, to obtain copies of documents relating to the decision without charge, and to appeal any denial, all within certain time schedules. 

Under ERISA, there are steps you can take to enforce the above rights. For instance, if you request a copy of Plan documents
or the latest annual report from the Plan, if applicable, and do not receive them within 30 days, you may file suit in a Federal court. In such a case, the court may require the Plan Administrator to provide the materials and pay you up to $110 a
day until you receive the materials, unless the materials were not sent because of reasons beyond the control of the Plan Administrator. 

If you have a claim for benefits which is denied or ignored, in whole or in part, you may file suit in a state or Federal
court. 
 If you are discriminated against for asserting your rights, you may seek assistance from the U.S. Department of
Labor, or you may file suit in a Federal court. The court will decide who should pay court costs and legal fees. If you are successful, the court may order the person you have sued to pay these costs and fees. If you lose, the court may order you to
pay these costs and fees, for example, if it finds your claim is frivolous. 

(d)    Assistance with Your Questions. If you have any questions about the Plan, you should
contact the Plan Administrator. If you have any questions about this statement or about your rights under ERISA, or if you need assistance in obtaining documents from the Plan Administrator, you should contact the nearest office of the Employee
Benefits Security Administration, U.S. Department of Labor, listed in your telephone directory or the Division of 

  
 13. 

 
Technical Assistance and Inquiries, Employee Benefits Security Administration, U.S. Department of Labor, 200 Constitution Avenue N.W., Washington, D.C. 20210. You may also obtain certain
publications about your rights and responsibilities under ERISA by calling the publications hotline of the Employee Benefits Security Administration. 

  
 14. 

 APPENDIX A 

PARTICIPATION AGREEMENT 
  

 METACRINE, INC. 

SEVERANCE BENEFIT PLAN 

PARTICIPATION AGREEMENT 

Name:
                                         
    
 Section 1.    ELIGIBILITY. 

You have been designated as eligible to participate in the Metacrine, Inc. Severance Benefit Plan (the
“Plan”), a copy of which is attached as EXHIBIT A to this Participation Agreement (the “Agreement”). Capitalized terms not explicitly
defined in this Agreement but defined in the Plan shall have the same definitions as in the Plan. You will receive the benefits set forth below if you meet all the eligibility requirements set forth in the Plan, including, without limitation,
executing the required Release within the applicable time period set forth therein and provided that such Release becomes effective in accordance with its terms. Notwithstanding the schedule for provision of benefits as set forth below, the schedule
and timing of payment of any benefits under this Agreement is subject to any delay in payment that may be required under Section 5 of the Plan. 

Section 2.    CHANGE IN CONTROL SEVERANCE BENEFITS.

 If you are terminated in a Covered Termination that occurs during the Change in Control Period, you will receive the
severance benefits set forth in this Section 2. All severance benefits described herein are subject to standard deductions and withholdings. 

(a)    Base Salary. You shall receive a cash payment equal to your Base Salary (ignoring any
decrease that forms the basis for your resignation for Good Reason, if applicable), for [______]1 months following the date of termination (the “Severance Period”). Upon
and following the IPO Date the Severance Period shall be [______]2 months following the date of termination. The Base Salary payment will be paid to you in a lump sum cash payment no later than
the second payroll cycle following the later of (i) the effective date of the Release or (ii) the Closing, but in any event not later than March 15 of the year following the year in which the Covered Termination occurs. 

(b)    Bonus Payment. You will be entitled to the annual target cash bonus established for
you, if any, pursuant to the annual performance bonus or annual variable compensation plan established by the Board of Directors or Committee (or any authorized committee or designee thereof) for the year in which the Covered Termination occurs. If
at the time of the Covered Termination you are eligible for the annual target cash bonus for the year in which the Covered Termination occurs, but the target percentage (or target dollar amount, if specified as such in the applicable bonus plan) for
such bonus has not yet been established for such year, the target percentage shall be the target percentage established for you for the preceding year (but adjusted, if necessary for your position for the year in which the Covered Termination
occurs). 
  
  

	1 	 12 months for CEO, 9 months for C-Level Executives, and 6 months for
VPs 

	2 	 18 months for CEO, 12 months for C-Level Executives, and 9 months for
VPs 

 
For the avoidance of doubt, the amount of the annual target bonus to which you are entitled under this Section 2(b) will be calculated (1) assuming all articulated performance goals for
such bonus (including, but not limited to, corporate and individual performance, if applicable), for the year of the Covered Termination was achieved at target levels; (2) as if you had provided services for the entire year for which the bonus
relates; and (3) ignoring any reduction in your Base Salary that would give rise to your right to resignation for Good Reason (such bonus to which you are entitled under this Section 2(b), the “Annual Target Bonus Severance
Payment”). The Annual Target Bonus Severance Payment shall be paid in a lump sum cash payment no later than the second payroll cycle following the later of (i) the effective date of the Release or (ii) the Closing, but in any
event not later than March 15 of the year following the year in which the Covered Termination occurs. 

(c)    Payment of Continued Group Health Plan Benefits. If you timely elect continued group
health plan continuation coverage under the Consolidated Omnibus Budget Reconciliation Act of 1985 (“COBRA”) following your Covered Termination date, the Company shall pay directly to the carrier the full amount of your COBRA
premiums on behalf of you for your continued coverage under the Company’s group health plans, including coverage for your eligible dependents, until the earliest of (i) the end of the Severance Period following the date of your Covered
Termination, (ii) the expiration of your eligibility for the continuation coverage under COBRA, or (iii) the date when you become eligible for substantially equivalent health insurance coverage in connection with new employment (such
period from your termination date through the earliest of (i) through (iii), the “COBRA Payment Period”). Upon the conclusion of such period of insurance premium payments made by the Company, you will be responsible for
the entire payment of premiums (or payment for the cost of coverage) required under COBRA for the duration of your eligible COBRA coverage period, if any. For purposes of this Section, (1) references to COBRA shall be deemed to refer also to
analogous provisions of state law and (2) any applicable insurance premiums that are paid by the Company shall not include any amounts payable by you under an Internal Revenue Code Section 125 health care reimbursement plan, which amounts,
if any, are your sole responsibility. 
 Notwithstanding the foregoing, if at any time the Company determines, in its sole
discretion, that it cannot provide the COBRA premium benefits without potentially incurring financial costs or penalties under applicable law (including, without limitation, Section 2716 of the Public Health Service Act), then in lieu of paying
COBRA premiums directly to the carrier on your behalf, the Company will instead pay you on the last day of each remaining month of the COBRA Payment Period a fully taxable cash payment equal to the value of your monthly COBRA premium for the first
month of COBRA coverage, subject to applicable tax withholding (such amount, the “Special Severance Payment”), such Special Severance Payment to be made without regard to your election of COBRA coverage or payment of COBRA
premiums and without regard to your continued eligibility for COBRA coverage during the COBRA Payment Period. Such Special Severance Payment shall end upon expiration of the COBRA Payment Period. 

(d)    Equity Acceleration. The vesting and exercisability of each outstanding unvested
stock option and other stock award, as applicable, that you hold covering Company common stock (each, an “Equity Award”) shall be accelerated in full and any reacquisition or repurchase rights held by the Company in respect
of common stock issued pursuant to any Equity Award granted to you shall lapse in full. For purposes of determining the number of shares that 

 
will vest pursuant to the foregoing provision with respect to any performance based vesting Equity Award for which the performance period has not ended and that has multiple vesting levels
depending upon the level of performance, vesting acceleration with respect to any ongoing performance period(s) shall occur with respect to the number of shares subject to the award as if the applicable performance criteria had been attained at a
100% level or, if greater, based on actual performance as of your Covered Termination. If necessary to give effect to this Section 2(d), if your Covered Termination occurs prior to a Change in Control, all of the Equity Awards you hold as of
immediately prior to your Covered Termination shall remain outstanding after your Covered Termination for at least until the earlier of (i) 3 months after your Covered Termination or (ii) the Closing, if sooner. Notwithstanding anything to the
contrary set forth herein, your Equity Awards shall remain subject to the terms of the applicable Company plan and award documents under which such Equity Award was granted, including any provision for earlier termination of such Equity Awards. 

Section 3.    
NON-CHANGE IN CONTROL SEVERANCE BENEFITS. 

Upon and following the IPO Date, if you are terminated in a Covered Termination that occurs at a time that is not during the
Change in Control Period, you will receive the cash payment described in Section 2(a) above and the COBRA benefits described in Section 2(c) above, but the Severance Period for purposes of calculating such benefits shall be [______]3 months following the date of termination. You shall not be eligible to receive any other benefits under the Plan except a described in Section 2(a) and Section 2(c) above. All severance
benefits described herein are subject to standard deductions and withholdings. 
 For the avoidance of doubt, in no event shall you be
entitled to benefits under both Section 2 and this Section 3. If you are eligible for severance benefits under both Section 2 and this Section 3, you shall receive the benefits set forth in Section 2 and such benefits shall
be reduced by any benefits previously provided to you under Section 3. 
 Section 4.    ACKNOWLEDGEMENTS.

 As a condition to participation in the Plan, you hereby acknowledge each of the following: 

(a)    The benefits that may be provided to you under this Agreement are subject to certain
reductions and termination under Section 2 and Section 3 of the Plan. 
 (b)    Your
eligibility for and receipt of any severance benefits to which you may become entitled as described in Section 2 or Section 3 above is expressly contingent upon your compliance with the terms and conditions of the Release and the terms and
conditions of your [Proprietary Information, Inventions, and Non-Solicitation Agreement] (or similar agreement) with the Company, as may be amended from time to time (the “Proprietary
Agreement”). Severance benefits under this Agreement shall immediately cease in the event of your violation of the provisions of the Release or the Proprietary Agreement. 

(c)    Except as set forth in Section 2 of the Plan with respect to an Individual Agreement to
the extent such Individual Agreement provides more advantageous benefits to you, 
  

 

	3 	 12 months for CEO, 9 months for C-Level Executives, and 6 months for
VPs 

 
this Agreement and the Plan supersede and replace any change in control or severance benefits under any Individual Agreement. 

To accept the terms of this Agreement and participate in the Plan, please sign and date this Agreement in the space provided below and return
it to _____________________ no later than _________, 20204. 
  

			
	Metacrine, Inc.
		
	By:	 	 
	
	 Preston Klassen, M.D., MHS

Chief Executive Officer

	
	Eligible Employee
	
	 
	 [Insert Name]

		
	 Date:
	 	 

  

	4 	 Note to draft: This date should be 30 days after the Participation Agreement is delivered to the employee.

 EXHIBIT A 

SEVERANCE BENEFIT PLANEX-10.7

 Exhibit 10.7 

LEASE AGREEMENT 
 THIS LEASE
AGREEMENT (this “Lease”) is made this 16th day of June, 2017, between ARE-SD REGION NO. 30, LLC, a Delaware limited liability company (“Landlord”), and METACRINE,
INC., a Delaware corporation (“Tenant”). 
  

	 Building: 
	3985 Sorrento Valley Boulevard, San Diego, California 

  

	 Premises:  
	That portion of the Project, containing approximately 20,475 rentable square feet, as shown on Exhibit A. 

  

	 Project:  
	The real property on which the Building in which the Premises are located, together with all improvements thereon and appurtenances thereto as described on Exhibit B. 

 

	 Base Rent:  
	$3.25 per month, subject to adjustment pursuant to Section 3(a) and Section 4 hereof. 

  

			
	Rentable Area of Premises: 20,475 sq. ft.	  	
		
	Rentable Area of Project: 57,813 sq. ft.	  	Tenant’s Share of Operating Expenses: 35.41%
		
	Security Deposit: $66,543.75	  	Target Commencement Date: March 1, 2018

 Rent Adjustment Percentage: 2.5% 
  

	 Base Term:  
	Beginning on the Commencement Date and ending 60 months from the first day of the first full month of the Term (as defined in Section 2) hereof. For clarity, if the Commencement Date occurs on the first day of a month,
the Base Term shall be measured from that date. If the Commencement Date occurs on a day other than the first day of a month, the Base Term shall be measured from the first day of the following month. 

 

	 Permitted Use:  
	Research and development laboratory, related office, marketing, product development and customer service uses, and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of
Section 7 hereof. 

  

			
	Address for Rent Payment:	  	Landlord’s Notice Address:
	Alexandria Real Estate Equities, Inc.	  	385 E. Colorado Boulevard, Suite 299
	Dept LA 23447	  	Pasadena, CA 91101
	Pasadena, CA 91185-3447	  	Attention: Corporate Secretary
		
	Tenant’s Notice Address:	  	
	 3985 Sorrento Valley Boulevard, Suite C
 San
Diego, California 92121
	  	
	Attention: Lease Administrator	  	

 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

 

			
	☒ EXHIBIT A - PREMISES DESCRIPTION	  	☒ EXHIBIT B - DESCRIPTION OF PROJECT
	☒ EXHIBIT C - WORK LETTER	  	☒ EXHIBIT D - COMMENCEMENT DATE
	☒ EXHIBIT E - RULES AND REGULATIONS	  	☒ EXHIBIT F - TENANT’S PERSONAL PROPERTY
	☒ EXHIBIT G - MAINTENANCE OBLIGATIONS	  	☒ EXHIBIT H - ASBESTOS DISCLOSURE
	☒ EXHIBIT I - CONTROL AREAS	  	

  
 

 

			
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 1.    Lease of Premises. Upon and subject to all of the terms and
conditions hereof, Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. The portions of the Project which are for the non-exclusive use of tenants of the Project
are collectively referred to herein as the “Common Areas.” Tenant shall have the right to use the Common Areas of the Project in common with other tenants of the Project. Landlord reserves the right to modify Common Areas, provided
that such modifications do not materially adversely affect Tenant’s use of the Premises for the Permitted Use. From and after the Commencement Date through the expiration of the Term, Tenant shall have access to the Building and the Premises 24
hours a day, 7 days a week, except in the case of emergencies, as the result of Legal Requirements, temporary installations caused by the performance by Landlord of any installation, maintenance or repairs, and otherwise subject to the terms of this
Lease. 
 2.    Delivery; Acceptance of Premises; Commencement Date. Landlord shall use reasonable efforts to
deliver the Premises to Tenant on or before the Target Commencement Date, with Landlord’s Work Substantially Completed (“Delivery” or “Deliver”). If Landlord fails to timely Deliver the Premises, Landlord shall
not be liable to Tenant for any loss or damage resulting therefrom, and this Lease shall not be void or voidable except as provided herein. If Landlord does not Deliver the Premises to Tenant by the date that is 30 days after the Target Commencement
Date (as such date may be extended by Force Majeure delays and Tenant Delays, the “Abatement Date”), then Landlord shall provide Tenant with a credit equal to 1 day’s Base Rent for each day after the Abatement Date that
Landlord fails to Deliver the Premises to Tenant. If Landlord does not Deliver the Premises within 90 days of the Target Commencement Date for any reason other than Force Majeure delays and Tenant Delays, this Lease may be terminated by Tenant by
written notice to Landlord, and if so terminated by Tenant: (a) the Security Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to
Tenant, and (b) neither Landlord nor Tenant shall have any further rights, duties or obligations under this Lease, except with respect to provisions which expressly survive termination of this Lease. As used herein, the terms
“Landlord’s Work,” “Tenant Delays” and “Substantially Completed” shall have the meanings set forth for such terms in the Work Letter. If Tenant does not elect to void this Lease within 5
business days of the lapse of such 90 day period, such right to void this Lease shall be waived and this Lease shall remain in full force and effect; provided that Tenant will have a second right to terminate this Lease in the event Landlord has
still not Delivered the Premises within 120 days of the Target Commencement Date for any reason other than Force Majeure delays and Tenant Delays, which right will be exercisable for a period of 5 business days after such 120 day period. 

The “Commencement Date” shall be the earlier of: (i) the date Landlord Delivers the Premises to Tenant; or (ii) the
date Landlord could have Delivered the Premises but for Tenant Delays. Upon request of Landlord, Tenant shall execute and deliver a written acknowledgment of the Commencement Date, and the expiration date of the Term when such are established in the
form of the “Acknowledgement of Commencement Date” attached to this Lease as Exhibit D; provided, however, Tenant’s failure to execute and deliver such acknowledgment shall not affect Landlord’s rights
hereunder. The “Term” of this Lease shall be the Base Term, as defined above on the first page of this Lease. 
 In
addition to Landlord’s Work, Landlord shall, at Landlord’s sole cost and expense, perform the following work outside the Premises: (i) renovation of the existing Project courtyard, (ii) installation of new glazing on the
courtyard side of the Building, which may be performed in phases as existing leases in the Building expire, (iii) construction of a new “pass through” lobby providing access from the parking lot to the Project courtyard,
(iv) construction of Common Area restrooms in the Building, (v) construction of a Common Area conference room in the Building, (vi) improvements to the parking lot serving the Building required to comply with applicable Legal
Requirements as of the Commencement Date in accordance with Section 7, and (vii) the removal of any unused equipment and pads, as reasonably determined by Landlord, from the Common Areas (collectively, the
“Common Area Improvements”). The design and construction of the Common Area Improvements shall be performed pursuant to plans and specifications determined by Landlord, in its sole and absolute discretion, provided that the quality
of the Common Area Improvements shall be consistent with or better than the quality of the existing improvements and Tenant shall have no right to request any changes to Landlord’s plans and specifications for the Common Area 

 
 

 

			
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Improvements. Landlord shall endeavor to complete the Common Area Improvements (other than those listed in subsection (iii) above which shall be completed in phases as existing leases at the
Project expire) within 60 days after the Commencement Date. Landlord shall use reasonable efforts to minimize interference with Tenant’s operations in the Premises in connection with the Common Area Improvements performed after the Commencement
Date. 
 Except as set forth in the Work Letter or as otherwise expressly set forth in this Lease: (i) Tenant shall accept the Premises
in their condition as of the date that Landlord Delivers the Premises to Tenant; (ii) Landlord shall have no obligation for any defects in the Premises; and (iii) Tenant’s taking possession of the Premises shall be conclusive evidence
that Tenant accepts the Premises and that the Premises were in good condition at the time possession was taken. Any occupancy of the Premises by Tenant before the Commencement Date shall be subject to all of the terms and conditions of this Lease,
including the obligation to pay Base Rent and Operating Expenses. 
 For the period of 30 consecutive days after the Commencement Date,
Landlord shall, at its sole cost and expense (which shall not constitute an Operating Expense), be responsible for any repairs that are required to be made to the Building Systems (as defined in Section 13) serving the
Premises, unless Tenant or any Tenant Party was responsible for the cause of such repair, in which case Tenant shall pay the cost. 
 Tenant
agrees and acknowledges that, except as otherwise expressly set forth in this Lease, neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of all or any portion of the Premises or the
Project, and/or the suitability of the Premises or the Project for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises or the Project are suitable for the Permitted Use. This Lease constitutes the complete
agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. 

3.    Rent. 

(a)    Base Rent. The first month’s Base Rent shall be due and payable 30 days prior to the Commencement Date.
The Security Deposit shall be due and payable within 10 days following the mutual execution and delivery of this Lease. Tenant shall pay to Landlord in advance, without demand, abatement (except as may be expressly provided in this Lease), deduction
or set-off, monthly installments of Base Rent on or before the first day of each calendar month during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment of
Rent set forth above, or to such other person or at such other place as Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and
other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in
Section 5) due hereunder except for any abatement as may be expressly provided in this Lease. 
 Notwithstanding
anything to the contrary contain herein, so long as Tenant is not then in Default under this Lease, for the period commencing on the Commencement Date through the last day of the 30th month after
the Commencement Date (the “Partial Abatement Period”), Tenant shall only be required to pay Base Rent with respect to 18,000 rentable square feet of the Premises (provided that Tenant will be permitted to use the entire Premises).
Commencing on the first day of the 31st month after the Commencement Date, Tenant shall commence paying Base Rent with respect to the entire Premises. 

(b)    Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as additional rent
(“Additional Rent”): (i) commencing on the Commencement Date, Tenant’s Share of “Operating Expenses” (as defined in Section 5), and (ii) any and all other amounts Tenant assumes or
agrees to pay under the provisions of this Lease, including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, 

 
 

 

			
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covenants and conditions of this Lease to be performed by Tenant, after any applicable notice and cure period. 

4.    Base Rent Adjustments. 

(a)    Annual Adjustments. Base Rent shall be increased on each annual anniversary of the first day of the first
full month during the Term of this Lease (each an “Adjustment Date”) by multiplying the Base Rent payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Base Rent
payable immediately before such Adjustment Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any fractional calendar month shall be prorated. 

(b)    Allowance. Landlord shall, subject to the terms of the Work Letter, make available to Tenant the Allowance
(as defined in the Work Letter). Commencing on the Commencement Date and continuing thereafter on the first day of each month during the Base Term, Tenant shall pay the amount necessary to fully amortize the portion of the Allowance actually funded
by Landlord, if any, in equal monthly payments with interest at a rate of 8% per annum over the Base Term, which interest shall begin to accrue on the date that Landlord first disburses such Allowance or any portion(s) thereof (the “TI
Rent”). The TI Rent will not be subject to increase on any Adjustment Date Tenant acknowledges that because the Allowance may be disbursed to Tenant in multiple disbursements following the Commencement Date, the Additional Rent payable by
Tenant pursuant to this Section 4(b) may be adjusted following each such disbursement. Any of the Allowance and applicable interest remaining unpaid as of the expiration or earlier termination of this Lease shall be paid to
Landlord in a lump sum at the expiration or earlier termination of this Lease. Tenant may prepay the TI Rent in full at any time without penalty. 

5.    Operating Expense Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses for
each calendar year during the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. Commencing on the Commencement Date and continuing thereafter on the first day of each month
during the Term, Tenant shall pay Landlord an amount equal to 1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated. 

Notwithstanding anything to the contrary contained herein, during the Partial Abatement Period, so long as Tenant is not then in Default under
this Lease, other than with respect to Utilities (as defined in Section 11) provided to the Premises which Tenant shall pay with respect to the entire Premises commencing on the Commencement Date, Tenant shall only be
required to pay Operating Expenses with respect to 18,000 rentable square feet of the Premises (i.e., Tenant’s Share of Operating Expenses during the Partial Abatement Period shall be equal to 31.13%). Commencing on the first day of the 31st month after the Commencement Date, Tenant shall commence paying Operating Expenses with respect to the entire Premises. 

The term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or accrued each
calendar year by Landlord with respect to the Project (including, without duplication, Taxes (as defined in Section 9), capital repairs and improvements amortized over the lesser of 10 years and the useful life of such
capital items, and the costs of Landlord’s third party property manager (not to exceed 3.0% of Base Rent) or, if there is no third party property manager, administration rent in the amount of 3.0% of Base Rent), excluding only: 

(a)    the original construction costs of the Project and renovation prior to the date of the Lease and costs of correcting
defects in such original construction or renovation; 
 (b)    capital expenditures for expansion of the Project; 

 
 

 

			
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 (c)    interest, principal payments of Mortgage (as defined in
Section 27) debts of Landlord, financing costs and amortization of funds borrowed by Landlord, whether secured or unsecured and all payments or base rent (but not taxes or operating expenses) under any ground lease or other
underlying lease of all or any portion of the Project; 
 (d)    depreciation of the Project (except for capital
improvements, to the extent the same are includable in Operating Expenses); 
 (e)    advertising, legal and space
planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing space to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants;

 (f)    legal and other expenses incurred in the negotiation or enforcement of leases; 

(g)    completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or
performs for other tenants within their premises, and costs of correcting defects in such work; 
 (h)    costs to be
reimbursed by other tenants of the Project or Taxes to be paid directly by Tenant or other tenants of the Project, whether or not actually paid; 

(i)    salaries, wages, benefits and other compensation paid to (i) personnel of Landlord or its agents or contractors
above the position of the person, regardless of title, who has day-to-day management responsibility for the Project or (ii) officers and employees of Landlord or
its affiliates who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project; provided, however, that with respect to any such person who does not devote substantially all of his or her employed time to
the Project, the salaries, wages, benefits and other compensation of such person shall be prorated to reflect time spent on matters related to operating, managing, maintaining or repairing the Project in comparison to the time spent on matters
unrelated to operating, managing, maintaining or repairing the Project; 
 (j)    general organizational, administrative
and overhead costs relating to maintaining Landlord’s existence, either as a corporation, partnership, or other entity, including general corporate, legal and accounting expenses; 

(k)    costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in
connection with disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents, leasing agents,
purchasers or mortgagees of the Building or the Project; 
 (l)    costs incurred by Landlord due to the violation by
Landlord, its employees, agents or contractors or any tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7); 

(m)    penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes
and/or to file any tax or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency; 

(n)    overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or
services in or to the Project to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 

(o)    costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 

 
 

 

			
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 (p)    costs in connection with services (including electricity), items
or other benefits of a type which are not standard for the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project, whether or not such other tenant or
occupant is specifically charged therefor by Landlord; 
 (q)    costs incurred in the sale or refinancing of the
Project; 
 (r)    net income taxes of Landlord or the owner of any interest in the Project, franchise, capital stock,
gift, estate or inheritance taxes or any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein; 

(s)    any costs incurred to remove, investigate, study, test or remediate Hazardous Materials in or about the Building or
the Project for which Tenant is not responsible under Section 30 hereof; 
 (t)    costs of
removing abandoned HVAC and other equipment and related pipes, conduit and fixtures from the roof, or relocating antenna equipment of third parties unrelated to Tenant; 

(u)    reserves; 

(v)    any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by insurance (or would
have been reimbursed by insurance required to be carried by Landlord pursuant to Section 17); 

(w)    costs in connection with the Amenities (as defined in Section 40) other than the Amenities
Fee (as defined in Section 40) or other charges payable by Tenant in connection with Tenant’s use of the Amenities pursuant to Section 40; 

(x)    costs occasioned by condemnation; 

(y)    long term rentals for equipment ordinarily considered to be of a capital nature except if such equipment is
customarily leased in the operation of first class laboratory/ office buildings in the San Diego metropolitan area; 

(z)    the cost of performing the Common Area Improvements or Landlord’s Work; and 

(aa)    any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than
tenants of the Project under leases for space in the Project. 
 In addition, notwithstanding anything to the contrary contained in this
Lease, Operating Expenses incurred or accrued by Landlord with respect to any capital improvements which are reasonably expected by Landlord to reduce overall Operating Expenses (for example, without limitation, by reducing energy usage at the
Project) (the “Energy Savings Costs”) shall be amortized over a period of years equal to the least of (A) 10 years, (B) the useful life of such capital items, or (C) the quotient of (i) the Energy Savings Costs,
divided by (ii) the annual amount of Operating Expenses reasonably expected by Landlord to be saved as a result of such capital improvements. 

Within 90 days after the end of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to Tenant a
statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the previous calendar year, and (b) the total of Tenant’s payments in respect of
Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent within 30 days after
delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year Landlord shall pay the excess to Tenant within 30 days after delivery of
such Annual Statement, except that after the expiration, or earlier termination of the Term or if 
  
 

 

			
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Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. Landlord’s and Tenant’s obligations to pay
any overpayments or deficiencies due pursuant to this paragraph shall survive the expiration or earlier termination of this Lease. 
 The
Annual Statement shall be final and binding upon Tenant unless Tenant, within 90 days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor.
If, during such 90 day period, Tenant reasonably and in good faith questions or contests the accuracy of Landlord’s statement of Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and
records relating to the operation of the Project and such information as Landlord reasonably determines to be responsive to Tenant’s questions, including source documentation for the disputed items (the “Expense Information”).
If after Tenant’s review of such Expense Information, Landlord and Tenant cannot agree upon the amount of Tenant’s Share of Operating Expenses, then Tenant shall have the right to have an independent regionally recognized public accounting
firm selected by Tenant and approved by Landlord (which approval shall not be unreasonably withheld or delayed), working pursuant to a fee arrangement other than a contingent fee (at Tenant’s sole cost and expense, subject to reimbursement as
provided in this paragraph), audit and/or review the Expense Information for the year in question (the “Independent Review”). The results of any such Independent Review shall be binding on Landlord and Tenant. If the Independent
Review shows that the payments actually made by Tenant with respect to Operating Expenses for the calendar year in question exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord shall at Landlord’s option either
(i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the excess to Tenant within 30 days after delivery of such statement, except that after the expiration or earlier termination of
this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. If the Independent Review shows that Tenant’s payments with respect to Operating
Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery of such statement. If the Independent Review shows that Tenant
has overpaid with respect to Operating Expenses by more than 5% then Landlord shall reimburse Tenant for all costs incurred by Tenant for the Independent Review. Operating Expenses for the calendar years in which Tenant’s obligation to share
therein begins and ends shall be prorated. Notwithstanding anything set forth herein to the contrary, if the Project is not at least 95% occupied on average during any year of the Term, Tenant’s Share of Operating Expenses for such year shall
be computed as though the Project had been 95% occupied on average during such year. 
 6.    Security Deposit.
Tenant shall deposit with Landlord, within 10 days following the mutual execution and delivery of this Lease, a security deposit (the “Security Deposit”) for the performance of all of Tenant’s obligations hereunder in the
amount set forth on page 1 of this Lease, which Security Deposit shall be in the form of an unconditional and irrevocable letter of credit (the “Letter of Credit”): (i) in form and substance satisfactory to Landlord,
(ii) naming Landlord as beneficiary, (iii) expressly allowing Landlord to draw upon it at any time from time to time by delivering to the issuer notice that Landlord is entitled to draw thereunder, (iv) issued by an FDIC-insured
financial institution reasonably satisfactory to Landlord, and (v) redeemable by presentation of a sight draft in the State of California. If Tenant does not provide Landlord with a substitute Letter of Credit complying with all of the
requirements hereof at least 10 days before the stated expiration date of any then current Letter of Credit, Landlord shall have the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash without obligation
for interest thereon as the Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of
Landlord’s damages in case of Tenant’s default. Upon each occurrence of a Default (as defined in Section 20), Landlord may use all or any part of the Security Deposit to pay delinquent payments due under this
Lease, future rent damages under California Civil Code Section 1951.2, and the cost of any damage, injury, expense or liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Landlord’s
right to use the Security Deposit under this Section 6 includes the right to use the Security Deposit to pay future rent damages following the termination of this Lease pursuant to Section 21(c)
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any portion of the Security Deposit, Tenant shall pay Landlord on demand the amount that will restore the Security Deposit to the amount set forth on Page 1 of this Lease. Tenant hereby waives
the provisions of any law, now or hereafter in force, including, without limitation, California Civil Code Section 1950.7, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in
the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable,
caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. Upon bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and
other charges due Landlord for periods prior to the filing of such proceedings. If Tenant shall fully perform every provision of this Lease to be performed by Tenant, the Security Deposit, or any balance thereof (i.e., after deducting therefrom all
amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within 60 days after the expiration or earlier
termination of this Lease. 
 If Landlord transfers its interest in the Project or this Lease, Landlord shall either (a) transfer any
Security Deposit then held by Landlord to a person or entity assuming Landlord’s obligations under this Section 6, or (b) return to Tenant any Security Deposit then held by Landlord and remaining after the
deductions permitted herein. Upon such transfer to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the return of the Security
Deposit shall apply solely against Landlord’s transferee. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation respecting the Security Deposit
is that of a debtor, not a trustee, and no interest shall accrue thereon. 
 7.    Use. The Premises shall be
used solely for the Permitted Use set forth in the basic lease provisions on page 1 of this Lease, and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or
hereafter applicable to the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto,
“ADA”) (collectively, “Legal Requirements” and each, a “Legal Requirement”). Tenant shall, upon 5 days’ written notice from Landlord, discontinue any use of the Premises which is declared by
any Governmental Authority (as defined in Section 9) having jurisdiction to be a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void
Tenant’s or Landlord’s insurance, materially increase the insurance risk, or cause the disallowance of any sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a “place of public
accommodation”, as defined in the ADA or any similar legal requirement. Tenant shall reimburse Landlord, within 10 days after delivery to Tenant of written demand therefor, for any additional premium actually charged for any such insurance
policy by reason of Tenant’s failure to comply with the provisions of this Section or otherwise caused by Tenant’s particular use and/or occupancy of the Premises. Tenant will use the Premises in a careful, safe and proper manner and will
not commit or permit waste, overload the floor or structure of the Premises, subject the Premises to use that would damage the Premises or obstruct or interfere with the rights of Landlord or other tenants or occupants of the Project, including
conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises, or using or allowing the Premises to be used for any unlawful purpose. Tenant shall cause any equipment or machinery to be installed in the
Premises so as to reasonably prevent sounds or vibrations from the Premises from extending into Common Areas, or other space in the Project. Tenant shall not place any machinery or equipment which would overload the floor in or upon the Premises or
transport or move such items through the Common Areas of the Project or in the Project elevators without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Except as may be provided under
the Work Letter, Tenant shall not, without the prior written consent of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as
proportionately allocated to the Premises based upon Tenant’s Share as usually furnished for the Permitted Use. 
  

 

			
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 Landlord shall be responsible for the compliance of the Premises and the Common Areas of the
Project with Legal Requirements as of the Commencement Date. Following the Commencement Date, Landlord shall, as an Operating Expense (to the extent such Legal Requirement is generally applicable to similar buildings in the area in which the Project
is located) and at Tenant’s expense (to the extent such Legal Requirement is triggered by reason of Tenant’s, as compared to other tenants of the Project, particular use of the Premises or Tenant’s Alterations) make any alterations or
modifications to the Common Areas or the exterior of the Building that are required by Legal Requirements. Except as provided in the two immediately preceding sentences, Tenant, at its sole expense, shall make any alterations or modifications to the
interior of the Premises that are required by Legal Requirements (including, without limitation, compliance of the Premises with the ADA) related to Tenant’s particular use or occupancy of the Premises or Tenant’s Alterations.
Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in
investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and disbursements and costs of suit) (collectively, “Claims”) arising out of or in connection with Legal Requirements
related to Tenant’s particular use or occupancy of the Premises or Tenant’s Alterations, and Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any
failure of the Premises to comply with any Legal Requirement related to Tenant’s particular use or occupancy of the Premises or Tenant’s Alterations. 

Tenant acknowledges that Landlord may, but shall not be obligated to, seek to obtain Leadership in Energy and Environmental Design (LEED),
WELL Building Standard, or other similar “green” certification with respect to the Project and/or the Premises, and Tenant agrees to reasonably cooperate with Landlord, and to provide such information and/or documentation as Landlord may
reasonably request, in connection therewith. The cost to obtain any such certification will not be included as part of Operating Expenses, but any cost to maintain such certification in effect shall be includable as part of Operating Expenses. 

8.    Holding Over. If, with Landlord’s express written consent, Tenant retains possession of the Premises
after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at any time, (ii) all of the other terms and provisions of this Lease (including,
without limitation, the adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and effect (excluding any expansion or renewal option or other similar right or option) during such holdover period,
(iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or such other amount as Landlord may indicate, in Landlord’s sole and absolute discretion, in such
written consent, and (iv) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without the express written consent of Landlord,
(A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental (x) for the first 60 days of any holdover shall be equal to 125% of Rent in effect during the last 30 days of the Term, and
(y) for any period of holdover in excess of 60 days shall be equal to 150% of Rent in effect during the last 30 days of the Term, and (B) Tenant shall be responsible for all damages suffered by Landlord resulting from or occasioned by
Tenant’s holding over, including consequential damages; provided, however, that Tenant shall not be liable for consequential damages in connection with a hold over of 60 days or less. No holding over by Tenant, whether with or without consent
of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain possession of the Premises. Acceptance by Landlord of Rent
after the expiration of the Term or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease. 

9.    Taxes. Landlord shall pay, as part of Operating Expenses, all taxes, levies, fees, assessments and
governmental charges of any kind, existing as of the Commencement Date or thereafter enacted (collectively referred to as “Taxes”), imposed by any federal, state, regional, municipal, local or other governmental authority or agency,
including, without limitation, quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on or measured by or based, in whole or in part, on rent
payable to (or gross receipts received 
  
 

 

			
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by) Landlord under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or other measure or evaluation of
any kind of the Premises or the Project, or (iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or at the direction of, or
resulting from Legal Requirements, or interpretations thereof, promulgated by any Governmental Authority, or (v) imposed as a license or other fee, charge, tax, or assessment on Landlord’s business or occupation of leasing space in the
Project. Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens securing Taxes. Taxes shall not include any net income taxes, franchise taxes, capital levy taxes, transfer taxes. excess
profits taxes, estate taxes, succession taxes or inheritance taxes imposed on Landlord except to the extent such net income taxes are in substitution for any Taxes payable hereunder. If any such Tax is levied or assessed directly against Tenant,
then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade
fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property, or if the assessed valuation
of the Project is increased by a value attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, higher than the base valuation
on which Landlord from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the right, but not the obligation, to pay such Taxes.
Landlord’s determination of any excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due from Tenant to Landlord immediately upon demand.

 10.    Parking. Subject to all applicable Legal Requirements, Force Majeure, a Taking (as defined in
Section 19 below) and the exercise by Landlord of its rights hereunder, Tenant shall have the right, in common with other tenants of the Project to use 2.5 parking spaces per 1,000 rentable square feet of the Premises, in
those areas designated for non-reserved parking, subject in each case to Landlord’s reasonable and non-discriminatory rules and regulations. Landlord may allocate
parking spaces among Tenant and other tenants in the Project pro rata as described above if Landlord determines that such parking facilities are becoming crowded. Landlord shall not be responsible for enforcing Tenant’s parking rights against
any third parties, including other tenants of the Project. 
 11.    Utilities, Services. Landlord shall provide,
subject to the terms of this Section 11, water, electricity, heat, light, power, sewer, and other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), and, with respect to
the Common Areas, refuse and trash collection and janitorial services (collectively, “Utilities”). Landlord shall pay, as Operating Expenses or subject to Tenant’s reimbursement obligation, for all Utilities used on the
Premises, all maintenance charges for Utilities, and any storm sewer charges or other similar charges for Utilities imposed by any Governmental Authority or Utility provider, and any taxes, penalties, surcharges or similar charges thereon. If
Tenant’s use of a Utility materially exceeds Tenant’s Share of Utilities, Landlord may cause, at Tenant’s expense, any such Utilities to be separately metered or charged directly to Tenant by the provider. If Landlord otherwise
decides to install separate meters or submeters, the cost of such installation will be paid by Landlord outside of Operating Expenses. Tenant shall pay directly to the Utility provider, prior to delinquency, any separately metered Utilities and
services which may be furnished to Tenant or the Premises during the Term. Tenant shall pay, as part of Operating Expenses, its share of all charges for jointly metered Utilities based upon consumption, as reasonably determined by Landlord. No
interruption or failure of Utilities, from any cause whatsoever other than Landlord’s willful misconduct, shall result in eviction or constructive eviction of Tenant, termination of this Lease or the abatement of Rent. Tenant shall be
responsible for obtaining and paying for its own janitorial services for the Premises. 
 Notwithstanding anything to the contrary set forth
herein, if (i) a stoppage of an Essential Service (as defined below) to the Premises shall occur and such stoppage is due solely to the gross negligence or willful misconduct of Landlord and not due in any part to any act or omission on the
part of Tenant or any Tenant Party or any matter beyond Landlord’s reasonable control (any such stoppage of an Essential Service being hereinafter referred to as a “Service Interruption”), and (ii) such Service
Interruption 
  
 

 

			
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continues for more than 5 consecutive business days after Landlord shall have received written notice thereof from Tenant, and (iii) as a result of such Service Interruption, the conduct of
Tenant’s normal operations in the Premises are materially and adversely affected, then, there shall be an abatement of one day’s Base Rent for each day during which such Service Interruption continues after such 5 business day period;
provided, however, that if any part of the Premises is reasonably useable for Tenant’s normal business operations or if Tenant conducts all or any part of its operations in any portion of the Premises notwithstanding such Service Interruption,
then the amount of each daily abatement of Base Rent shall only be proportionate to the nature and extent of the interruption of Tenant’s normal operations or ability to use the Premises. The rights granted to Tenant under this paragraph shall
be Tenant’s sole and exclusive remedy resulting from a failure of Landlord to provide services, and Landlord shall not otherwise be liable for any loss or damage suffered or sustained by Tenant resulting from any failure or cessation of
services. For purposes hereof, the term “Essential Services” shall mean the following services: HVAC service, water, sewer and electricity, but in each case only to the extent that Landlord has an obligation to provide same to
Tenant under this Lease. This paragraph shall not apply to any events described in Section 18 or Section 19. 

Tenant agrees to provide Landlord with access to Tenant’s water and/or energy usage data on a monthly basis, either by providing
Tenant’s applicable utility login credentials to Landlord’s Measurabl online portal, or by another delivery method reasonably agreed to by Landlord and Tenant. The costs and expenses incurred by Landlord in connection with receiving and
analyzing such water and/or energy usage data (including, without limitation, as may be required pursuant to applicable Legal Requirements) shall be included as part of Operating Expenses. 

Landlord’s sole obligation for either providing emergency generators or providing emergency
back-up power to Tenant shall be: (i) to provide a 400kW emergency generator for the Building, and (ii) to contract with a third party to maintain the emergency generators as per the
manufacturer’s standard maintenance guidelines. Except as otherwise provided in the immediately preceding sentence, Landlord shall have no obligation to provide Tenant with operational emergency generators or
back-up power or to supervise, oversee or confirm that the third party maintaining the emergency generators is maintaining the generators as per the manufacturer’s standard guidelines or otherwise. During
any period of replacement, repair or maintenance of the emergency generators when the emergency generators are not operational, including any delays thereto due to the inability to obtain parts or replacement equipment, Landlord shall have no
obligation to provide Tenant with an alternative back-up generator or generators or alternative sources of back-up power. Tenant expressly acknowledges and agrees that
Landlord does not guaranty that such emergency generators will be operational at all times or that emergency power will be available to the Premises when needed. 

12.    Alterations and Tenant’s Property. Any alterations, additions, or improvements made to the Premises by
or on behalf of Tenant (other than the initial Tenant Improvements), including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other
than removal of furniture systems owned or paid for by Landlord) not involving any modifications to the structure or connections (other than by ordinary plugs or jacks) to Building Systems (as defined in Section 13)
(“Alterations”) shall be subject to Landlord’s prior written consent, which may be given or withheld in Landlord’s sole discretion if any such Alteration affects the structure or Building Systems and shall not be otherwise
unreasonably withheld. Tenant may construct nonstructural Alterations in the Premises without Landlord’s prior approval if the aggregate cost of all such work in any 12 month period does not exceed $50,000 (a “Notice-Only
Alteration”), provided Tenant notifies Landlord in writing of such intended Notice-Only Alteration, and such notice shall be accompanied by plans, specifications, work contracts and such other information concerning the nature and cost of
the Notice-Only Alteration as may be reasonably requested by Landlord, which notice and accompanying materials shall be delivered to Landlord not less than 15 business days in advance of any proposed construction. If Landlord approves any
Alterations, Landlord may impose such conditions on Tenant in connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s reasonable discretion. Any request for approval shall
be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans, specifications, bid proposals, work contracts and such 

 
 

 

			
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other information concerning the nature and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing addresses of all persons performing work or
supplying materials. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans and specifications or construction comply with
applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and expense any alteration or modification
required by Legal Requirements as a result of any Alterations. Tenant shall pay to Landlord, as Additional Rent, on demand an amount equal to 5% of all charges incurred by Tenant or its contractors or agents in connection with any Alteration to
cover Landlord’s overhead and expenses for plan review, coordination, scheduling and supervision. Before Tenant begins any Alteration, Landlord may post on and about the Premises notices of non-
responsibility pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by reason of faulty work done by Tenant or its contractors, delays caused by such work,
or inadequate cleanup. 
 In connection with Alterations anticipated to exceed $250,000, Landlord may require Tenant to furnish security or
make other arrangements reasonably satisfactory to Landlord to assure payment for the completion of all Alterations work free and clear of liens. All Alterations work shall be completed free and clear of all liens and Tenant shall provide (and cause
each contractor or subcontractor to provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or
property damage during construction. Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who did the work and final lien waivers from all such
contractors and subcontractors; and (ii) “as built” plans for any such Alteration, if applicable. 
 Except for Removable
Installations (as hereinafter defined), all Installations (as hereinafter defined) shall be and shall remain the property of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at
any time during the Term, and shall remain upon and be surrendered with the Premises as a part thereof. Notwithstanding the foregoing, Landlord may, at the time its approval of any such Installation is requested, or at the time it receives notice of
a Notice-Only Alteration, notify Tenant that Landlord requires that Tenant remove such Installation upon the expiration or earlier termination of the Term, in which event Tenant shall remove such Installation in accordance with the immediately
succeeding sentence. Upon the expiration or earlier termination of the Term, Tenant shall remove (i) all wires, cables or similar equipment which Tenant has installed in the Premises or in the risers or plenums of the Building (provided that
Tenant will not be required to remove the cabling installed by Tenant in connection with Tenant’s initial move into the Premises), (ii) any Installations for which Landlord has given Tenant notice of removal in accordance with the immediately
preceding sentence, and (iii) all of Tenant’s Property (as hereinafter defined), and Tenant shall restore and repair any damage caused by or occasioned as a result of such removal, including, without limitation, capping off all such
connections behind the walls of the Premises and repairing any holes. During any restoration period beyond the expiration or earlier termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise
occupied by Tenant. If Landlord is requested by Tenant or any lender, lessor or other person or entity claiming an interest in any of Tenant’s Property to waive any lien Landlord may have against any of Tenant’s Property, and Landlord
consents to such waiver, then Landlord shall be entitled to be paid as administrative rent a fee of $1,000 per occurrence for its time and effort in preparing and negotiating such a waiver of lien. Tenant shall not be required to remove the Tenant
Improvements at the expiration or earlier termination of the Term nor shall Tenant have the right to remove any of the Tenant Improvements at any time without Landlord’s prior reasonable consent. 

For purposes of this Lease, (x) “Removable Installations” means any items listed on Exhibit F attached hereto and any
items agreed by Landlord in writing to be included on Exhibit F in the future (which agreement will not be unreasonably withheld), (y) “Tenant’s Property” means Removable Installations and, other than Installations, any
personal property or equipment of Tenant that may be removed without material damage to the Premises, and (z) “Installations” means all property of any kind 
  

 

			
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paid for with the TI Fund, all Alterations, all fixtures, and all partitions, hardware, built-in machinery,
built-in casework and cabinets and other similar additions, equipment, property and improvements built into the Premises so as to become an integral part of the Premises, including, without limitation, fume
hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power
generator and transfer switch. 
 13.    Landlord’s Repairs. Landlord shall, at Landlord’s sole expense
(and not as an Operating Expense), be responsible for capital repairs and replacements of the roof (not including the roof membrane), exterior walls and foundation of the Building (“Structural Items”) unless the need for such
repairs or replacements is caused by Tenant or any Tenant Parties, in which case Tenant shall bear the full cost to repair or replace such Structural Items. Landlord shall, as an Operating Expense, be responsible for the maintenance and repairs
(that are not capital in nature) of such Structural Items. Landlord, as an Operating Expense (except to the extent the cost thereof is excluded from Operating Expenses pursuant to Section 5 hereof), shall maintain, repair
and replace the roof membrane and all of the exterior, parking and other Common Areas of the Project, including HVAC, plumbing, fire sprinklers and all other building systems serving the Premises and other portions of the Project (“Building
Systems”) and the exterior doors, windows and seals, in good repair, reasonable wear and tear and uninsured losses and damages caused by Tenant, or by any of Tenant’s assignees, sublessees, licensees, agents, servants, employees,
invitees and contractors (or any of Tenant’s assignees, sublessees and/or licensees respective agents, servants, employees, invitees and contractors) (collectively, “Tenant Parties”) excluded. Subject to the penultimate
paragraph of Section 17, losses and damages caused by Tenant or any Tenant Party shall be repaired by Landlord, to the extent not covered by insurance, at Tenant’s sole cost and expense. Landlord reserves the right to
temporarily stop Building Systems services when necessary (i) by reason of accident or emergency, or (ii) for planned repairs, alterations or improvements, which are, in the reasonable judgment of Landlord, necessary to be made, until said
repairs, alterations or improvements shall have been completed. Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption; provided, however, that Landlord
shall, except in case of emergency, make a commercially reasonable effort to give Tenant 24 hours advance notice of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations or improvements. Tenant shall
promptly give Landlord written notice of any repair required by Landlord pursuant to this Section, after which Landlord shall make a commercially reasonable effort to effect such repair. Landlord shall not be liable for any failure to make any
repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after Tenant’s written notice of the need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this
Lease or to make such repairs at Landlord’s expense and agrees that the parties’ respective rights with respect to such matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war,
or similar cause of damage or destruction shall be controlled by Section 18. 
 Notwithstanding anything to the
contrary contained in this Lease, as of the Commencement Date, the maintenance and repair obligations for the Premises shall be allocated between Landlord and Tenant as set forth on Exhibit G attached hereto. The maintenance obligations
allocated to Tenant pursuant to Exhibit G (the “Tenant Maintenance Obligations”) shall be performed by Tenant at Tenant’s sole cost and expense. The Tenant Maintenance Obligations shall include the procurement and
maintenance of contracts, in form and substance reasonably satisfactory to Landlord, with copies to Landlord upon Landlord’s written request, for and with contractors reasonably acceptable to Landlord specializing and experienced in the
respective Tenant Maintenance Obligations. Notwithstanding anything to the contrary contained herein, the scope of work of any such contracts entered into by Tenant pursuant to this paragraph shall, at a minimum, comply with manufacturer’s
recommended maintenance procedures for the optimal performance of the applicable equipment. Landlord shall, notwithstanding anything to the contrary contained in this Lease, have no obligation to perform any Tenant Maintenance Obligations. The
Tenant Maintenance Obligations shall not include the right or obligation on the part of Tenant to make any structural and/or capital repairs or improvements to the Project, and Landlord shall, during any period that Tenant is responsible for the
Tenant Maintenance Obligations, continue, as part of Operating Expenses, 
  
 

 

			
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to be responsible, as provided in the immediately preceding paragraph, for capital repairs and replacements required to be made to the Project. If Tenant fails to maintain any portion of the
Premises for which Tenant is responsible as part of the Tenant Maintenance Obligations in a manner reasonably acceptable to Landlord within the requirements of this Lease, Landlord shall have the right, but not the obligation, to provide Tenant with
written notice thereof and to assume the Tenant Maintenance Obligations if Tenant does not cure Tenant’s failure within 15 days after receipt of such notice. 

14.    Tenant’s Repairs. Subject to Section 13 hereof, Tenant, at its expense, shall
repair, replace and maintain in good condition all portions of the interior of the Premises, including, without limitation, entries, interior doors, ceilings, interior windows, interior walls, and the interior side of demising walls. Should Tenant
fail to make any such repair or replacement or fail to maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of such failure within 10 days of Landlord’s notice, and thereafter diligently
prosecute such cure to completion, Landlord may perform such work and shall be reimbursed by Tenant for the actual cost thereof within 10 days after demand therefor; provided, however, that if such failure by Tenant creates or could create an
emergency (i.e., a circumstance which poses an imminent threat of harm to persons or substantial property damage), Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the actual costs of such cure from
Tenant. Subject to Sections 17 and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party and any repair that benefits only
the Premises. 
 15.    Mechanic’s Liens. Tenant shall discharge, by bond or otherwise, any mechanic’s
lien filed against the Premises or against the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 15 days after Tenant receives notice of the filing thereof, at Tenant’s sole cost and
shall otherwise keep the Premises and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have the right, but
not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease or
finance the acquisition of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing Statement filed as a
matter of public record by any lessor or creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall
the address of the Project be furnished on the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant. 

16.    Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord, its officers,
directors, employees, managers, agents, Alexandria Real Estate Equities, L.P., and ARE-QRS Corp. (collectively, “Landlord Indemnified Parties”) harmless from and against any and all Claims for
injury or death to persons or damage to property occurring within or about the Premises or the Project arising directly or indirectly out of use or occupancy of the Premises or the Project by Tenant or any Tenant Parties (including, without
limitation, any act, omission or neglect by Tenant or any Tenant’s Parties in or about the Premises or at the Project) or the a breach or default by Tenant in the performance of any of its obligations hereunder, except to the extent caused by
the willful misconduct or negligence of Landlord Indemnified Parties. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of records kept within the Premises).
Tenant further waives any and all Claims for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records). Landlord Indemnified Parties shall
not be liable for any damages arising from any act, omission or neglect of any tenant in the Project or of any other third party or Tenant Parties. 

17.    Insurance. Landlord shall maintain all risk property and, if applicable, sprinkler damage insurance covering
the full replacement cost of the Project (including the initial Tenant Improvements to the extent paid for by Landlord). Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than
$2,000,000 for bodily injury and property damage with 
  
 

 

			
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respect to the Project. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to, flood, environmental
hazard and earthquake, loss or failure of building equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds for employees employed to perform services and
insurance for any improvements installed by Tenant or which are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the Project. All such insurance shall be included as
part of the Operating Expenses. The Project may be included in a blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurer’s cost calculations). Tenant shall also
reimburse Landlord for any increased premiums or additional insurance which Landlord’s insurer requires or Landlord’s insurance consultant recommends Landlord to maintain as a result of Tenant’s particular use of the Premises. 

Tenant, at its sole cost and expense, shall maintain during the Term: all risk property insurance with business interruption and extra expense
coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense; workers’ compensation insurance with no less than the minimum limits required by law;
employer’s liability insurance with employers liability limits of $1,000,000 bodily injury by accident – each accident, $1,000,000 bodily injury by disease – policy limit, and $1,000,000 bodily injury by disease – each employee;
and commercial general liability insurance, with a minimum limit of not less than $2,000,000 per occurrence for bodily injury and property damage with respect to the Premises. The commercial general liability insurance maintained by Tenant shall
name Alexandria Real Estate Equities, Inc., and Landlord, its officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signators (collectively, “Landlord Insured
Parties”), as additional insureds; insure on an occurrence and not a claims-made basis; be issued by insurance companies which have a rating of not less than policyholder rating of A and financial category rating of at least Class X in
“Best’s Insurance Guide”; shall not be cancelable for nonpayment of premium unless 30 days prior written notice shall have been given to Landlord from the insurer; not contain a hostile fire exclusion; contain a contractual liability
endorsement; and provide primary coverage to Landlord Insured Parties (any policy issued to Landlord Insured Parties providing duplicate or similar coverage shall be deemed excess over Tenant’s policies, regardless of limits). Certificates of
insurance showing the limits of coverage required hereunder and showing Landlord as an additional insured, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant prior to
(i) the earlier to occur of (x) the Commencement Date, or (y) the date that Tenant accesses the Premises under this Lease, and (ii) each renewal of said insurance. Tenant’s policy may be a “blanket policy” with an
aggregate per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5 days prior to the expiration of such policies, furnish Landlord with
renewal certificates. 
 In each instance where insurance is to name Landlord as an additional insured, Tenant shall upon written request of
Landlord also designate and furnish certificates so evidencing Landlord as additional insured to: (i) any lender of Landlord holding a security interest in the Project or any portion thereof, (ii) the landlord under any lease wherein
Landlord is tenant of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other underlying lease rather than that of a fee owner, and/or (iii) any management
company retained by Landlord to manage the Project. 
 The property insurance obtained by Landlord and Tenant shall include a waiver of
subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers, agents, invitees and contractors (“Related Parties”),
in connection with any loss or damage thereby insured against. Neither party nor its respective Related Parties shall be liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained
hereunder, and each party waives any claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to insure its property shall not void this waiver. Landlord and its respective Related Parties
shall not be liable for, and Tenant hereby waives all claims against such parties for, business interruption and losses 
  

 

			
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occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever. If the
foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the other’s insurer. 

Landlord may require insurance policy limits to be raised to conform with requirements of Landlord’s lender and/or to bring coverage
limits to levels then being generally required of new tenants within the Project; provided, however, that the increased amount of coverage is consistent with coverage amounts then being required by institutional owners of similar projects with
tenants occupying similar size premises in the geographical area in which the Project is located. 

18.    Restoration. If, at any time during the Term, the Project or the Premises are damaged or destroyed by a fire
or other insured casualty, Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take to restore the Project or the Premises, as applicable (the “Restoration
Period”). If the Restoration Period is estimated to exceed 9 months (the “Maximum Restoration Period”), Landlord may, in such notice, elect to terminate this Lease as of the date that is 75 days after the date of discovery
of such damage or destruction; provided, however, that notwithstanding Landlord’s election to restore, Tenant may elect to terminate this Lease by written notice to Landlord delivered within 10 business days of receipt of a notice from
Landlord estimating a Restoration Period for the Premises longer than the Maximum Restoration Period. Unless either Landlord or Tenant so elects to terminate this Lease, Landlord shall, subject to receipt of sufficient insurance proceeds (with any
deductible to be treated as a current Operating Expense), promptly restore the Premises (including the initial Tenant Improvements paid for by Landlord but excluding any improvements installed by Tenant or by Landlord and paid for by Tenant),
subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and restore the Premises issued by any
Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (as defined in Section 30) in, on or about the Premises
(collectively referred to herein as “Hazardous Materials Clearances”); provided, however, that if repair or restoration of the Premises is not substantially complete as of the end of the Maximum Restoration Period or,
if longer, the Restoration Period, Landlord may, in its sole and absolute discretion, elect not to proceed with such repair and restoration, or Tenant may by written notice to Landlord delivered within 10 business days of the expiration of the
Maximum Restoration Period or, if longer, the Restoration Period, elect to terminate this Lease, in which event Landlord and Tenant shall be relieved of their respective obligations under this Section 18 and this Lease
shall terminate as of the date that is 75 days after the later of: (i) discovery of such damage or destruction, or (ii) the date all required Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the
right to any Rent payable by Tenant prior to such election by Landlord or Tenant. If this Lease has not been terminated pursuant to this Section 18, and, prior to the Maximum Restoration Period, Landlord determines that
sufficient proceeds will not be available for the repair or restoration required to the Premises or the Project, Landlord shall deliver written notice to Tenant of such insufficiency promptly after Landlord becomes aware of such insufficiency and
this Lease shall terminate 30 days after Tenant’s receipt of Landlord’s notice. 
 Tenant, at its expense, shall promptly perform,
subject to delays arising from the collection of insurance proceeds, from Force Majeure (as defined in Section 34) events or to obtain Hazardous Material Clearances, all repairs or restoration not required to be done by
Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing, either Landlord or Tenant may terminate this Lease upon written
notice to the other if the Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more than 2 months to repair such damage; provided, however, that such notice is delivered within 10 business days
after the date that Landlord provides Tenant with written notice of the estimated Restoration Period. Notwithstanding anything to the contrary contained herein, Landlord shall also have the right to terminate this Lease if insurance proceeds are not
available for such restoration; provided that if Landlord does not so elect to terminate this Lease, the shortfall of insurance proceeds shall be payable by Landlord, at its own cost. Rent shall be abated from the date all required Hazardous
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Clearances are obtained until the Premises are repaired and restored, in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the
Premises, unless Landlord provides Tenant with other space during the period of repair that is suitable for the temporary conduct of Tenant’s business, as reasonably determined by Tenant. In the event that no Hazardous Material Clearances are
required to be obtained by Tenant with respect to the Premises, rent abatement shall commence on the date of discovery of the damage or destruction. Such abatement shall be the sole remedy of Tenant, and except as provided in this
Section 18, Tenant waives any right to terminate the Lease by reason of damage or casualty loss. 
 The provisions
of this Lease, including this Section 18, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the
Project, and any statute or regulation which is now or may hereafter be in effect shall have no application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto
expressly agreeing that this Section 18 sets forth their entire understanding and agreement with respect to such matters. 

19.    Condemnation. If the whole or any material part of the Premises or the Project is taken for any public or
quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking would in Landlord’s reasonable
judgment, materially interfere with or impair Landlord’s ownership or operation of the Project or would in the reasonable judgment of Landlord and Tenant either prevent or materially interfere with Tenant’s use of the Premises (as
resolved, if the parties are unable to agree, by arbitration by a single arbitrator with the qualifications and experience appropriate to resolve the matter and appointed pursuant to and acting in accordance with the rules of the American
Arbitration Association), then upon written notice by Landlord or Tenant to the other, this Lease shall terminate and Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided
above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially reasonable under the circumstances to their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square
footage of the Premises, Tenant’s Share of Operating Expenses and the Rent payable hereunder during the unexpired Term shall be reduced to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall
be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not
diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures,
if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 

20.    Events of Default. Each of the following events shall be a default (“Default”) by Tenant
under this Lease: 
 (a)    Payment Defaults. Tenant shall fail to pay any installment of Rent or any other
payment hereunder when due; provided, however, that Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 3 days of any such notice not more than once in any 12 month period and Tenant agrees that such notice
shall be in lieu of and not in addition to, or shall be deemed to be, any notice required by law. 

(b)    Insurance. Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or
terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement insurance at least 5 days before the expiration of the current
coverage. 
 (c)    Abandonment. Tenant shall abandon the Premises. Tenant shall not be deemed to have abandoned
the Premises if Tenant provides Landlord with reasonable advance notice prior to 
  
 

 

			
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vacating and, at the time of vacating the Premises, (i) Tenant completes Tenant’s obligations under the Surrender Plan in compliance with Section 28, (ii)
Tenant has obtained the release of the Premises of all Hazardous Materials Clearances and the Premises are free from any residual impact from the Tenant HazMat Operations and provides reasonably detailed documentation to Landlord confirming such
matters, (iii) Tenant has made reasonable arrangements with Landlord for the security of the Premises for the balance of the Term, and (iv) Tenant continues during the balance of the Term to satisfy and perform all of Tenant’s
obligations under this Lease as they come due. 
 (d)    Improper Transfer. Tenant shall assign, sublease or
otherwise transfer all or any portion of Tenant’s interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such
action is not released within 90 days of the action. 
 (e)    Liens. Tenant shall fail to discharge or otherwise
obtain the release of any lien placed upon the Premises in violation of this Lease within 15 days after Tenant receives notice that any such lien is filed against the Premises. 

(f)    Insolvency Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall:
(A) make a general assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking
reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property
(collectively a “Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or
surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 

(g)    Estoppel Certificate or Subordination Agreement. Tenant fails to execute any document required from Tenant
under Sections 23 or 27 within 5 days after a second notice requesting such document. 
 (h)    Other
Defaults. Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a
period of 30 days after written notice thereof from Landlord to Tenant. 
 Any notice given under Section 20(h)
hereof shall: (i) specify the alleged default, (ii) demand that Tenant cure such default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and
(iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such notice; provided that if the nature of Tenant’s default pursuant to Section 20(h) is such that it
cannot be cured by the payment of money and reasonably requires more than 30 days to cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said 30 day period and thereafter diligently prosecutes the same to
completion; provided, however, that such cure shall be completed no later than 60 days from the date of Landlord’s notice. 

21.    Landlord’s Remedies. 

(a)    Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing
any obligation of Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum or the
highest rate permitted by law (the “Default Rate”), whichever is less, shall be payable to Landlord on demand as Additional Rent. Nothing herein shall be construed to create or impose a duty on Landlord to mitigate any damages
resulting from Tenant’s Default hereunder. 
  
 

 

			
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 (b)    Late Payment Rent. Late payment by Tenant to Landlord of
Rent and other sums due will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting
charges and late charges which may be imposed on Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due, Tenant shall pay
to Landlord an additional sum equal to 6% of the overdue Rent as a late charge. Notwithstanding the foregoing, before assessing a late charge the first time in any calendar year, Landlord shall provide Tenant written notice of the delinquency and
will waive the right if Tenant pays such delinquency within 5 days thereafter. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the
late charge, Rent not paid when due shall bear interest at the Default Rate from the 5th day after the date due until paid. 

(c)    Remedies. Upon the occurrence of a Default, Landlord, at its option, without further notice or demand to
Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any
notice or demand whatsoever. 
 (i)    Terminate this Lease, or at Landlord’s option, Tenant’s
right to possession only, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter
upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; 

(ii)    Upon any termination of this Lease, whether pursuant to the foregoing
Section 21(c)(i) or otherwise, Landlord may recover from Tenant the following: 

(A)    The worth at the time of award of any unpaid rent which has been earned at the time of such
termination; plus 
 (B)    The worth at the time of award of the amount by which the unpaid rent which
would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 

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

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

(E)    At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be
permitted from time to time by applicable law. 
 The term “rent” as used in this Section 21 shall be deemed to
be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 21(c)(ii)(A) and (B), above, the “worth at the time of
award” shall be computed by allowing interest at the Default Rate. As used in Section 21(c)(ii)(C) above, the “worth at the time of 

 
 

 

			
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award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%. 

(iii)    Landlord may continue this Lease in effect after Tenant’s Default and recover rent as it
becomes due (Landlord and Tenant hereby agreeing that Tenant has the right to sublet or assign hereunder, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease following a Default by Tenant,
Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes due. 

(iv)    Whether or not Landlord elects to terminate this Lease following a Default by Tenant, Landlord
shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s
interest in such subleases, licenses, concessions or arrangements. Upon Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of
such election, have no further right to or interest in the rent or other consideration receivable thereunder. 

(d)    Effect of Exercise. Exercise by Landlord of any remedies hereunder or otherwise available shall not be deemed
to be an acceptance of surrender of the Premises and/or a termination of this Lease by Landlord, it being understood that such surrender and/or termination can be effected only by the express written agreement of Landlord and Tenant. Any law, usage,
or custom to the contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease
strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same and shall not be deemed a waiver of
Landlord’s right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of Rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and
no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to re-enter, re-take or otherwise obtain possession of the Premises as provided in any statute, or to institute legal proceedings to that end, and also waives all right of
redemption in case Tenant shall be dispossessed by a judgment or by warrant of any court or judge. Any reletting of the Premises or any portion thereof shall be on such terms and conditions as Landlord in its sole discretion may determine. Landlord
shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting or otherwise to mitigate any damages arising by reason of
Tenant’s Default. Notwithstanding any contrary provision of this Lease, neither party shall be liable to the other party for any consequential damages under this Lease; provided that this sentence shall not apply to Landlord’s damages
(x) as expressly provided for in Section 8, and/or (y) in connection with Tenant’s obligations as more fully set forth in Section 30. 

22.    Assignment and Subletting. 

(a)    General Prohibition. Without Landlord’s prior written consent subject to and on the conditions described
in this Section 22, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or
grant any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. If Tenant is a corporation, partnership or limited liability company, the shares or other ownership interests thereof
which are not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers whereby 50% or more of the issued and
outstanding shares or other ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or 

 
 

 

			
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persons or entity or entities which were owners thereof at time of execution of this Lease to persons or entities who were not owners of shares or other ownership interests of the corporation,
partnership or limited liability company at time of execution of this Lease, shall be deemed an assignment of this Lease requiring the consent of Landlord as provided in this Section 22. Notwithstanding the foregoing, any
public offering of shares or other ownership interest in Tenant shall not be deemed an assignment or other transfer for purposes of this Lease. 

(b)    Permitted Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise transfer this Lease or
sublet the Premises, other than pursuant to a Permitted Assignment (as defined below), then at least 15 business days, but not more than 45 business days, before the date Tenant desires the assignment or sublease to be effective (the
“Assignment Date”), Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises and any Hazardous
Materials proposed to be used, stored handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms and conditions of
the proposed assignment or sublease, including a copy of any proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its consent.
Landlord may, by giving written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant such consent (provided that Landlord shall further have the right to review and approve or disapprove the proposed form
of sublease prior to the effective date of any such subletting), (ii) refuse such consent, in its reasonable discretion; or (iii) except in connection with a Permitted Assignment, and only in the event of an assignment of this Lease or a
sublease which results in more than 50% of the Premises being sublet for substantially the remaining Term, terminate this Lease with respect to the space described in the Assignment Notice as of the Assignment Date (an “Assignment
Termination”). Among other reasons, it shall be reasonable for Landlord to withhold its consent in any of these instances: (1) the proposed assignee or subtenant is a governmental agency; (2) in Landlord’s reasonable
judgment, the use of the Premises by the proposed assignee or subtenant would entail any alterations that would materially lessen the value of the leasehold improvements in the Premises, or would require materially increased services by Landlord;
(3) in Landlord’s reasonable judgment, the proposed assignee or subtenant is engaged in areas of scientific research or other business concerns that are controversial such that they may (i) attract or cause negative publicity for or
about the Building or the Project, (ii) negatively affect the reputation of the Building, the Project or Landlord, (iii) attract protestors to the Building or the Project, or (iv) lessen the attractiveness of the Building or the
Project to any tenants or prospective tenants, purchasers or lenders; (4) in Landlord’s reasonable judgment, the proposed assignee or subtenant lacks the creditworthiness to support the financial obligations it will incur under the
proposed assignment or sublease; (5) in Landlord’s reasonable judgment, the character, reputation, or business of the proposed assignee or subtenant is inconsistent with the desired tenant-mix or the
quality of other tenancies in the Project or is inconsistent with the type and quality of the nature of the Building; (6) Landlord has received from any prior landlord to the proposed assignee or subtenant a negative report concerning such
prior landlord’s experience with the proposed assignee or subtenant; (7) Landlord has experienced previous defaults by or is in litigation with the proposed assignee or subtenant; (8) the use of the Premises by the proposed assignee
or subtenant will violate any applicable Legal Requirement; (9) the proposed assignee or subtenant is an entity with whom Landlord is then negotiating to lease space in the Project; or (10) the assignment or sublease is prohibited by
Landlord’s lender. If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw such Assignment Notice by written notice to Landlord of such election within 5 business days after
Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall continue in full force and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and
estate herein granted, shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice in response to
the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall pay to Landlord a fee equal to One Thousand Five Hundred Dollars ($1,500) in connection with its consideration
of any Assignment Notice and/or its preparation or review of any consent documents. Notwithstanding the foregoing, Landlord’s consent to an assignment of this Lease or a subletting of any portion of the Premises to any entity 

 
 

 

			
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controlling, controlled by or under common control with Tenant (a “Control Permitted Assignment”) shall not be required, provided that Landlord shall have the right to approve
the form of any such sublease or assignment (which approval shall not be unreasonably withheld or delayed). In addition, Tenant shall have the right to assign this Lease, upon 30 days prior written notice to Landlord ((x) unless Tenant is prohibited
from providing such notice by applicable Legal Requirements in which case Tenant shall notify Landlord promptly thereafter, and (y) if the transaction is subject to confidentiality requirements, Tenant’s advance notification shall be
subject to Landlord’s execution of a non-disclosure agreement reasonably acceptable to Landlord and Tenant) but without obtaining Landlord’s prior written consent, to a corporation or other entity
which is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or substantially all of the assets or
the ownership interests of Tenant provided that (i) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a legitimate business purpose and not principally for the purpose of transferring the Lease, and
(ii) the net worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not less than the greater of the net worth (as determined in accordance with GAAP) of Tenant as of
(A) the Commencement Date, or (B) as of the date of Tenant’s most current quarterly or annual financial statements, and (iii) such assignee shall agree in writing to assume all of the terms, covenants and conditions of this Lease
(a “Corporate Permitted Assignment”). Control Permitted Assignments and Corporate Permitted Assignments are hereinafter referred to as “Permitted Assignments.” 

(c)    Additional Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s
consent is required, Landlord may require: 
 (i)    that any assignee or subtenant agree, in writing at
the time of such assignment or subletting, that if Landlord gives such party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received
by Landlord without any liability except to credit such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason;
provided, however, in no event shall Landlord or its successors or assigns be obligated to accept such attornment; and 

(ii)    A list of Hazardous Materials, certified by the proposed assignee or sublessee to be true and
correct, which the proposed assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents relating to such use, storage, handling, treatment, generation,
release or disposal of Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation: permits; approvals; reports and correspondence;
storage and management plans; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given its written consent to do so, which
consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the
Project for the closure of any such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents containing information of a proprietary nature which, in and of
themselves, do not contain a reference to any Hazardous Materials or hazardous activities. 
 (d)    No Release of
Tenant, Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment
of Rent and for compliance with all of Tenant’s other obligations under this Lease. Except in connection with a Permitted Assignment, if the Rent due and payable by a sublessee or assignee (or a combination of the rental payable under such
sublease or assignment plus any bonus or other consideration therefor or incident thereto in any form) exceeds the sum of the rental payable under this Lease, (excluding however, any Rent payable under this Section) and actual and reasonable
brokerage fees, legal costs and any design or construction fees directly related to and required pursuant to the terms of any such sublease) (“Excess Rent”), then Tenant 

 
 

 

			
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shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any
part thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee, or a receiver for Tenant appointed on
Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect such rent. 

(e)    No Waiver. The consent by Landlord to an assignment or subletting shall not relieve Tenant or any assignees
of this Lease or any sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under the Lease. The
acceptance of Rent hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent to any
subletting, assignment or other transfer of the Premises. 
 (f)    Prior Conduct of Proposed Transferee.
Notwithstanding any other provision of this Section 22, if (i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in
connection with Hazardous Materials contaminating a property, where the contamination resulted from such party’s action or use of the property in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued
by any Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any
Governmental Authority), or (iii) because of the existence of a pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible
party in connection with the remediation of such pre-existing environmental condition would be materially increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or
sublessee, Landlord shall have the absolute right to refuse to consent to any assignment or subletting to any such party. 

23.    Estoppel Certificate. Tenant shall, within 10 business days of written notice from Landlord, execute,
acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such
modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not any uncured defaults on the part of
Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further factual information with respect to the status of this Lease or the Premises as may be reasonably requested thereon. Any such statement may
be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure to deliver such statement within such time shall, at the option of Landlord, constitute a
Default under this Lease, and, in any event, shall be conclusive upon Tenant that the Lease is in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant
for execution. 
 24.    Quiet Enjoyment. So long as Tenant is not in Default under this Lease, Tenant shall,
subject to the terms of this Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises and, subject to the terms of this Lease, use of the parking provided for in Section 10, against any person
claiming by, through or under Landlord. 
 25.    Prorations. All prorations required or permitted to be made
hereunder shall be made on the basis of a 360 day year and 30 day months. 
 26.    Rules and Regulations. Tenant
shall, at all times during the Term and any extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations
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hereto as Exhibit E. If there is any conflict between said rules and regulations and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall
not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and shall not enforce such rules and regulations in a discriminatory manner. 

27.    Subordination. This Lease and Tenant’s interest and rights hereunder are hereby made and shall be
subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and
extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided, however that so long as there is no Default hereunder, Tenant’s right to possession of the Premises shall not be disturbed
by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to execute, acknowledge and deliver such instruments, confirming such subordination, and
such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenant’s quiet enjoyment of the Premises as
set forth in Section 24 hereof. Notwithstanding the foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease
shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording and in that event such Holder shall have the same rights with respect to this Lease as though this Lease had been executed prior to
the execution, delivery and recording of such Mortgage and had been assigned to such Holder. The term “Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other encumbrances,
and any reference to the “Holder” of a Mortgage shall be deemed to include the beneficiary under a deed of trust. As of the date of this Lease, there is no existing Mortgage encumbering the Project. 

28.    Surrender. Upon the expiration of the Term or earlier termination of Tenant’s right of possession,
Tenant shall surrender the Premises to Landlord in the same condition as received, subject to ordinary wear and tear, any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept,
used, stored, handled, treated, generated in, or released or disposed of from, the Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances
required due to Tenant’s operations, broom clean, casualty loss and condemnation covered by Sections 18 and 19 excepted. At least 3 months prior to the surrender of the Premises, Tenant shall deliver to Landlord a narrative
description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any Installations permitted by Landlord to remain in the Premises) at the expiration or earlier
termination of the Term, free from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Surrender Plan”). Such Surrender Plan shall be accompanied by a current listing
of (i) all Hazardous Materials licenses and permits held by or on behalf of any Tenant Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the
Premises, and shall be subject to the review and approval of Landlord’s environmental consultant. In connection with the review and reasonable approval of the Surrender Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its
consultant such additional non-proprietary information concerning Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved
Surrender Plan shall have been satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform
such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant HazMat Operations. Tenant
shall reimburse Landlord, as Additional Rent, for the actual out-of pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the Surrender Plan and to visit the
Premises and verify satisfactory completion of the same, which cost shall not exceed $2,500. Landlord shall have the unrestricted right to deliver such Surrender Plan and any report by Landlord’s environmental consultant with respect to the
surrender of the Premises to third parties who have a legitimate business need for such Surrender Plan, as reasonably determined by Landlord, 
  

 

			
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provided that Landlord agrees to direct such parties to whom the Surrender Plan is provided to keep such Surrender Plan confidential. 

If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender
Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about the Premises, Landlord shall have the right to take such actions as Landlord may
deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the cost of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the
limitation set forth in the first paragraph of this Section 28. 
 Tenant shall immediately return to Landlord all
keys and/or access cards to parking, the Project, restrooms or all or any portion of the Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either
the cost of replacing such lost access card or key or the cost of reprogramming the access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property
not so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from
Landlord’s retention and/or disposition of such property. All obligations of Landlord and Tenant hereunder not fully performed as of the termination of the Term, including the obligations of Tenant under Section 30
hereof, shall survive the expiration or earlier termination of the Term, including, without limitation, indemnity obligations, payment obligations with respect to Rent and obligations concerning the condition and repair of the Premises. 

29.    Waiver of Jury Trial. TO THE EXTENT PERMITTED BY LAW, TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY
OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION
HEREWITH OR THE TRANSACTIONS RELATED HERETO. 
 30.    Environmental Requirements. 

(a)    Prohibition/Compliance/Indemnity. Tenant shall not cause or permit any Hazardous Materials (as hereinafter
defined) to be brought upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any
Tenant Party. If Tenant breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises, the Project or any adjacent
property or if contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises by anyone other than
Landlord and Landlord’s employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless
from any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without
limitation, punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including, without limitation, attorneys’,
consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal
injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively, “Environmental Claims”) which arise during or after the Term as a
result of such contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, treatment, remedial, 

 
 

 

			
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removal, or restoration work required by any federal, state or local Governmental Authority because of Hazardous Materials present in the air, soil or ground water above, on, or under the
Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, the Building, the Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises,
the Building, the Project or any adjacent property, Tenant shall promptly take all actions at its sole expense and in accordance with applicable Environmental Requirements as are necessary to return the Premises, the Building, the Project or any
adjacent property to the condition existing prior to the time of such contamination, provided that Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as such actions would not
potentially have any material adverse long-term or short-term effect on the Premises, the Building or the Project. Notwithstanding anything to the contrary contained in Section 28 or this
Section 30, Tenant shall not be responsible for, and the indemnification and hold harmless obligation set forth in this paragraph shall not apply to (i) contamination in the Premises which Tenant can prove existed in
the Premises immediately prior to the Commencement Date, or (ii) the presence of any Hazardous Materials in the Premises which Tenant can prove migrated from outside of the Premises into the Premises, unless in either case, the presence of such
Hazardous Materials (x) is the result of a breach by Tenant of any of its obligations under this Lease, or (y) was caused, contributed to or exacerbated by Tenant or any Tenant Party. 

(b)    Business. Landlord acknowledges that it is not the intent of this Section 30 to
prohibit Tenant from using the Premises for the Permitted Use. Tenant may operate its business according to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all then
applicable Environmental Requirements. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Commencement Date a list identifying each type
of Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting forth any and all governmental approvals or permits required in connection with the presence,
use, storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials List”). Upon Landlord’s request, or any time that Tenant is required to deliver a
Hazardous Materials List to any Governmental Authority (e.g., the fire department) in connection with Tenant’s use or occupancy of the Premises, Tenant shall deliver to Landlord a copy of such Hazardous Materials List. Tenant shall deliver to
Landlord true and correct copies of the following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the Commencement Date, or if
unavailable at that time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans, notice of violations of any Legal Requirements; plans relating to the
installation of any permanent storage tanks (i.e. excluding movable dewars or tanks containing compressed gases) to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant
its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks
installed in, on or under the Project for the closure of any such tanks; and a Surrender Plan (to the extent surrender in accordance with Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to
provide Landlord with any portion(s) of the Haz Mat Documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this
Section to provide Landlord with information which could be detrimental to Tenant’s business should such information become possessed by Tenant’s competitors. 

(c)    Tenant Representation and Warranty. Tenant hereby represents and warrants to Landlord that (i) neither
Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection with Hazardous Materials contaminating a property which contamination was permitted
by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is not subject to any enforcement order issued by any Governmental Authority in connection with
the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without 
  
 

 

			
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limitation, any order related to the failure to make a required reporting to any Governmental Authority). If Landlord determines that this representation and warranty was not true as of the date
of this Lease, Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion. 

(d)    Testing. Landlord shall have the right, upon reasonable advance notice to Tenant, to conduct annual tests of
the Premises as reasonably required to determine whether any contamination of the Premises or the Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the reasonable out-of-pocket cost of such annual test of the Premises if there is violation of this Section 30 or if contamination for which Tenant is responsible under this
Section 30 is identified; provided, however, that if Tenant conducts its own tests of the Premises using third party contractors and test procedures acceptable to Landlord which tests are certified to Landlord, Landlord
shall accept such tests in lieu of the annual tests to be paid for by Tenant. In addition, at any time, and from time to time, prior to the expiration or earlier termination of the Term, Landlord shall have the right (at Landlord’s cost,
provided that Tenant shall be required to pay the reasonable out-of-pocket cost of any such tests if such tests identify a violation of this
Section 30 or if contamination for which Tenant is responsible under this Section 30 is identified) to conduct appropriate tests of the Premises and the Project to determine if contamination has
occurred as a result of Tenant’s use of the Premises. In connection with such testing, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such non-proprietary information
concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If contamination has occurred for which Tenant is liable under this Section 30, Tenant shall pay all costs to conduct such
tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an Operating Expense). Landlord shall provide Tenant with a copy of all third party,
non-confidential reports and tests of the Premises made by or on behalf of Landlord during the Term without representation or warranty and subject to a confidentiality agreement. Tenant shall, at its sole cost
and expense, promptly and satisfactorily remediate any environmental conditions identified by such testing in accordance with all Environmental Requirements for which Tenant is responsible pursuant to this Section 30.
Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights which Landlord may have against Tenant. Subject to the terms of Section 32, Tenant shall have the right to be present
in the Premises during any testing conducted pursuant to this Section 30(d). 

(e)    Control Areas. Tenant shall have exclusive use of the control areas or zones shown on Exhibit I for
Tenant’s Hazardous Materials inventory. 
 (f)    Underground Tanks. Tenant shall have no right to use or
install any underground or other storage tanks at the Project. 
 (g)    Tenant’s Obligations. Tenant’s
obligations under this Section 30 shall survive the expiration or earlier termination of the Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to
complete the removal from the Premises of any Hazardous Materials (including, without limitation, the release and termination of any licenses or permits restricting the use of the Premises and the completion of the approved Surrender Plan), Tenant
shall continue to pay the full Rent in accordance with this Lease for any portion of the Premises not relet by Landlord in Landlord’s sole discretion, which Rent shall be prorated daily. 

(h)    Definitions. As used herein, the term “Environmental Requirements” means all applicable
present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or
the Project, or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any
regulations or policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, or
regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including crude oil or 

 
 

 

			
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any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements,
Tenant is and shall be deemed to be the “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated, resulting, or produced therefrom. 

31.    Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord
fails to perform any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after
such period of time as is reasonably necessary, so long as Landlord is diligently pursuing such cure to completion). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the
Premises and to any landlord of any lease of property in or on which the Premises are located and Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Project by
power of sale or a judicial action if such should prove necessary to effect a cure; provided Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such notices. All obligations of
Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder. 

All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not
thereafter. The term “Landlord” in this Lease shall mean only the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises and assumption of this Lease by the transferee, such owner
shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the duration of such owner’s ownership. 

32.    Inspection and Access. Landlord and its agents, representatives, and contractors may enter the Premises at
any reasonable time to inspect the Premises (which inspections shall be performed during regular business hours unless otherwise agreed to by Tenant) and to make such repairs as may be required or permitted pursuant to this Lease and for any other
business purpose. Landlord and Landlord’s representatives may enter the Premises during business hours on not less than 48 hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such
entry may be at any time) for the purpose of effecting any such repairs, inspecting the Premises, showing the Premises to prospective purchasers and, during the last 12 months of the Term, to prospective tenants or for any other business purpose.
Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is available for sale. Landlord may grant easements, make public dedications, designate Common Areas and create restrictions on or about
the Premises, provided that no such easement, dedication, designation or restriction materially, adversely affects Tenant’s parking (other than on a temporary basis) or adversely affects Tenant’s use or occupancy of the Premises for
the Permitted Use. At Landlord’s request, Tenant shall execute such reasonable instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in the case of emergencies, have the right to
escort Landlord or its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder. Landlord shall use reasonable efforts to
minimize interference with Tenant’s operations in the Premises in connection with Landlord’s activities conducted pursuant to this paragraph. Landlord shall use reasonable efforts to comply with Tenant’s reasonable security,
confidentiality and safety requirements; provided, however, that Tenant has notified Landlord of such security, confidentiality and safety requirements prior to Landlord’s entry into the Premises. 

Subject to the terms of this Section 32, Landlord may from time to time during the Term, during regular business
hours and/or otherwise at times mutually acceptable to Landlord and Tenant, conduct third party tours of the Premises (“Tours”), which Tours may be held with not less than 1 business day’s advance notice. 

 
 

 

			
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 33.    Security. Tenant acknowledges and agrees that security
devices and services, if any, while intended to deter crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not
be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security
with respect to the Premises. Tenant shall be solely responsible for the personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant
shall at Tenant’s cost obtain insurance coverage to the extent Tenant desires protection against such criminal acts. 

34.    Force Majeure. Except for the payment of Rent, neither Tenant nor Landlord shall be responsible or liable
for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, sinkholes or subsidence, strikes, lockouts, or other labor disputes, embargoes, quarantines, weather, national, regional, or local
disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable costs or failure of, or inability to obtain, utilities necessary for performance, governmental restrictions, orders,
limitations, regulations, or controls, national emergencies, delay in issuance or revocation of permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other similar
causes or events beyond the reasonable control of such party (“Force Majeure”). 

35.    Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or
other person (collectively, “Broker”) in connection with this transaction and that no Broker brought about this transaction, other than Cushman & Wakefield. Landlord and Tenant each hereby agree to indemnify and hold the
other harmless from and against any claims by any Broker, other than Cushman & Wakefield, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing
transaction. Landlord shall be responsible for all fees of Cushman & Wakefield arising out of the execution of this Lease in accordance with the terms of separate written agreement between Landlord and Cushman & Wakefield. 

36.    Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT
BETWEEN LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT’S
PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS,
ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE
PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED
AGAINST LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF
LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 

37.    Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or
future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this
Lease that is illegal, invalid or unenforceable, there be 
  
 

 

			
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added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid and enforceable. 

38.    Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which may be
granted or withheld in Landlord’s reasonable discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any curtains,
blinds, shades or screens other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on the window sills visible from
outside the Building, (v) place any equipment, furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering,
placards, decorations, or advertising media of any type which can be viewed from the exterior of the Premises. Interior signs on doors and the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at the sole cost and
expense of Tenant, and shall be of a size, color and type reasonably acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering. The directory tablet shall be
provided exclusively for the display of the name and location of tenants. 
 Tenant shall have the
non-exclusive right to display, at Tenant’s sole cost and expense, 1 sign bearing Tenant’s name on the building top in a location reasonably acceptable to Landlord (“Building Sign”).
Tenant shall also have the non-exclusive right to display, at Tenant’s sole cost and expense, signage bearing Tenant’s name on the monument sign serving the Project (the “Monument
Sign”). Tenant further acknowledges and agrees that Tenant’s signage on the Monument Sign and the Building Sign including, without limitation, the location, size, color and type, shall be subject to Landlord’s prior written
approval, which shall not be unreasonably withheld and shall be consistent with Landlord’s signage program at the Project and with applicable Legal Requirements. Tenant shall be responsible, at Tenant’s sole cost and expense, for the
maintenance of Tenant’s signage on the Monument Sign and the Building Sign, for the removal of Tenant’s signage from the Monument Sign and the Building Sign at the expiration or earlier termination of this Lease and for the repair all
damage resulting from such removal. 
 39.    Intentionally Omitted. 

40.    The Alexandria Amenities. 

(a)    Generally. ARE-SD Region No. 17, LLC, a Delaware limited
liability company (“The Alexandria Landlord”) has constructed certain amenities at the property owned by The Alexandria Landlord located at 10996 Torreyana Road, San Diego, California (“The Alexandria”), which, as
of the date of this Lease, include, at a minimum, subject to the terms of this Section 40, shared conference facilities (“Shared Conference Facilities”), a fitness center and restaurant (collectively, the
“Amenities”) for non-exclusive use by (a) Tenant, (b) other tenants of the Project, (c) Landlord, (d) the tenants of The Alexandria Landlord, (e) The Alexandria Landlord,
(e) other affiliates of Landlord, The Alexandria Landlord and Alexandria Real Estate Equities, Inc. (“ARE”), (f) the tenants of such other affiliates of Landlord, The Alexandria Landlord and ARE, and (g) any other parties
permitted by The Alexandria Landlord (collectively, “Users”). Landlord, The Alexandria Landlord, ARE, and all affiliates of Landlord, Alexandria Landlord and ARE may be referred to collectively herein as the “ARE
Parties.” Notwithstanding anything to the contrary contained herein, Tenant acknowledges and agrees that The Alexandria Landlord shall have the right, at the sole discretion of The Alexandria Landlord, to not make the Amenities available
for use by some or all currently contemplated Users (including Tenant). The Alexandria Landlord shall have the sole right to determine all matters related to the Amenities including, without limitation, relating to the reconfiguration, relocation,
modification or removal of any of the Amenities at The Alexandria and/or to revise, expand or discontinue any of the services (if any) provided in connection with the Amenities. Tenant acknowledges and agrees that Landlord has not made any
representations or warranties regarding the availability of the Amenities and that Tenant is not entering into this Lease relying on the continued availability of the Amenities to Tenant. 

 
 

 

			
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 (b)    License. Commencing on the Commencement Date, and so long
as The Alexandria and the Project continue to be owned by affiliates of ARE, Tenant shall have the non-exclusive right to the use of the available Amenities in common with other Users pursuant to the terms of
this Section 40. Tenant shall be entitled to 2.5 passes to the fitness center located at The Alexandria per 1,000 rentable square feet of the Premises for use by employees of Tenant employed at the Premises. If any employee
of Tenant to whom a fitness center pass has been issued ceases to be an employee of Tenant at the Premises or any employee to whom an access card (which does not include a fitness center pass) has been issued ceases to be an employee of Tenant at
the Premises, Tenant shall immediately upon such employee’s change in status collect such employee’s pass or access card, as applicable, and deliver it to Landlord along with written notice of such employee’s change in status. 

Commencing on the Commencement Date, Tenant shall pay to Landlord a fixed fee during the Base Term equal to $0.12 per rentable square foot of
the Premises per month (“Amenities Fee”), which Amenities Fee shall by payable on the first day of each month during the Term whether or not Tenant elects to use any or all of the Amenities. The Amenities Fee shall be increased
annually on each anniversary of the Commencement Date by 3%. With respect to the Extension Term, if exercised by Tenant, Landlord may impose a market fee in connection with the Amenities. 

If 2 of the 3 components of the Amenities at The Alexandria (i.e., the fitness center and the restaurant, or the restaurant and the Shared
Conference Facilities, or the fitness center and the Shared Conference Facilities (each of the fitness center, restaurant and Shared Conference Facilities being an “Amenity Component”)) simultaneously become unavailable in their
entirety for use by Tenant (for any reason other than a Default by Tenant under this Lease or the default by Tenant of any agreement(s) relating to the use of the Amenities by Tenant) for a period in excess of 60 consecutive days, then, commencing
on the date that such 2 Amenity Components both became unavailable for use by Tenant and continuing for the period that such 2 Amenity Components remain unavailable for use by Tenant, the Amenities Fee then-currently payable by Tenant shall be
equitably abated. 
 (c)    Shared Conference Facilities. Use by Tenant of the Shared Conference Facilities and
restaurant at The Alexandria shall be in common with other Users with scheduling procedures reasonably determined by The Alexandria Landlord or The Alexandria Landlord’s then designated event operator (“Event Operator”).
Tenant’s use of the Shared Conference Facilities shall be subject to the payment by Tenant to The Alexandria Landlord of a fee equal to The Alexandria Landlord’s quoted rates for the usage of the Shared Conference Facilities in effect at
the time of Tenant’s scheduling discounted by 30%. Tenant’s use of the conference rooms in the Shared Conference Area shall be subject to availability and The Alexandria Landlord (or, if applicable, Event Operator) reserves the right to
exercise its reasonable discretion in the event of conflicting scheduling requests among Users. Tenant hereby acknowledges that (i) Biocom/San Diego, a California non-profit corporation
(“Biocom”) has the right to reserve the Shared Conference Facilities and any reservable dining area(s) included within the Amenities for up to 50% of the time that such Shared Conference Facilities and reservable dining area(s) are
available for use by Users each calendar month, and (ii) Illumina, Inc., a Delaware corporation, has the exclusive use of the main conference room within the Shared Conference Facilities for up to 4 days per calendar month. 

Tenant shall be required to use the food service operator designated by The Alexandria Landlord at The Alexandria (the “Designated
Food and Beverage Operator”) for any food and/or beverage service or catered events held by Tenant in the Shared Conference Facilities. As of the date of this Lease, the Designated Food and Beverage Operator is The Farmer and the Seahorse.
The Alexandria Landlord has the right, in its sole and absolute discretion, to change the Designated Food and Beverage Operator at any time. Tenant may not use any vendors other than the Designated Food and Beverage Operator nor may Tenant supply
its own food and/or beverages in connection with any food and/or beverage service or catered events held by Tenant in the Shared Conference Facilities. 

Tenant shall, at Tenant’s sole cost and expense, (i) be responsible for the set-up of the
Shared Conference Facilities in connection with Tenant’s use (including, without limitation ensuring that Tenant has a sufficient number of chairs and tables and the appropriate equipment), and (ii) surrender the 

 
 

 

			
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Shared Conference Facilities after each time that Tenant uses the Shared Conference Facilities free of Tenant’s personal property, in substantially the same set up and same condition as
received, and free of any debris and trash. If Tenant fails to restore and surrender the Shared Conference Facilities as required by sub-section (ii) of the immediately preceding sentence, such failure
shall constitute a “Shared Facilities Default.” Each time that Landlord reasonably determines that Tenant has committed a Shared Facilities Default, Tenant shall be required to pay Landlord a penalty within 5 days after notice from
Landlord of such Shared Facilities Default. The penalty payable by Tenant in connection with the first Shared Facilities Default shall be $200. The penalty payable shall increase by $50 for each subsequent Shared Facilities Default (for the
avoidance of doubt, the penalty shall be $250 for the second Shared Facilities Default, shall be $300 for the third Shared Facilities Default, etc.). In addition to the foregoing, Tenant shall be responsible for reimbursing The Alexandria Landlord
or Landlord, as applicable, for all costs expended by The Alexandria Landlord or Landlord, as applicable, in repairing any damage to the Shared Conference Facilities, the Amenities, or The Alexandria caused by Tenant or any Tenant Related Party. The
provisions of this Section 40(c) shall survive the expiration or earlier termination of this Lease. 

(d)    Restaurant. Tenant’s employees that have been issued an access card to The Alexandria shall have the
right, along with other Users, to access and use the restaurant located at The Alexandria. All such employees of Tenant shall be entitled to a 20% discount on certain food items (not including alcohol) purchased at the restaurant (on an individual
basis and not with respect to entire tables or checks), which discount shall not be transferrable, other than in connection with an assignment of this Lease pursuant to Section 22. 

(e)    Rules and Regulations. Tenant shall be solely responsible for paying for any and all ancillary services
(e.g., audio visual equipment) provided to Tenant, all food services operators and any other third party vendors providing services to Tenant at The Alexandria. Tenant shall use the Amenities (including, without limitation, the Shared Conference
Facilities) in compliance with all applicable Legal Requirements and any reasonable rules and regulations imposed by The Alexandria Landlord or Landlord from time to time and in a manner that will not interfere with the rights of other Users. The
use of Amenities other than the Shared Conference Facilities by employees of Tenant shall be in accordance with the terms and conditions of the standard licenses, indemnification and waiver agreement required by The Alexandria Landlord or the
operator of the Amenities to be executed by all persons wishing to use such Amenities. Neither The Alexandria Landlord nor Landlord (nor, if applicable, any other affiliate of Landlord) shall have any liability or obligation for the breach of any
rules or regulations by other Users with respect to the Amenities. Tenant shall not make any alterations, additions, or improvements of any kind to the Shared Conference Facilities, the Amenities or The Alexandria. 

Tenant acknowledges and agrees that The Alexandria Landlord shall have the right at any time and from time to time to reconfigure, relocate,
modify or remove any of the Amenities at The Alexandria and/or to revise, expand or discontinue any of the services (if any) provided in connection with the Amenities. Landlord shall use reasonable efforts to limit the closure of any particular
Amenity Component in connection with each instance of reconfiguration, relocation, modification or removal to a period of 6 months. 

(f)    Waiver of Liability and Indemnification. Tenant warrants that it will use reasonable care to prevent damage
to property and injury to persons while on The Alexandria. To the extent permitted by applicable law, Tenant waives any claims it or any Tenant Parties may have against any ARE Parties relating to, arising out of or in connection with the Amenities
and any entry by Tenant and/or any Tenant Parties onto The Alexandria, and Tenant releases and exculpates all ARE Parties from any liability relating to, arising out of or in connection with the Amenities and any entry by Tenant and/or any Tenant
Parties onto The Alexandria. Tenant hereby agrees to indemnify, defend, and hold harmless the ARE Parties from any claim of damage to property or injury to person relating to, arising out of or in connection with (i) the use of the Amenities by
Tenant or any Tenant Parties, and (ii) any entry by Tenant and/or any Tenant Parties onto The Alexandria, except to the extent caused by the willful misconduct or negligence of ARE Parties. The provisions of this
Section 40 shall survive the expiration or earlier termination of this Lease. 
  
 

 

			
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 (g)    Insurance. As of the Amenities Commencement Date, Tenant
shall cause The Alexandria Landlord to be named as an additional insured under the commercial general liability policy of insurance that Tenant is required to maintain pursuant to Section 17 of this Lease. 

41.    Asbestos. 

(a)    Notification of Asbestos. Landlord hereby notifies Tenant of the presence of asbestos-containing materials
(“ACMs”) and/or presumed asbestos-containing materials (“PACMs”) within or about the Premises in the location identified in Exhibit H. 

(b)    Tenant Acknowledgement. Tenant hereby acknowledges receipt of the notification in paragraph (a) of this
Section 41 and understands that the purpose of such notification is to make Tenant and any agents, employees, and contractors of Tenant, aware of the presence of ACMs and/or PACMs within or about the Building in order to
avoid or minimize any damage to or disturbance of such ACMs and/or PACMs. 
  

 
 Tenant’s
Initials 
 (c)    Acknowledgement from Contractors/Employees. Tenant shall give Landlord at least 14 days’
prior written notice before conducting, authorizing or permitting any of the activities listed below within or about the Premises, and before soliciting bids from any person to perform such services. Such notice shall identify or describe the
proposed scope, location, date and time of such activities and the name, address and telephone number of each person who may be conducting such activities. Thereafter, Tenant shall grant Landlord reasonable access to the Premises to determine
whether any ACMs or PACMs will be disturbed in connection with such activities. Tenant shall not solicit bids from any person for the performance of such activities without Landlord’s prior written approval. Upon Landlord’s request, Tenant
shall deliver to Landlord a copy of a signed acknowledgement from any contractor, agent, or employee of Tenant acknowledging receipt of information describing the presence of ACMs and/or PACMs within or about the Premises in the locations identified
in Exhibit H prior to the commencement of such activities. Nothing in this Section 41 shall be deemed to expand Tenant’s rights under the Lease or otherwise to conduct, authorize or permit any such activities.

 (i)    Removal of thermal system insulation (“TSI”) and surfacing ACMs and PACMs
(i.e., sprayed-on or troweled-on material, e.g., textured ceiling paint or fireproofing material); 

(ii)    Removal of ACMs or PACMs that are not TSI or surfacing ACMs or PACMs; or 

(iii)    Repair and maintenance of operations that are likely to disturb ACMs or PACMs. 

42.    Miscellaneous. 

(a)    Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly
given upon delivery or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above.
Landlord and Tenant may from time to time by written notice to the other designate another address for receipt of future notices. 

(b)    Joint and Several Liability. If and when included within the term “Tenant,” as used in this
instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant. 

(c)    Financial Information. Upon request from Landlord (which may be made no more often than twice per
year), Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s most recent audited annual financial statements within 90 days of the end of each of Tenant’s fiscal years 

 
 

 

			
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during the Term, (ii) Tenant’s most recent unaudited quarterly financial statements within 45 days of the end of each of Tenant’s first three fiscal quarters of each of
Tenant’s fiscal years during the Term, and (iii) any other financial information or summaries reasonably requested by Landlord. Notwithstanding the foregoing, in no event shall Tenant be required to provide any financial information to
Landlord which Tenant does not otherwise prepare (or cause to be prepared) for its own purposes. 

(d)    Recordation. Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any
public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease. 

(e)    Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved against
the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall
be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in
any way affect the interpretation of this Lease. 
 (f)    Not Binding Until Executed. The submission by Landlord
to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties. 

(g)    Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with
applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for,
charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation
has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new
document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 

(h)    Choice of Law. Construction and interpretation of this Lease shall be governed by the internal laws of the
state in which the Premises are located, excluding any principles of conflicts of laws. 
 (i)    Time. Time is of
the essence as to the performance of Landlord’s and Tenant’s obligations under this Lease. 

(j)    OFAC. Tenant and all owners of Tenant are currently (a) in compliance with and shall at all times during
the Term of this Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation relating thereto (collectively, the
“OFAC Rules”), (b) not listed on, and shall not during the term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List, or the Sectoral Sanctions Identification List,
which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or entity with whom a U.S. person is
prohibited from conducting business under the OFAC Rules. 
 (k)    Incorporation by Reference. All exhibits and
addenda attached hereto are hereby incorporated into this Lease and made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control. 

(l)    Entire Agreement. This Lease, including the exhibits attached hereto, constitutes the entire agreement
between Landlord and Tenant pertaining to the subject matter hereof and supersedes 
  
 

 

			
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all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties, and there are no warranties, representations or
other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof except as specifically set forth herein. 

(m)    No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly
installment of Base Rent or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement or statement on any check or letter accompanying a check for payment of any Base Rent or
Additional Rent be an accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue any other remedy provided in this Lease. 

(n)    Hazardous Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its
employees, agents and contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require
any form of protective clothing or equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord
shall, to the extent required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant. 

(o)    Redevelopment of Project. Tenant acknowledges that Landlord, in its sole discretion, may from time to time
expand, renovate and/or reconfigure the Project as the same may exist from time to time and, in connection therewith or in addition thereto, as the case may be, from time to time without limitation: (a) change the shape, size, location, number
and/or extent of any improvements, buildings, structures, lobbies, hallways, entrances, exits, parking and/or parking areas relative to any portion of the Project; (b) modify, eliminate and/or add any buildings, improvements, and parking
structure(s) either above or below grade, to the Project, the Common Areas and/or any other portion of the Project and/or make any other changes thereto affecting the same; and (c) make any other changes, additions and/or deletions in any way
affecting the Project and/or any portion thereof as Landlord may elect from time to time, including without limitation, additions to and/or deletions from the land comprising the Project, the Common Areas and/or any other portion of the Project.
Notwithstanding anything to the contrary contained in this Lease, Tenant shall have no right to seek damages (including abatement of Rent) or to cancel or terminate this Lease because of any proposed changes, expansion, renovation or reconfiguration
of the Project nor shall Tenant have the right to restrict, inhibit or prohibit any such changes, expansion, renovation or reconfiguration; provided, however, Landlord shall not change the size, dimensions, location or Tenant’s Permitted Use of
the Premises. Landlord shall use reasonable efforts to cause any activities of Landlord to be performed pursuant to this Section 42(o) in a manner that does not materially and adversely affect Tenant’s beneficial use
and occupancy of the Premises and/or use of the parking provided for in Section 10. No expansion, renovation and/or reconfiguring of the Project pursuant to this paragraph will result in Tenant having fewer parking spaces
available for its use other than on a temporary basis while construction and related work may be ongoing, and during such periods Landlord shall provide substitute parking in reasonable proximity of the Project. 

(p)    Discontinued Use. If, at any time following the Commencement Date, Tenant does not continuously operate its
business in the Premises for a period of 180 consecutive days, Landlord may, but is not obligated to, elect to terminate this Lease upon 30 days’ written notice to Tenant, whereupon this Lease shall terminate 30 days’ after Landlord’s
delivery of such written notice (“Termination Date”), and Tenant shall vacate the Premises and deliver possession thereof to Landlord in the condition required by the terms of this Lease on or before the Termination Date and Tenant
shall have no further obligations under this Lease except for those accruing prior to the Termination Date and those which, pursuant to the terms of the Lease, survive the expiration or early termination of the Lease. 

(q)    EV Charging Stations. Landlord shall not unreasonably withhold its consent to Tenant’s written request
to install 1 or more electric vehicle car charging stations (“EV Stations”) in the parking 
  
 

 

			
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area serving the Project; provided, however, that Tenant complies with all reasonable requirements, standards, rules and regulations which may be imposed by Landlord, at the time Landlord’s
consent is granted, in connection with Tenant’s installation, maintenance, repair and operation of such EV Stations, which may include, without limitation, the charge to Tenant of a reasonable monthly rental amount for the parking spaces used
by Tenant for such EV Stations, Landlord’s designation of the location of Tenant’s EV Stations, and Tenant’s payment of all costs whether incurred by Landlord or Tenant in connection with the installation, maintenance, repair and
operation of each Tenant’s EV Station(s). Nothing contained in this paragraph is intended to increase the number of parking spaces which Tenant is otherwise entitled to use at the Project under Section 10 of this Lease
nor impose any additional obligations on Landlord with respect to Tenant’s parking rights at the Project. The foregoing paragraph is intended to apply only in the event Tenant requests the right to install EV Stations for the sole use of Tenant
and its employees, agents and visitors. Any EV Stations installed for the use of tenants of the Project generally will be installed and operated by Landlord, as part of Operating Expenses. 

(r)    California Accessibility Disclosure. For purposes of Section 1938(a) of the California Civil Code,
Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the Project has not undergone inspection by a Certified Access Specialist (CASp). In addition, the following notice is hereby provided pursuant to Section 1938(e) of the
California Civil Code: “A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although
state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of
the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs
necessary to correct violations of construction-related accessibility standards within the premises.” In furtherance of and in connection with such notice: (i) Tenant, having read such notice and understanding Tenant’s right to
request and obtain a CASp inspection, hereby elects not to obtain such CASp inspection and forever waives its rights to obtain a CASp inspection with respect to the Premises, Building and/or Project to the extent permitted by Legal Requirements; and
(ii) if the waiver set forth in clause (i) hereinabove is not enforceable pursuant to Legal Requirements, then Landlord and Tenant hereby agree as follows (which constitutes the mutual agreement of the parties as to the matters described
in the last sentence of the foregoing notice): (A) Tenant shall have the one-time right to request for and obtain a CASp inspection, which request must be made, if at all, in a written notice delivered by
Tenant to Landlord; (B) any CASp inspection timely requested by Tenant shall be conducted (1) at a time mutually agreed to by Landlord and Tenant, (2) in a professional manner by a CASp designated by Landlord and without any testing
that would damage the Premises, Building or Project in any way, and (3) at Tenant’s sole cost and expense, including, without limitation, Tenant’s payment of the fee for such CASp inspection, the fee for any reports prepared by the
CASp in connection with such CASp inspection (collectively, the “CASp Reports”) and all other costs and expenses in connection therewith; (C) the CASp Reports shall be delivered by the CASp simultaneously to Landlord and
Tenant; (D) Tenant, at its sole cost and expense, shall be responsible for making any improvements, alterations, modifications and/or repairs to or within the Premises to correct violations of construction-related accessibility standards
including, without limitation, any violations disclosed by such CASp inspection; and (E) if such CASp inspection identifies any improvements, alterations, modifications and/or repairs necessary to correct violations of construction-related
accessibility standards relating to those items of the Building and Project located outside the Premises that are Landlord’s obligation to repair as set forth in this Lease, then Landlord shall perform such improvements, alterations,
modifications and/or repairs as and to the extent required by Legal Requirements to correct such violations, and Tenant shall reimburse Landlord for the cost of such improvements, alterations, modifications and/or repairs within 10 business days
after Tenant’s receipt of an invoice therefor from Landlord. 
 (s)    Attorneys’ Fees. If a dispute of
arises or an action is filed under this Lease or this Lease gives rise to any other legal proceeding between any of the parties hereto, the prevailing party shall be entitled to recover from the losing party reasonable attorneys’ fees, costs
and expenses. The prevailing party shall also be entitled to attorneys’ fees and costs after any dismissal of an action. 
  

 

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

							
	TENANT:
	
	 METACRINE, INC.,
 a Delaware
corporation

		
	By:	 	/s/ Ken Song
		 	Ken Song, President and CEO
	
	LANDLORD:
	
	 ARE-SD REGION NO. 30, LLC,

a Delaware limited liability company

		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership,
 managing member

			
		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 general partner

				
		 		 	By:	 	/s/ Jackie Clem
		 		 	Its:	 	Jackie Clem
		 		 		 	 Senior Vice President

RE Legal Affairs

  
 

 

			
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 EXHIBIT A TO LEASE  

DESCRIPTION OF PREMISES 
  

 
  
 

 

			
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 EXHIBIT B TO LEASE  

DESCRIPTION OF PROJECT 
  

 
  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 1

  

 EXHIBIT C TO LEASE  

WORK LETTER 
 THIS
WORK LETTER dated June 16, 2017 (this “Work Letter”) is made and entered into by and between ARE-SD REGION NO. 30, LLC, a Delaware limited liability company
(“Landlord”), and METACRINE, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of the Lease Agreement dated June 16, 2017 (the “Lease”), by and between Landlord
and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

1.    General Requirements. 

(a)    Tenant’s Authorized Representative. Tenant designates Ken Song and Eric Bischoff (either such individual
acting alone, “Tenant’s Representative”) as the only persons authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other
communication (“Communication”) from or on behalf of Tenant in connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change either Tenant’s Representative at any
time upon not less than 5 business days advance written notice to Landlord. Neither Tenant nor Tenant’s Representative shall be authorized to direct Landlord’s contractors in the performance of Landlord’s Work (as hereinafter
defined). 
 (b)    Landlord’s Authorized Representative. Landlord designates Jenny Gardner and Chris Clement
(either such individual acting alone, “Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be obligated to respond to or act upon any request, approval,
inquiry or other Communication from or on behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s Representative. Landlord may change either Landlord’s Representative at any time upon
not less than 5 business days advance written notice to Tenant. Landlord’s Representative shall be the sole persons authorized to direct Landlord’s contractors in the performance of Landlord’s Work. 

(c)    Architects, Consultants and Contractors. Landlord and Tenant hereby acknowledge and agree that: (i) the
general contractor and any subcontractors for the Tenant Improvements shall be selected by Landlord, subject to Tenant’s approval, which approval shall not be unreasonably withheld, conditioned or delayed, and (ii) McFarlane shall be the
architect (the “TI Architect”) for the Tenant Improvements. 
 2.    Tenant Improvements. 

(a)    Tenant Improvements Defined. As used herein, “Tenant Improvements” shall mean all
improvements to the Premises of a fixed and permanent nature as shown on the TI Construction Drawings, as defined in Section 2(c) below. Other than Landlord’s Work (as defined in Section 3(a)
below), Landlord shall not have any obligation whatsoever with respect to the finishing of the Premises for Tenant’s use and occupancy. The anticipated schedule for the design and construction of the Tenant Improvements is set forth on Annex
3 attached hereto. 
 (b)    Tenant’s Space Plans. Landlord and Tenant acknowledge and agree that the
plan prepared by the TI Architect attached hereto as Annex 1 (the “Space Plans”) and the TI specifications attached hereto as Annex 2 (the “TI Specs”) have been approved by both Landlord and Tenant.
Landlord and Tenant further acknowledge and agree that any changes to the Space Plans or the TI Specs requested by Tenant constitute a Change Request the cost of which changes shall be paid for by Tenant. Tenant shall be solely responsible for all
costs incurred by Landlord to alter the Building (or Landlord’s plans for the Building) as a result of Tenant’s requested changes. 

(c)    Schematic, Design Development and Working Drawings. Landlord anticipates providing Tenant with the schematic
drawings for the Tenant Improvements by June 14, 2017. The 
  
 

 

			
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schematic drawings shall be prepared substantially in accordance with the Space Plans. Tenant shall deliver its written comments on the schematic drawings to Landlord not later than 5 business
days after Tenant’s receipt of the same; provided, however, that Tenant may not disapprove any matter that is consistent with and a logical progression of the Space Plans without submitting a Change Request. Landlord anticipates providing
Tenant with the design development drawings for the Tenant Improvements by July 11, 2017. The design development drawings shall be prepared substantially in accordance with the approved schematic drawings. Tenant shall deliver its written
comments on the design development drawings to Landlord not later than 5 business days after Tenant’s receipt of the same; provided, however, that Tenant may not disapprove any matter that is consistent with and a logical progression of the
schematic drawings without submitting a Change Request. 
 By August 8, 2017, Landlord shall cause the TI Architect to prepare and
deliver to Tenant for review and comment construction plans, specifications and drawings for the Tenant Improvements (“TI Construction Drawings”), which TI Construction Drawings shall be prepared substantially in accordance with the
Space Plans. Tenant shall be solely responsible for ensuring that the TI Construction Drawings reflect Tenant’s requirements for the Tenant Improvements. Tenant shall deliver its written comments on the TI Construction Drawings to Landlord not
later than 5 business days after Tenant’s receipt of the same; provided, however, that Tenant may not disapprove any matter that is consistent with and a logical progression of the approved design development drawings without submitting a
Change Request. Landlord and the TI Architect shall consider all such comments in good faith and shall, within 5 business days after receipt, notify Tenant how Landlord proposes to respond to such comments, but Tenant’s review rights pursuant
to the foregoing sentence shall not delay the design or construction schedule for the Tenant Improvements. 
 Any disputes in connection
with comments being provided by Tenant shall be resolved in accordance with Section 2(d) hereof. Provided that the design reflected in the TI Construction Drawings is consistent with and a logical progression of the Space
Plans, the approved schematics drawings and the design development drawings, Tenant shall approve the TI Construction Drawings submitted by Landlord, unless Tenant submits a Change Request. Once approved by Tenant, subject to the provisions of
Section 4 below, Landlord shall not materially modify the TI Construction Drawings except as may be reasonably required in connection with the issuance of the TI Permit (as defined in Section 3(b)
below). Minor Variations shall be included as TI Costs payable by Landlord pursuant to Section 5(a). 
 Landlord
and Tenant acknowledge that the schedule for the design and construction of the Tenant Improvements requires that the parties reasonably cooperate with one another and the design process proceed as diligently and efficiently as possible with no
periods where work is halted or delayed. 
 (d)    Approval and Completion. It is hereby acknowledged by Landlord
and Tenant that the TI Construction Drawings must be completed and approved not later than August 22, 2017, in order for the Landlord’s Work to be Substantially Complete by the Target Commencement Date (as defined in the Lease). Upon any
dispute regarding the design of the Tenant Improvements, which is not settled within 10 business days after notice of such dispute is delivered by one party to the other, Tenant may make the final decision regarding the design of the Tenant
Improvements, provided (i) Tenant acts reasonably and such final decision is either consistent with or a compromise between Landlord’s and Tenant’s positions with respect to such dispute, (ii) that all costs and expenses
resulting from any such decision by Tenant shall be payable by Tenant, and (iii) Tenant’s decision will not affect the base Building, structural components of the Building or any Building Systems. Any changes to the TI Construction
Drawings following Landlord’s and Tenant’s approval of same requested by Tenant shall be processed as provided in Section 4 hereof. 

3.    Performance of Landlord’s Work. 

(a)    Definition of Landlord’s Work. As used herein, “Landlord’s Work” shall mean the
work of constructing the Tenant Improvements. 
  
 

 

			
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 Tenant shall be solely responsible for ensuring that the design and specifications for the
Tenant Improvements are consistent with Tenant’s requirements. Landlord shall, as part of TI Costs, be responsible for obtaining all permits, approvals and entitlements necessary for Landlord’s Work, but shall have no obligation to, and
shall not, secure any permits, approvals or entitlements related to Tenant’s specific use of the Premises or Tenant’s business operations therein. 

(b)    Commencement and Permitting. Landlord shall commence construction of the Tenant Improvements upon obtaining a
building permit (the “TI Permit”) authorizing the construction of the Tenant Improvements consistent with the TI Construction Drawings approved by Tenant. The cost of obtaining the TI Permit shall be payable by Landlord. Tenant
shall reasonably assist Landlord in obtaining the TI Permit, at no cost to Tenant. If any Governmental Authority having jurisdiction over the construction of Landlord’s Work or any portion thereof shall impose terms or conditions upon the
construction thereof that: (i) are inconsistent with Landlord’s obligations hereunder, (ii) materially increase the cost of constructing Landlord’s Work, or (iii) will materially delay the construction of Landlord’s
Work, Landlord and Tenant shall reasonably and in good faith seek means by which to mitigate or eliminate any such adverse terms and conditions. 

Completion of Landlord’s Work. Landlord shall substantially complete or cause to be substantially completed Landlord’s Work
in a good and workmanlike manner, in accordance with the TI Permit and applicable Legal Requirements subject, in each case, to Minor Variations and normal “punch list” items of a non-material nature
that do not interfere with the use of the Premises and with a certificate or temporary certificate of occupancy (or an equivalent approval having been issued) for the Premises permitting lawful occupancy of the Premises (but specifically excluding
any permits, licenses or other governmental approvals required to be obtained in connection with Tenant’s operations in the Premises) (“Substantial Completion” or “Substantially Complete”). Upon Substantial
Completion of Landlord’s Work, Landlord shall require the TI Architect and the general contractor to execute and deliver, for the benefit of Tenant and Landlord, a Certificate of Substantial Completion in the form of the American Institute of
Architects (“AIA”) document G704. For purposes of this Work Letter, “Minor Variations” shall mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements and/or to obtain or
to comply with any required permit (including the TI Permit); (ii) to comport with good design, engineering, and construction practices that are not material; or (iii) to make reasonable adjustments for field deviations or conditions
encountered during the construction of Landlord’s Work. 
 (c)    Selection of Materials. Where more than one
type of material or structure is indicated on the TI Construction Drawings approved by Landlord and Tenant, the option will be selected at Landlord’s reasonable discretion consistent with the character of the Building and Project. As to all
building materials and equipment that Landlord is obligated to supply under this Work Letter, Landlord shall select the manufacturer thereof in its reasonable discretion unless the Space Plan or Construction Drawings specify such information. 

(d)    Delivery of the Premises. When Landlord’s Work is Substantially Complete, subject to the remaining terms
and provisions of this Section 3(e), Tenant shall accept the Premises. Tenant’s taking possession and acceptance of the Premises shall not constitute a waiver of: (i) any warranty with respect to workmanship
(including installation of equipment) or material (exclusive of equipment provided directly by manufacturers), (ii) any non-compliance of the Tenant Improvements with applicable Legal Requirements, or
(iii) any claim that the Tenant Improvements were not completed substantially in accordance with the TI Construction Drawings (subject to Minor Variations and such other changes as are permitted hereunder) (collectively, a “Construction
Defect”). Tenant shall have one year after Substantial Completion within which to notify Landlord of any such Construction Defect discovered by Tenant, and Landlord shall use reasonable efforts to remedy or cause the responsible contractor
to remedy any such Construction Defect within 30 days thereafter. Notwithstanding the foregoing, Landlord shall not be in default under the Lease if the applicable contractor, despite Landlord’s reasonable efforts, fails to remedy such
Construction Defect within such 30-day period. If contractor fails to remedy such Construction Defect within a reasonable time, Landlord shall use reasonable efforts to remedy the Construction Defect within 30
days unless such Construction Defect cannot reasonably be remedied in 30 days in which case Landlord shall thereafter continue to diligently pursue such remedy. 
  

 

			
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 Tenant shall be entitled to receive the benefit of all construction warranties and manufacturer’s
equipment warranties relating to equipment installed in the Premises. If requested by Tenant, Landlord shall attempt to obtain extended warranties from manufacturers and suppliers of such equipment, but the cost of any such extended warranties shall
be borne solely by Tenant. Landlord shall promptly undertake and complete, or cause to be completed, all punch list items. 

(e)    Commencement Date Delay. Except as otherwise provided in the Lease, Delivery of the Premises shall occur when
Landlord’s Work has been Substantially Completed, except to the extent that completion of Landlord’s Work shall have been actually delayed by any one or more of the following causes (“Tenant Delay”): 

(i)    Tenant’s Representative was not available within 1 business day following Landlord’s
written notice to give or receive any Communication or to take any other action required to be taken by Tenant hereunder; 

(ii)    Tenant’s request for Change Requests (as defined in Section 4(a)
below) whether or not any such Change Requests are actually performed; 
 (iii) Construction of any Change Requests; 

(iv)    Tenant’s request for materials, finishes or installations requiring unusually long lead times,
provided that promptly after Landlord learns of such long lead times, Landlord informs Tenant that the requested items will require unusually long lead times; 

(v)    Tenant’s delay in reviewing, revising or approving plans and specifications beyond the periods
set forth herein; 
 (vi)    Tenant’s delay in providing information critical to the normal
progression of the Project within 1 business day following written request from Landlord therefor. Tenant shall provide such information as soon as reasonably possible, but in no event longer than one week after receipt of any request for such
information from Landlord; 
 (vii)    Tenant’s delay in making payments to Landlord for Excess TI
Costs (as defined in Section 5(d) below); or 
 (viii)    Any other act or
omission by Tenant or any Tenant Party (as defined in the Lease), or persons employed by any of such persons that continues for more than 1 business day after landlord’s written notice to Tenant. 

If Delivery is delayed for any of the foregoing reasons, then Landlord shall cause the TI Architect to certify the date on which Landlord’s Work would
have been completed but for such Tenant Delay and such certified date shall be the date of Delivery. 

4.    Changes. Any changes requested by Tenant to the Tenant Improvements shall be requested and instituted in
accordance with the provisions of this Section 4 and shall be subject to the written approval of Landlord and the TI Architect, such approval not to be unreasonably withheld, conditioned or delayed. 

(a)    Tenant’s Request For Changes. If Tenant shall request changes to the Tenant Improvements
(“Changes”), Tenant shall request such Changes by notifying Landlord in writing in substantially the same form as the AIA standard change order form (a “Change Request”), which Change Request shall detail the nature
and extent of any such Change. Such Change Request must be signed by Tenant’s Representative. Landlord shall, before proceeding with any Change, use commercially reasonable efforts to respond to Tenant as soon as is reasonably possible with an
estimate of: (i) the time it will take, and (ii) the architectural and engineering fees and costs that will be incurred, to 
  

 

			
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analyze such Change Request (which costs shall be paid for by Tenant to the extent actually incurred, whether or not such change is implemented). Landlord shall thereafter submit to Tenant in
writing, within 5 business days of receipt of the Change Request (or such longer period of time as is reasonably required depending on the extent of the Change Request), an analysis of the additional cost or savings involved, including, without
limitation, architectural and engineering costs and the period of time, if any, that the Change will extend the date on which Landlord’s Work will be Substantially Complete. Any such delay in the completion of Landlord’s Work caused by a
Change, including any suspension of Landlord’s Work while any such Change is being evaluated and/or designed, shall be Tenant Delay. 

(b)    Implementation of Changes. If Tenant: (i) approves in writing the cost or savings and the estimated
extension in the time for completion of Landlord’s Work, if any, and (ii) deposits with Landlord any Excess TI Costs required in connection with such Change, Landlord shall cause the approved Change to be instituted. Notwithstanding any
approval or disapproval by Tenant of any estimate of the delay caused by such proposed Change, the TI Architect’s determination of the amount of Tenant Delay in connection with such Change shall be final and binding on Landlord and Tenant. 

5.    Costs. 

(a)    TI Costs. Landlord shall be responsible for the payment of design, permits and construction costs in
connection with the construction of the Tenant Improvements, including, without limitation, the cost of preparing the TI Construction Drawings, the Space Plans, the schematic drawings and the design development drawings and Landlord’s out-of-pocket expenses (collectively, “TI Costs”). Notwithstanding anything to the contrary contained herein, TI Costs shall not include (and Landlord shall
not be responsible for the cost of) furniture, personal property or other non-Building system materials or equipment, including, but not limited to, Tenant’s voice or data cabling, non-ducted biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements. 

(b)    Excess TI Costs. Notwithstanding anything to the contrary contained herein, Tenant acknowledges and agrees
that Landlord shall have no responsibility for any costs arising from or related to Tenant’s Changes to the Space Plans, schematic drawings, design development drawings or TI Construction Drawings, Tenant Delays, the cost of Changes and Change
Requests (collectively, “Excess TI Costs”). Tenant shall deposit with Landlord, as a condition precedent to Landlord’s obligation to complete the Tenant Improvements, 100% of the Excess TI Costs within 10 business after written
request therefor from Landlord. If Tenant fails to deposit any Excess TI Costs with Landlord, Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including, but not limited to, the right to interest at
the Default Rate and the right to assess a late charge). For purposes of any litigation instituted with regard to such amounts, those amounts will be deemed Rent under the Lease. If upon completion of the Tenant Improvements and the payment of all
sums due in connection therewith there remains any undisbursed funds actually delivered by Tenant to Landlord for Excess TI Costs, Tenant shall be entitled to such undisbursed funds and Landlord shall refund such undisbursed funds to Tenant. 

(c)    Allowance. Landlord shall provide to Tenant an “Allowance” in the maximum amount of $10.00
per rentable square foot of the Premises, or $204,750 in the aggregate, which shall, to the extent used, result in Additional Rent as set forth in Section 4(b) of the Lease. The Allowance may be used only for the cost of
cabling and other costs reasonably approved by Landlord (collectively, “Other Costs”). The Allowance shall only be available for use by Tenant through the date that is 6 months after the Commencement Date (the “Allowance
Period”). Any portion of the Allowance with respect to which Landlord has not received a request for payment (and/or other evidence reasonably requested by Landlord) within the Allowance Period shall be forfeited and shall not be available
for use by Tenant. 
 6.    Tenant Access. 

(a)    Tenant’s Access Rights. Landlord hereby agrees to permit Tenant access, at Tenant’s sole risk and
expense, to the Premises (i) 30 days prior to the Commencement Date to perform any work 
  
 

 

			
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(“Tenant’s Work”) required by Tenant other than the Tenant Improvements, provided that such Tenant’s Work is coordinated with the TI Architect and the general
contractor, and complies with the Lease and all other reasonable restrictions and conditions Landlord may impose, and (ii) prior to the completion of Landlord’s Work, to inspect and observe work in process; all such access shall be during
normal business hours or at such other times as are reasonably designated by Landlord. Notwithstanding the foregoing, Tenant shall have no right to enter onto the Premises or the Project unless and until Tenant shall deliver to Landlord evidence
reasonably satisfactory to Landlord demonstrating that any insurance reasonably required by Landlord in connection with such pre-commencement access (including, but not limited to, any insurance that Landlord
may require pursuant to the Lease) is in full force and effect. Any entry by Tenant shall comply with all established safety practices of Landlord’s contractor and Landlord until completion of Landlord’s Work and acceptance thereof by
Tenant. 
 (b)    No Interference. Neither Tenant nor any Tenant Party (as defined in the Lease) shall interfere
with the performance of Landlord’s Work, nor with any inspections or issuance of final approvals by applicable Governmental Authorities, and upon any such interference, Landlord shall have the right to exclude Tenant and any Tenant Party from
the Premises and the Project until Substantial Completion of Landlord’s Work. 
 (c)    No Acceptance of
Premises. The fact that Tenant may, with Landlord’s consent, enter into the Project prior to the date Landlord’s Work is Substantially Complete for the purpose of performing Tenant’s Work shall not be deemed an acceptance by
Tenant of possession of the Premises, but in such event Tenant shall defend with counsel reasonably acceptable by Landlord, indemnify and hold Landlord harmless from and against any loss of or damage to Tenant’s property, completed work,
fixtures, equipment, materials or merchandise, and from liability for death of, or injury to, any person, caused by the act or omission of Tenant or any Tenant Party. 

7.    Miscellaneous. 

(a)    Consents. Whenever consent or approval of either party is required under this Work Letter, that party shall
not unreasonably withhold, condition or delay such consent or approval, unless expressly set forth herein to the contrary. 

(b)    Modification. No modification, waiver or amendment of this Work Letter or of any of its conditions or
provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 
 (c)    No
Default Funding. In no event shall Landlord have any obligation perform any Landlord’s Work during any period that Tenant is in Default under the Lease. 
  

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 7

  

 Annex 1  

Space Plans 
  

 
  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 8

  

 Annex 2  

TI Specs 
 June 1, 2017 

3985 Sorrento Valley Blvd 
 Basis of Design 

Re: Outline Specification- Tenant Improvement 
  

			
	 	 
	 CODE

COMPLIANCE
	  	Design and construction shall conform to all Federal, State and Local current building codes and ordinances to include but is not limited to:
		
	 	  	 •   California Building Code

 
 •   California Mechanical
Code
  
 •   California
Plumbing Code
  

•   California Fire Code

 
 •   California Electrical
Code
  
 •   Local Fire
Department Regulations
  

•   National Fire Protection Code

 
 •   Title 24, California
Energy Efficiency Standards
  

•   California Division of Occupational Safety and Health

 
 •   San Diego Municipal
Code

		
	LEED CERTIFICATION	  	The design of the tenant improvements has no LEED certification requirements
		
	SERVICE YARD 	  	 The footprint of the tenant’s service yard size shall be based on the tenant’s equipment
requirements. It shall have wall heights as required to screen the tenant’s equipment and shall use skin materials similar to those used in the shell exterior
  

All underground conduit, piping, sleeves and cabling runs from the yard to the building shall remain underground until inside the building

		
	INTERIOR PARTITIONS	  	 •   Metal stud and drywall partitions
per the tenant’s floor plan. 3-5/8” studs typical, 6” as required, gage and spacing as required by code, and Type X, 5/8” drywall. Standard interior partitions penetrate ceiling grid by
6”
  
 •   Full
height partitions, to the underside of structure, will be provided at all perimeters of lab suites, vivarium area, conference rooms, restrooms and where sound/security requirements occur

 
 •   Fire rated assemblies
as required by code, full height, tunnel or shaft wall construction as approved by code
  

•   Backing is required in any walls where casework, appliances, equipment or fixtures will be
mounted and should be coordinated with the structural engineer to determine any specialty requirements for heavy loads
  

•   Smooth drywall finish to Level 4 in finished areas

		
	INSULATION 	  	Batt insulation as required for sound control at vivarium areas, conference rooms, restroom cores, equipment rooms, and executive office suites
		
	DOORS, FRAMES & HARDWARE	  	 General
  

•   Hardware includes components and ratings as required by code.

 
 •   Keying to be
compatible with the Landlord’s master system
  
 Offices/General Use Area

 
 •   Interior door
assemblies are 3’x9’ or 6’x9’ pair, solid core, wood veneer, flush face doors with no added urea-formaldehyde resins
  

•   Sliding glass doors or wood swing doors are 3’x9’
at-offices

  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 10

  

			
	 	  	
•   Anodized aluminum frames, natural finish, 3’x9’ or 6’x9’ pair with full
glazed fronts at offices and conference rooms.
  

•   Lever style, heavy duty, satin aluminum hardware.

 
 •   Interior doors are
passage locksets
  
 Lab/Lab Support/Equipment/Storage Areas

 
 •   Door assemblies to be
3’x9’, 3’6”x9’, 6’x9’ or uneven pairs and match offices. Where function dictates painted hollow metal doors and fully welded frames will be provided

 
 •   Doors stained to match
offices with vision lites as dictated by function
  

•   Lever style, heavy duty, satin aluminum cylindrical passage
latch-set and lockset (as dictated by function) hardware and 34” high armor kick plates on the push side of doors
  

Vivarium
  

•   Door assemblies to be 3’x9’,
3’-6”x9’, 6’x9’ or uneven pairs painted hollow metal doors, filled top and bottom and ground smooth, fully welded frames to be provided

 
 •   Hospital style latches
and 34” high armor kick plates on the push side of doors
  

•   Holding room doors will have 6” x 24” vision lites with red film

		
	WINDOWS	  	Frames to match style of door frames in office areas or hollow metal fully welded frames with function dictates
		
	CEILING SYSTEMS	  	 General
  

•   Ceiling height to be 10’0”. All ceilings less than 10’0” require
Landlord review and approval prior to installation of overhead mechanical systems
  

•   Gypsum board or T-Bar suspension installation per
code
  
 Office Area

 
 •   Armstrong
2’x2’ grid system, like 9/16” Suprafine with 1/8” revel, white or similar
  

•   Armstrong 2’x2’ acoustical tile, Calla #2824 NRC.85, white or similar

 
 •   Provide Axiom finish
edge at perimeter where adjacent is open
  

•   Open office areas to be exposed to structure, cleaned, and painted

 
 Lab/Lab Support/Equipment/Storage Areas

 
 •   Armstrong
2’x4’ 15/16” exposed T-Grid, white
  

•   Armstrong 2’x4’ vinyl faced gypsum tiles or similar

 
 Vivarium
  

•   Ceiling to be 9’0” high suspended 5/8” gypsum board on metal ceiling joists
or 1-5/8” hat channel and black iron runners
  

•   Gasketed or clipped lay-in ceilings in corridor
same as Lab ceilings to provide a cleanable surface
  
 Hard lid – Gypsum board
ceiling areas
  

•   Linear mechanical diffusers to be standard in hard lid areas

		
	WINDOW COVERINGS	  	MechoShade Systems or equal roller shades, with manual controls, mounted within blind pocket.
		
	MILLWORK/ LABORARY CASEWORK	  	 Millwork
  

•   Construction Designation APA C-D plugged with
exterior glue, 3/4” thick or 3/4” high-pressure particle board with no added urea-formaldehyde containing resins for Lunch and Break Rooms, Copy/Work Rooms and Conference Rooms

 
 •   Adhesive compliant
with Indoor Air Quality criteria per ASTM D-5116
  

•   Cabinets, countertops and splashes shall be plastic laminate finish and constructed in
accordance with WI Manual of Millwork

  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 10

  

			
	 	  	
•   Countertops in wet areas shall be solid surface or quartz

 
 •   Self-closing hinges
with vertical, horizontal and depth adjustment
  

•   Adjustable shelf standards, full extension, heavy-duty drawer glides

 
 Laboratory Casework

 
 •   Lab casework shall be
metal Hanson Lab Furniture, Thermo Fisher or equivalent, or plastic laminate and constructed in accordance with WI Manual of Millwork, “Custom” grade
  

•   Self-closing hinges with vertical, horizontal and depth adjustment

 
 •   Adjustable shelf
standards, full extension, heavy duty drawer glides
  

•   Countertops in labs to be TRESPA, epoxy or equivalent

 
 Fume Hoods
  

•   Biological laboratories may have up to one (1) 6’ fume hood for every 2,500 sf of
Biology lab.
  

•   Chemistry will have the following fume hoods:

 
 •   Eight (8) 8’ fume
hoods

		
	FLOOR COVERING	  	 General
  

•   All adhesives compliant with Indoor Air Quality criteria per ASTM D-5116
  

•   Flooring in laboratory and vivarium areas extend wall to wall with casework set on top of
flooring
  
 Office and Administration Areas

 
 •   Broadloom or Carpet
tile with a minimum allowance of $36.00 per square yard or polished concrete, where applicable
  

•   Adhesives and floor prep per manufacturers recommendation

 
 •   4” top set rubber
base
  
 Lab/Lab Support/Equipment/Storage Areas

 
 •   Vinyl Composition
Tile, Armstrong or equivalent,12”x24”x1/8”
  

•   4” top set rubber base at walls and casework including kneeholes

 
 Vivarium and Glass Wash

 
 •   Welded sheet vinyl or
epoxy flooring w/ 6” integral coved base and walls and casework
  
 Tissue
Culture
  
 •   Resilient
sheet vinyl flooring with matching welded seams and 6” integral coved base at walls and casework
  

Server Room
  

•   Static Dissipative tile

		
	PAINT	  	 Paint shall not exceed the VOC and chemical component limits of Green Seal’s Standard GS-11
  
 Epoxy paint will be installed in the
Vivarium and Glass Wash

		
	RESTROOMS	  	 Finishes in restrooms include:

 
 •   Floors and wet walls
to be finished with ceramic, porcelain or stone tile (full height on wet walls)
  

•   Solid surface countertops with full coverage plastic laminate aprons

 
 •   Stainless steel toilet
partitions or approved equivalent by Landlord
  

•   Stainless steel Bobrick accessories or approved equivalent by Landlord

 
 •   Drywall ceilings with
recessed can lights and cove lighting above toilets, urinals and mirrors

		
	LAB SUPPORT	  	Landlord will provide the following:

  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 11

  

			
	EQUIPMENT	  	
•   Glasswasher
  

•   Autoclave
  

•   Vacuum Pump
  

•   Air Compressor
  

•   Fume Hoods
  

•   Tenant to provide DI Skid, BSCs, and other lab equipment.

		
	SPECIALTIES	  	 •   Stainless steel, bumper guards
will be provided in the vivarium corridor
  

•   Stainless steel corner guards will be provided on the exterior corners of the Lab and Lab
Support areas
  

•   Drying racks and paper towel dispensers will be provided at the Lab and Lab Support
sinks
  
 •   Dishwasher
and garbage disposal in main lunch room

		
	FIRE PROTECTION	  	 Fire Sprinklers
  

•   Spacing and number of heads shall comply with recommendations of NFPA 13 for type of
occupancy
  
 •   Ceiling
mounted high temperature heads (pendant, natural brass with chrome finish, semi-recessed with matching adjustable metal escutcheon) shall be used in those areas required by tenant such as the Server Room

 
 •   Semi-Recessed,
stainless steel fire extinguisher cabinets with dry chemical fire extinguisher bottles as required by code: Sentry 5 or equivalent
  

•   Concealed recessed pendants shall be provided at all hard lid / gypsum board ceiling areas.
Cap to be white or chrome dependent on application and as approved by Landlord
  
 Fire
Alarm
  
 •   Improvements
to include all devices required by code and must be connected to the building fire alarm system

	PLUMBING – TENANT IMPROVEMENT MINIMUM CRITERIA
		
	CODE COMPLIANCE	  	 •   All work shall be in strict
conformance with the following codes & standards
  

•   CA Plumbing Code
  

•   CA Building Code
  

•   CA Fire Code
  

•   Local Fire Department Regulations

 
 •   National Fire
Protection Association
  

•   All other Authorities Having Jurisdiction

 
 •   All water fixtures
used in general office space including restrooms but not including Process Fixtures, shall exceed the minimum rating by 30% specified in the Energy Policy Act of 1992, in accordance with LEED calculations

 
 •   Adhesives shall
comply: VOC content shall be less than the current VOC content limits of SCAQMD Rule #1168, AND all sealants used as fillers must meet to exceed the requirements of the South Coast Air Quality Management District Regulation 8, Rule
51

		
	PRINCIPAL SYSTEMS	  	 Principal Systems that may be Included in the Design

 
 •   Sanitary sewer drain,
waste & vent - all spaces above ground level drain by gravity to the public sewer. To be field verified by new building layout.
  

•   Industrial (Lab) waste – connect to public sewer through sample port

 
 •   Compressed Air (CA)
Compressor fed (Clean Dry Air to be confirmed by tenant needs)
  

•   Specialty gases, (N2, CO2) Bottle fed

 
 •   Lab Vacuum System

 
 •   Water Systems (ICW,
IHW, DCW, DHW)
  

•   Purified water systems (DI)

 
 •   Pad and enclosure with
underground piping to building from Tenant-provided bulk

  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 12

  

			
	 	  	 nitrogen tank, 1,500 gallons maximum

 
 •   Natural gas service to
be provided to serve project needs, pending tk1sc review of site and Landlord approval
  

•   If localized hot water is required, instantaneous electric domestic hot water heaters may
be used to serve lavatories and sinks in the tenant suites
  

•   Condensate drain piping runs from the HVAC units to the nearest indirect waste receptor
(max. 60” AFF.) or to a Janitor’s Sink

		
	MATERIALS	  	 •   Soil, Waste and Vent above
Ground: Service-weight, no-hub cast-iron pipe and fittings
  

•   Soil, Waste and Vent Below Ground and to
5’-0” Outside of Building: Service-weight, cast-iron hub & spigot pipe and fittings
  

•   Industrial (Lab) Waste and Vent piping above ground to be plenum rated polypropylene
DWV
  
 •   Industrial
(Lab) Waste and Vent piping below ground to be polypropylene DWV.
  

•   Industrial (Lab) Waste piping to route to a sample port just prior to connection to
sanitary system
  

•   Water and Condensate Drain Piping Above Ground: Type ‘L” hard-drawn copper type,
ASTM B88, and wrought copper fittings, ANSI B1 6.22. All hot water supply piping shall be insulated with 1-1/2-inch thick fiberglass insulation for sizes up to 2- 1/2 inch size, 2” inch thick above 2-inch size piping. Condensate drain piping above ceilings to be insulated

 
 •   Water Piping Below
Ground 4-inches and smaller: Type “K” hard-drawn copper tubing, ASTM B88, and wrought copper fittings ANSI B 16.22, silver brazed joints

 
 •   Natural Gas Piping:
Buried piping to be Polyethylene per ASTM D2513; above grade to be Schedule 40 black steel per ASTM D2513 Indirect Drains: Type “L” copper fittings, ANSI B16.22, solder joint type. Insulate with Manville
Micro-Lok 650AP if temperature dictates
  

•   Specialty gas and lab vacuum piping shall be type L copper, silver brazed. Cleaned and
capped to meet NFPA 99.
  

•   Deionized Water: Pigmented polypropylene with IR fusion joints

 
 •   Adhesives shall
comply: VOC content shall be less than the current VOC content limits of SCAQMD Rule sealants used as fillers must meet or exceed the requirements of the South Coast Air Quality Management District Regulation 8, Rule 51

		
	PLUMBING EQUIPMENT	  	 •   Domestic Water Heater: Domestic
hot water will be provided by a combination boiler and storage tank with circulation pump, expansion tank and master thermostatic mixing valve serving showers, lavatories, sinks and emergency showers

 
 •   Industrial Water
Heater: Industrial hot water will be provided by a combination of boiler with cupro Nickel heat exchanger for soft water service and storage tank with circulation pump and expansion tank serving glass washers, sterilizers and laboratory sinks

 
 •   Air Compressor:
Quadruplex open scroll clean dry air compressor with 100 psi distribution pressure and air receiver and desiccant air dryer. Premium controls
  

•   Vacuum Pump Quadruplex lubricated vane vacuum pump with 19” Hg distribution pressure
with air receiver. Premium controls
  

•   DI Skid & Pretreatment (By Tenant): High Efficiency RO/DI system with ultralow
pressure RO, nominal 35 gpm. Estimated capacity 500 gallons per day. Shall include VFD distribution pumps, 500-gallon tank, UV sterilizers and final filters

 
 •   Bulk Gas Tanks (By
Tenant)
  
 •   Steam:
electric steam generators provided by autoclave manufacturer
  

•   Water Closets, ADA Compliant: Handicap-height, vitreous china, wall mounted, floor outlet, low-flush toilet with flush valve
  

•   Water Closet: Vitreous china, wall mounted, floor outlet,
low-flush toilet with flush valve
  

•   Urinal, ADA Compliant: Wall hung, vitreous china,
low-flush urinal with flushometer.

  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 13

  

			
	 	  	 Mount at handicap height

 
 •   Urinal: Wall hung,
vitreous china, low-flush urinal with flushometer
  

•   Lavatory: Vitreous china wall hung lavatory with a single temperature-metering faucet

 
 •   Faucet: Infra-red sensor control restroom faucet on 120 v power
  

•   Lab sink: stainless steel or epoxy, sizes to be determined

 
 •   Lab Turrets: Bench and
utility panel mount
  

•   Scullery sink: Double compartment stainless steel sink with 14 in. deep basin

 
 •   Service Sink: Corner
model, terrazzo mop service basin with vacuum breaker faucet. Emergency Shower/Eyewash: Guardian Model GBF2352 or equivalent
  

•   All water fixtures used in general office space including restrooms but not including
Process Fixtures, shall exceed the minimum average rating by 30% specified in the Energy Policy Act of 1992, in accordance with LEED calculations
  

•   Break rooms shall have either double compartment
18-gauge stainless steel sinks or Silgranit, pending study on commercial applications

		
	DRAINS	  	 •   Floor Drains: Cast iron body
floor drains with nickel bronze top, membrane clamp and adjustable collar
  

•   Floor Sinks: Cast iron body receptor with acid-resistant coated interior, bottom dome
strainer, seepage flange and grate

	HVAC – TENANT IMPROVEMENT MINIMUM CRITERIA
		
	CODE COMPLIANCE	  	 All work shall be in strict conformance with the following codes and standards

 
 •   CA Mechanical Code

 
 •   CA Plumbing Code

 
 •   CA Building Code

 
 •   CA Fire Code

 
 •   Local Fire Department
Regulations
  

•   National Fire Protection Association

 
 •   All other Authorities
Having Jurisdiction

		
	PRINCIPAL SYSTEMS	  	 •   Summer-Winter HVAC systems for
all occupied areas, including corridors and restrooms
  

•   Tenant spaces shall be conditioned by rooftop package units. All Laboratories will be
exhausted via utility sets
  

•   Fume hood and any bio-safety cabinet exhaust will
be exhaust by a high plume exhaust fan discharging at a minimum of 10 feet above the roof surface
  

•   A heating hot water system will be provided to serve building heating or an equal alternate
approved by Landlord
  

•   Server room will be provided with an independent split system for 24/7 operation

 
 •   Toilet exhaust systems
for all restrooms and janitor rooms per code
  

•   Building DDC controls based on an open source protocol (Bacnet). Siemens or Johnson
Controls or approved equivalent

		
	NEW HEATING PLANT AND GAS METER	  	 •   As part of the Tenant
Improvement, a new natural gas heating plant shall be installed to provide all of Tenant’s heating requirements. Natural gas shall be supplied from a new dedicated gas meter

		
	OFFICE AREAS	  	Rooftop package units will serve the office areas
		
	LAB AREAS	  	These areas shall be serviced by rooftop 100% OSA packaged units equipped as described below. Space will either be zoned via independent rooftop package units or via a larger rooftop unit with
terminal boxes equipped with heating hot water coils as approved by Landlord for budget purposes. The units shall be on the roof
		
	VIVARIUM	  	 •   Provide 100% Outside air
handlers
  
 •   Provide
independent exhaust fan system on emergency power
  

•   Provide pressure independent supply and exhaust valves as required to
maintain

  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 14

  

					
	 	  	 space pressure requirements

 
 •   Provide re-heat coils for space zoning or an equal alternate approved by the landlord

		
	 CRITICAL PROGRAM

AREAS
	  	Areas that require continuous 7/24 operation (computer rooms, network server rooms, etc.) shall be considered for dedicated stand-alone air cooled DX systems. The system
configuration shall be dependent on room capacity requirements
		
	ROOFTOP	  	 Custom Packaged Units with the following minimum components and accessories:

 
 •   Double wall outdoor
construction
  

•   Plenum Supply fan(s) with high efficiency motors and VFD’s

 
 •   Airflow monitoring
stations
  
 •   Moisture
eliminator section
  

•   Filtration with 2 in. 30/30 pre-filters and 85%
final filters as required.
  

•   Direct expansion cooling coil

 
 •   Heating hot water
coil.
  
 •   Stainless
steel drain pan

		
	ENVIRONMENTAL DESIGN CONDITIONS	  	 The following criteria will be used for sizing the heating and cooling systems:

 
 •   Outdoor Ambient Design
Conditions:
  

	  	 Summer:
  

Winter:
	  	 91° F dB, 72° F mwB, 13° F dB outdoor daily range
  

38° F dB

		
		  	 •   Indoor Conditions for Air Conditioned Area:

			
		  	 •   Offices, Labs:

 
 •   Vivarium:
	  	 72° F dB ± 3° F dB, No Humidity Control
  

72° F dB ± 3° F dB, 40-60% RH

		
		  	 •   Electrical, Telecom, Storage: Typical of office space
unless equipment requires a more specifically controlled environment

			
	 	  	 •   Server Rooms:
	  	68° F dB + 3° Db
		
	VENTILATION AIR REQUIREMENTS	  	 1.  Outdoor air for ventilation will
meet or exceed the requirements of the American Society of Heating Ventilating and Air Conditioning
  

2.  Engineers (ASHRAE) Standard 62-1989, Ventilation for
Acceptable Indoor Air Quality
  

3.  For laboratory areas provide 100% outside air 

		
	 ENERGY USE

AND CONSERVATION
	  	The Energy Efficiency Standard, Title 24, to be used to set the minimum performance requirements of this installation
		
	CEILING REGISTERS AND DIFFUSERS	  	 •   Ceiling diffusers
with perforated face with frame style compatible with the type of ceiling used
  

•   Surface mounted diffusers require gaskets to prevent leakage. Diffuser faceplate to have
concealed hinges and latches. Faceplates to be easily removable from the frame
  

•   Supply diffusers, Titus-PMC or equivalent
perforated modular face-size 24” X 24” for lay-in ceiling tile
  

•   Linear diffusers for all hard lid areas. Specialty diffusers by area as
required

		
	DUCT WORK	  	 •   Supply ducts, return
ducts, and exhaust ducts plenum chambers, housing, and panels fabricated from zinc-coated (galvanized) steel sheets conforming to the latest ASTM Specs A-525.
Zinc-coating to be of the “Commerical” class
  

•   Exhaust branch duct from fume hoods shall be PVC coated galvanized or 304 stainless steel a
minimum of 10’ from main exhaust duct
  

•   Exhaust duct from Glasswash areas shall be sloped 304 stainless steel a minimum of 10’
from main exhaust duct
  

•   Ductwork shall be installed in strict accordance with the latest SMACNA guidelines and
shall also adhere to the latest State and Federal seismic requirements
  

•   Install flexible ducts in a fully extended condition free of sags and kinks,
using

  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 15

  

			
	 	  	 minimum length required for connection. Flexible
duct suspended on 36” centers with a min 3/4” wide flat banding material where horizontal support is required. Joints and connections to be made in accordance with Underwriters Laboratories, Inc. Connect to rigid sheet metal with min
1/2” wide collar positively clamped and secured with screws or other approved fastening

		
	TOILET EXHAUST VENTILATION	  	Exhaust all restrooms and janitor rooms with a minimum of 12 air changes per hour
		
	MISC EXHAUST VENTILATION SYSTEMS	  	 The following exhaust system will be installed as part of the shell design, it is assumed that
outside ambient air shall provide makeup air to the exhausted area:
  

•   Main Electrical Room

		
	CONTROLS	  	 •   Electronic DDC building
automation system control the central plant, building core areas and tenant mechanical systems including zone temperature control. The system will operate the HVAC system and control occupied and non-occupied
temperature and ventilation schedules. The system will include monitoring, alarm and by-pass functions for efficient energy management

	ELECTRICAL – TENANT IMPROVEMENT MINIMUM CRITERIA
		
	CODE COMPLIANCE	  	 All work shall be in strict conformance with the following codes and standards

 
 •   NFPA 70 National
Electrical Code
  

•   NFPA 101 Life Safety Code

 
 •   BOCA Building
Codes
  
 •   IES -
Engineering Society of North America

		
	DISTRIBUTION	  	 •   SDG&E electrical room main
distribution switchgear is existing to remain. Existing service is 3000A at 480Y/277V, 3 phase, 4 wire
  

•   There are two existing meters available:

 
 •   Meter #1: 480V, 500A
Service, Meter #6582943
  

•   Meter #2: 480V, 400A Service, Meter #6578928

 
 •   All distribution will
be from the main gear to each Tenant’s dedicated electric room(s)
  

•   All conductors for new equipment to be installed as new

 
 •   New HVAC equipment to
be fed from new electrical panelboard(s)
  

•   Panelboards and distribution boards shall be located in the Tenant’s electrical rooms
to feed the office/lab and support areas or within the lab area as appropriate
  

•   All new transformers are energy efficient Energy Star type

 
 •   208V branch circuit
panelboards provided within Tenant space

		
	DISTRIBUTION EQUIPMENT	  	 Panelboards
  

•   All Panelboards to be new surface mounted and stacked if necessary, inside the dedicated
electrical rooms or flush mounted if outside the electrical room
  

•   Panelboards for lighting to be 480Y/277V 3j 4W
to be fully rated for fault current. All Electrical panels are to be located in electrical equipment rooms or within the lab area as appropriate
  

•   Panelboards for power and control power shall be 208Y/120V
3j 4W with minimum fault current ratings of 10,000 AIC. Panelboards served through transformers shall have integral main over current protection, sized as indicated on the drawings

 
 •   All panelboards shall
have, 42-pole space, bus ratings (as indicated on the panel schedules) and are either surface or flush mounted (as indicated on the panel schedules). All panels located in electrical rooms to be stacked or
switchboard mounted to minimize space used by the panels
  

•   Panelboards with an isolated ground bus are required as noted. All 208Y/120V 3f 4W panelboards shall be provided with 100% rated neutral bus

		
	DISTRIBUTION EQUIPMENT	  	 Feeders
  

•   Feeders shall be copper conductors (Type THHN or THW) routed in electro metallic tubing
(EMT), polyvinylchloride (PVC) conduit, or rigid galvanized steel (RGS)

  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 16

  

			
	 	  	 conduit. EMT shall be used in all indoor, concealed locations where the feeder is
protected from damage or weather. RGS conduit shall be used in exterior applications or where the conduit may be exposed to physical damage. PVC shall be used for all below-grade applications

 
 •   Feeders shall be sized
according to the single line diagram in the construction documents
  

•   Feeders shall be rack-mounted in accessible ceiling spaces or routed below grade the
slab

		
	BRANCH CIRCUITRY	  	 Conduit and Wire
  

•   Branch circuits for all power circuits serving furniture partition systems, office power,
convenience outlets, control power, etc. to be nominally sized as 120V 20A
  

•   Branch circuits for lighting circuits to be either 277V 20A unless specifically indicated
otherwise
  
 •   All Lab
area branch circuit conductors to be copper and routed in metal conduit
  

•   Each office to include (2) duplex receptacles, and (1) ring and string devices
per 130 SF office. Quantity to be adjusted per square footage room size. Controlled receptacles to be included as necessary per Title 24 requirements. Controlled receptacles are not required when existing electrical service is maintained

 
 •   Systems furniture
feeds to be provided as (4) circuit (8) wire systems with three normal circuits and one dedicated circuit. Controlled receptacles to be included as necessary per Title 24 requirements. Controlled receptacles are not required when existing
electrical service is maintained
  

•   Branch circuits may be increased in size for specific loads or as necessary to prevent
excessive voltage drop on longer circuits
  

•   MC Cable to be provided for concealed areas of routing as indicated on drawings

 
 Mechanical Equipment

 
 •   Power provided from
the 480 V or 208 Y/120 V system for line voltage to mechanical equipment
  

•   Smoke detectors, time clocks, relays, contactors, etc. by the mechanical contractor

 
 •   Motor starters and
disconnect switches by the electrical contractor according to the mechanical equipment control wiring diagrams

		
	LIGHTING	  	 •   Electrical devices including
(receptacles and switches) shall be rated according to the load served
  

•   Electrical devices shall be Decora type, white in color with white thermoplastic cover
plates
  
 •   Cover
plates for receptacles and junction boxes shall be labeled indicating the circuit and panelboard from which the device is fed
  

•   All floor furniture feeds shall be flush type or pedestal, and flush type to be provided at
conference rooms. Floor devices must be 2 hour rated

		
	TELEPHONE/ DATA ROOM AND LOW VOLTAGE WIRING	  	 Lighting Systems
  

•   Fixtures shall be suitable for the application including the ability to provide egress
illumination where required
  

•   Fixtures shall meet U.L. requirements and selection and placement of fixtures shall comply
with ADA requirements
  

•   All lighting fixtures shall operate at 277 V unless specifically noted otherwise

 
 •   Lighting Power
Densities (LPD) must exceed with the Title 24 energy savings by 25% - 35% to comply with LEED Silver Certification efforts
  

•   Office and Lab areas to consist of direct/indirect linear pendant style fixtures or
recessed direct/indirect light fixtures. Dimmable LED lighting to be used to the maximum extent possible
  

•   Exit Lights – Edge lit, Green on clear, 120/277, EL N

 
 Lighting Control Systems

 
 •   Lighting control must
comply with Title 24 requirements (including over-ride control

  
 

 

			
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	 	  	 for automatically shutting the lights off at prescribed periods of time and the
ability to over-ride the lighting control for up to two hours of use)
  

•   Lighting control equipment shall include a programmable lighting control panel, relay
panels (quantity as necessary), over-ride switches (distributed throughout the space), and interconnecting conductors
  

•   Control zones to include perimeter areas for daylit spaces, skylit areas, and interior
areas under 5,000SF
  

•   Occupancy sensors will be provided for all offices less than 250 square feet and conference
rooms per Title 24 requirements. All other areas will be coordinated as to whether occupancy sensor or timeclock controlled shut-off will be provided

 
 •   Corridors will be
provided with partial off (at least 50%) occupancy sensors
  

•   Each room shall be controlled by dimming switching for local control

 
 •   Each private enclosed
office to be provided with wall mounted dimmable switching and a ceiling mounted motion sensor. Manufacturer: Wattstopper or equal
  

•   Photocells and dimming to be installed per Title 24 requirements

 
 •   response capability
will be provided

		
	 TELEPHONE/ DATA ROOM AND LOW VOLTAGE

WIRING
	  	 Telephone/Data Room and Low Voltage Wiring

 
 •   The shell MPOE room
shall be used, and a conduit path to be provided to additional IDF rooms as required. All telephone/data materials and installation are by Tenant

		
	AUXILIARY SYSTEMS	  	 Front end security system with card readers at (3) main entry points to suite included

 
 Auxiliary Systems such, CCTV camera and AV are outside the scope of this project and
will be installed separately as part of the Tenant’s effort. The Landlord must approve device appearance and locations

  
 

 

			
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 Annex 3  

Schedule 
  

 
  
 

 

			
	Work Letter	  	3985 Sorrento Valley/Metacrine - Page 19

  

 

 
  
 

 

			
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 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made this ________ day of _______________, ______, between ARE-SD REGION NO. 30, LLC, a Delaware limited liability company (“Landlord”), and __________________, a _____________________ (“Tenant”), and is attached to and made a part of
the Lease dated ________________, ______ (the “Lease”), by and between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 

Landlord and Tenant hereby acknowledge and agree, for all purposes of the Lease, that the Commencement Date of the Base Term of the Lease
_______________, ______, and the termination date of the Base Term of the Lease shall be midnight on _______________, ______. In case of a conflict between the terms of the Lease and the terms of this Acknowledgment of Commencement Date, this
Acknowledgment of Commencement Date shall control for all purposes. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this
ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date first above written. 
  

							
	TENANT:
	
	 METACRINE, INC.,
 a Delaware
corporation

		
	By:	 	 
		 	Ken Song, President and CEO
	
	LANDLORD:
	
	 ARE-SD REGION NO. 30, LLC,

a Delaware limited liability company

		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,

a Delaware limited partnership,
 managing member

			
		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 general partner

				
		 		 	By:	 	 
		 		 	Its:	 	 

  
 

 

			
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 EXHIBIT E TO LEASE 

Rules and Regulations 

1.    The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used
by them for any purpose other than ingress and egress to and from the Premises. 
 2.    Tenant shall not place any
objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 

3.    Except for animals assisting the disabled, no animals shall be allowed in the offices, halls, or corridors in the
Project. 
 4.    Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio
or musical instrument or by the making of loud or improper noises. 
 5.    If Tenant desires telegraphic, telephonic or
other electric connections in the Premises, Landlord or its agent will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or
connection shall be made at Tenant’s expense. 
 6.    Tenant shall not install or operate any steam or gas engine
or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles
deemed extra hazardous shall not be brought into the Project, except as expressly approved by Landlord . 

7.    Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the
overnight parking of operative vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no “For Sale” or other
advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering or lettering of
individual spaces will be permitted except as specified by Landlord. 
 8.    Tenant shall maintain the Premises free
from rodents, insects and other pests. 
 9.    Landlord reserves the right to exclude or expel from the Project any
person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 

10.    Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the
preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person.

 11.    Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes,
electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. 

12.    Tenant shall not permit storage outside the Premises, including without limitation, outside storage of trucks and
other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 
  

 

			
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 13.    All moveable trash receptacles provided by the trash disposal firm
for the Premises must be kept in the trash enclosure areas, if any, provided for that purpose. 
 14.    No auction,
public or private, will be permitted on the Premises or the Project. 
 15.    No awnings shall be placed over the
windows in the Premises except with the prior written consent of Landlord. 
 16.    The Premises shall not be used for
lodging, sleeping or cooking (except that Tenant may use microwave ovens, toasters and coffee makers in the Premises for the benefit of Tenant’s employees and contractors in an area designated for such items, but only if the use thereof is at
all times supervised by the individual using the same) or for any immoral or illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 

17.    Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the
Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s consent to the installation of electric equipment
shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 
 18.    Tenant
assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 
 19.    Tenant shall not
install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted
beyond the Premises. 
  
 

 

			
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 EXHIBIT F TO LEASE  

TENANT’S PERSONAL PROPERTY 

None. 
  
 

 

			
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 EXHIBIT G TO LEASE  

MAINTENANCE OBLIGATIONS 
  

 
  
 

 

			
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 EXHIBIT H TO LEASE  

ASBESTOS DISCLOSURE 

NOTIFICATION OF THE PRESENCE OF ASBESTOS CONTAINING MATERIALS 

This notification provides certain information about asbestos within or about the Building in accordance with California Code of Regulations, title 8, section
1529 and Section 25915 et. seq. of the California Health and Safety Code. 
 Historically, asbestos was commonly used in building products used in the
construction of buildings across the country. Asbestos-containing building products were used because they are fire-resistant and provide good noise and temperature insulation. Because of their prevalence, asbestos-containing materials, or ACMs, are
still sometimes found in buildings today. 
 The Building has undergone several rounds of improvement since its original construction in 1976. These
improvements included interior demolition and related ACM abatement down to concrete floors and studs according to former facility personnel. However, no documentation regarding the removal of ACMs is available and an asbestos survey has not been
performed. Considering the extensive improvements conducted, it’s unlikely that ACMs are present in the building. Nonetheless, due to the lack of abatement documentation, the present of ACMs or PACMs cannot be ruled out. 

Because ACMs and PACMs may be present within or about the Building, we have hired an independent environmental consulting firm to prepare an operations and
maintenance program (“O&M Program”). The O&M Program is designed to minimize the potential of any harmful asbestos exposure to any person within or about the Building. The O&M Program includes a description of work
methods to be taken in order to maintain any ACMs or PACMs within or about the Building in good condition and to prevent any significant disturbance of such ACMs or PACMs. Appropriate personnel receive regular periodic training on how to
properly administer the O&M Program. 
 The O&M Program describes the risks associated with asbestos exposure and how to prevent such exposure
through appropriate work practices. ACMs and PACMs generally are not thought to be a threat to human health unless asbestos fibers are released into the air and inhaled. This does not typically occur unless (1) the ACMs are in a deteriorating
condition, or (2) the ACMs have been significantly disturbed (such as through abrasive cleaning, or maintenance or renovation activities). If inhaled, asbestos fibers can accumulate in the lungs and, as exposure increases, the risk of disease
(such as asbestosis or cancer) increases. However, measures to minimize exposure, and consequently minimize the accumulation of asbestos fibers, reduce the risks of adverse health effects. 

The O&M Program describes a number of activities that should be avoided in order to prevent a release of asbestos fibers. In particular, you should be
aware that some of the activities which may present a health risk include moving, drilling, boring, or otherwise disturbing ACMs. Consequently, such activities should not be attempted by any person not qualified to handle ACMs. 

The O&M Program is available for review during regular business hours at the Landlord’s office located at 10996 Torreyana Road, Suite 250, San Diego,
CA 92121. 
  
 

 

			
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 EXHIBIT I TO LEASE  

CONTROL AREAS

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