Document:

EX-10.1

   

  Exhibit 10.1

  CERTAIN CONFIDENTIAL INFORMATION CONTAINED IN THIS DOCUMENT, MARKED BY [***], HAS BEEN OMITTED BECAUSE IT IS NOT MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE HARM TO THE COMPANY IF PUBLICY DISCLOSED.

   

  SECOND AMENDMENT TO SINGLE-TENANT TRIPLE NET LEASE

  This SECOND AMENDMENT TO SINGLE-TENANT TRIPLE NET LEASE (this “Second Amendment”), is made on this 8th day of August, 2022, by and between CRISP PARTNERS LLC, a Delaware limited liability company (“Landlord”), and PRELUDE THERAPEUTICS INCORPORATED, a Delaware corporation (“Tenant”).  

   

  BACKGROUND:

   

  A.	Landlord and Tenant are parties to that certain Single-Tenant Triple Net Lease dated September 13, 2021 (the “Original Lease”), as amended by that certain First Amendment to Single-Tenant Triple Net Lease dated November 15, 2021 (the “First Amendment” and, together with the Original Lease, collectively, the “Lease”), covering that certain premises (the “Premises”) consisting of approximately 80,874 rentable square feet, known as Building 709 and located in Landlord’s building (the “Building”) at Chestnut Run Plaza, 984 Centre Road, Wilmington, Delaware, as more fully described in the Lease.

  B.	Subject to the provisions of this Second Amendment, Landlord and Tenant desire to modify the Lease in certain respects.  Accordingly, Landlord and Tenant desire to amend the Lease.    

  NOW, THEREFORE, the parties hereto, in consideration of the mutual promises and covenants contained herein, and in the Lease, and intending to be legally bound, hereby agree that the Lease is amended as follows:

  1.All capitalized terms used herein and not otherwise defined herein shall have the meanings ascribed to them in the Lease. 

  2.Premises.  Section 1.2 of the Original Lease, entitled “Premises”, is hereby deleted in its entirety and replaced with the following:

  “1.2.	“Premises” shall mean all of the interior space within the Building walls and below the Building ceiling, containing approximately 101,000 gross square feet and approximately 80,874 rentable square feet and shown on Exhibit B attached hereto.”

   

  3.Base Rent.  Section 1.03 of the Original Lease, entitled “Base Rent”, is hereby deleted in its entirety and replaced with the following:

   

  

   

   

  “1.3	“Base Rent”:

  				
	 
Months of Term
 
	RSF
	Base Rent Per RSF
	Monthly Base Rent 

	*Commencement Date - Last day of the 7th full calendar month of the Term
	--
	--
	--

	First day of the 8th full calendar month of the Term - Last day of the 12th full calendar month of the Term
	60,000
	$35.42 
	$177,100.00 

	First day of the 13th full calendar month of the Term - Last day of the 18th full calendar month of the Term
	70,000
	$35.42 
	$206,616.67 

	First day of the 19th full calendar month of the Term - Last day of the 30th full calendar month of the Term
	80,874
	$36.31 
	$244,711.25 

	First day of the 31st full calendar month of the Term - Last day of the 42nd full calendar month of the Term
	80,874
	$37.22 
	$250,844.19 

	First day of the 43rd full calendar month of the Term - Last day of the 54th full calendar month of the Term
	80,874
	$38.15 
	$257,111.93 

	First day of the 55th full calendar month of the Term - Last day of the 66th full calendar month of the Term
	80,874
	$39.10 
	$263,514.45 

	First day of the 67th full calendar month of the Term - Last day of the 78th full calendar month of the Term
	80,874
	$40.08 
	$270,119.16 

	First day of the 79th full calendar month of the Term - Last day of the 90th full calendar month of the Term
	80,874
	$41.08 
	$276,858.66 

	First day of the 91st full calendar month of the Term - Last day of the 102nd calendar month of the Term
	80,874
	$42.11 
	$283,800.35 

   

  	 

  

   

   

  				
	First day of the 103rd full calendar month of the Term - Last day of the 114th full calendar month of the Term
	80,874
	$43.16 
	$290,876.82 

	First day of the 115th full calendar month of the Term - Last day of the 126th full calendar month of the Term
	80,874
	$44.24 
	$298,155.48 

	First day of the 127th full calendar month of the Term - Last day of the 138th full calendar month of the Term
	80,874
	$45.35 
	$305,636.33 

	First day of the 139th full calendar month of the Term - Last day of the 150th full calendar month of the Term
	80,874
	$46.48 
	$313,251.96 

	First day of the 151st full calendar month of the Term - Last day of the 162nd full calendar month of the Term
	80,874
	$47.64 
	$321,069.78 

   

  *This reflects an abatement of Base Rent in the amount of $177,100.00 per month, for a total of $1,239,700.00 for the first seven full calendar months of the Term.”  

   

  4.Estimated Expenses.  Section 1.4 of the Original Lease, entitled “Estimated Expenses”, is hereby deleted in its entirety and replaced with the following:

   

  “1.4	“Estimated Expenses”:  As of the date hereof, Estimated Expenses for the calendar year in which the Term commences are $562,883.04, payable in monthly installments of $46,906.92, subject to adjustment and reconciliation as provided for in this Lease.  Notwithstanding the foregoing, monthly installments of Real Property Taxes and Operating Expenses shall be abated for the first six (6) full calendar months of the Term, provided, however, that Tenant shall be obligated to pay for the cost of janitorial, electricity, gas, telecommunications, water, sewer, data and any other utility or service contracted directly by Tenant.  For the avoidance of doubt, Tenant’s obligations to pay Estimated Expenses in accordance with the terms and conditions of this Lease shall be calculated using the entire rentable square feet of the Building in the amount of 80,874 (regardless that Base Rent for the first 18 full calendar months of the Term may be calculated using a lesser amount for rentable square feet).”

  5.Term.  Section 1.6 of the Original Lease, entitled “Term”, is hereby deleted in its entirety and replaced with the following:

   

  1.6. “Term”: The period commencing on the Commencement Date (as defined below) and, unless terminated earlier in accordance with this Lease, ending on the date (the “Expiration Date”) that is the last day of the 162nd full calendar month after the 

  	 

  

   

   

  Commencement Date.  The “Commencement Date” shall mean the date that is the earlier of (i) the Landlord Work Substantial Completion Date (defined in Exhibit G), or (ii) the date Tenant takes possession of the Premises for the conduct of Tenant’s business (provided that for the avoidance of doubt, Tenant entering the Premises for the performance of Tenant Fixturing (as defined in Exhibit G) shall not be deemed to trigger the Commencement Date).  Landlord and Tenant shall confirm the Commencement Date and the Expiration Date by executing a “Confirmation of Lease Terms Certificate” in the form attached hereto as Exhibit F, provided, however, that (i) the enforceability of this Lease, and (ii) the determination of the Commencement Date, in each case, shall not be affected should either party fail or refuse to execute such certificate.

   

  6.Brokers.  Landlord and Tenant hereby expressly acknowledge and agree that the “separate agreement” referred to in the second sentence of Section 26.11 of the Original Lease specifically concerns the Leasing Commission Agreement dated September 10, 2021, as modified by that certain Addendum to Leasing Commission Agreement dated September 10, 2021, and as such, Landlord agrees only to pay the Broker(s) the commission due the Broker(s) pursuant to the express terms and conditions of the commission agreements referred to in this sentence.  For the avoidance of doubt, Landlord and Tenant hereby expressly acknowledge and agree that the commission due to the Broker(s) is to be calculated using the original Base Rent schedule contained in Section 1.3 of the Original Lease (prior to such Section being amended by this Second Amendment) and not the amended Base Rent schedule contained in Section 2 of this Second Amendment. 

  7.Possession.  Section 3 of the Original Lease, entitled “Possession”, is hereby deleted in its entirety and replaced with the following:

  “3.	Possession.  Landlord shall not be liable for any loss or damage to Tenant resulting from any delay in delivering possession of the Premises due to circumstances outside of Landlord’s reasonable control. Notwithstanding the foregoing, if the Landlord Work Substantial Completion Date and delivery of possession of the Premises to Tenant is not achieved on or before May 1, 2023, as such date shall be extended for Excusable Delays (as defined below) (such date, as extended, the “First Penalty Date”), then Tenant shall receive a credit, which credit shall be applied against Base Rent next due and owing under the Lease, of one day’s Base Rent for each day after the First Penalty Date until the earlier of (a) the date that the Landlord Work Substantial Completion Date is achieved and possession of the Premises is delivered to Tenant, or (b) the Second Penalty Date (as defined below). Notwithstanding the foregoing, if the Landlord Work Substantial Completion Date and delivery of possession of the Premises to Tenant is not achieved on or before June 1, 2023, as such date shall be extended for Excusable Delays (such date, as extended, the “Second Penalty Date”), then Tenant shall receive a credit, which credit shall be applied against Base Rent next due and owing under the Lease, of two days’ Base Rent for each day after the Second Penalty Date until the date that the Landlord Work Substantial Completion Date is achieved and possession of the Premises is delivered to Tenant. Tenant shall have the right, at Tenant’s own risk, expense and responsibility, at all reasonable times prior to the Commencement Date (as reasonably determined by Landlord), to enter the Premises for the sole and exclusive purpose of reviewing the condition of the Premises, provided that (a) Tenant obtains Landlord’s prior written consent, not to be unreasonably 

  	 

  

   

   

  withheld, conditioned or delayed, (b) Tenant does not interfere with or delay the Landlord Work, (c) Tenant uses contractors and workers compatible with the contractors and workers engaged by Landlord to complete the Landlord Work.  If Tenant enters the Premises prior to the Commencement Date, then Tenant shall abide by the terms and conditions of this Lease as if the term of this Lease had already commenced, except that: (i) Tenant shall have no maintenance and repair obligations (unless and to the extent something is damaged by the acts or omissions of Tenant or any Tenant Party) and no obligation to pay (a) Base Rent until the first day of the eighth full calendar month of the Term, and (b) Real Property Taxes and Operating Expenses until the Commencement Date, in each case, unless and to the extent Base Rent, Real Property Taxes and Operating Expenses are payable during any partial month, as set forth in Section 4 of this Lease; and (ii) Tenant shall be responsible for paying for all utilities supplied to the Premises, including, without limitation, electric, gas, water and sewer, as set forth in Section 6 of this Lease; provided, however, Tenant shall not be responsible for paying for any utilities supplied to the Premises solely in connection with Landlord’s construction activities at the Premises.”

  8.Contingency.  Section 26.21 of the Original Lease, entitled “Contingency”, is hereby deleted in its entirety.

  9.Project Amenities.  Section 26.23 of the Original Lease, entitled “Project Amenities”, is hereby amended by deleting the reference to “February 15, 2023” and substituting “August 15, 2023” therefor.  Accordingly, the Project Amenities Penalty Date is August 15, 2023.

  10.Work Letter.  The Work Letter attached as Exhibit G to the Original Lease, and Exhibit “G-1”, Exhibit “G-2” and Exhibit “G-3” attached thereto, are all hereby deleted their entireties and replaced with Exhibit “G-Revised”, Exhibit “G-1 Revised” and Exhibit “G-2 Revised” attached to this Second Amendment.

  11.Except as expressly modified herein, the Lease shall remain in full force and effect in accordance with its terms.  In the event of any conflict between the terms contained in this Second Amendment and the Lease, the terms herein contained shall supersede and control the obligations and liabilities of the parties.

  12.Tenant acknowledges and agrees that the Lease, as hereby amended, is in full force and effect and, to Tenant’s knowledge, Tenant has no claims or offsets against Rent due or to become due under the Lease, as hereby amended.

  13.This Second Amendment shall be binding upon and inure to the benefit of the parties and their respective successors and permitted assigns.

  14.This Second Amendment may be executed in counterparts, each of which shall constitute an original, but which, taken together, shall be one original agreement.  Any counterpart of this Second Amendment may be executed and delivered by electronic transmission (including, without limitation, e-mail) or by portable document format (pdf) and shall have the same force and effect as an original.

   

  	 

  

   

   

  {SIGNATURES APPEAR ON THE FOLLOWING PAGE}

   

  	 

  

   

   

  IN WITNESS WHEREOF, Landlord and Tenant have caused this Second Amendment to be duly executed, under seal, as of the day and year first above written. 

  				LANDLORD:

   

  CRISP PARTNERS LLC

   

  By:   /s/ Lawrence J. Stuardi

  Name: Lawrence J. Stuardi

  Title: Member

   

  	 

  	TENANT:

   

  PRELUDE THERAPEUTICS INCORPORATED

   

   

  By:   /s/ Jane Huang

  Name: Jane Huang

  Title: President and CMO

   

   

   

  	 

  

   

   

   

  EXHIBIT “G- REVISED”

  WORK LETTER

  This Exhibit “G-REVISED” (referred to herein and in the Lease as the “Work Letter”) accompanies and forms a material part of that certain Single-Tenant Triple Net Lease between CRISP PARTNERS LLC, as Landlord, and PRELUDE THERAPEUTICS INCORPORATED, as Tenant (the “Lease”), and sets forth the respective obligations of Landlord and Tenant for the finalization of design and continuation and completion of  the Base Building Work, the Tenant Improvements and the Tenant Fixturing (as those terms are defined herein).  Any capitalized terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in the Lease.

  1.	Intentionally Deleted

  2.	Construction Representatives

  (a)	In order to streamline communication and decision-making, in addition to the terms and conditions set forth herein, Landlord and Tenant have each assigned a designated representative (with respect to Tenant, Tim Mueller, the “Tenant’s Construction Representative” and, with respect to Landlord, Keith Metzger, the “Landlord’s Construction Representative”) who will facilitate and coordinate design and construction, and Landlord and Tenant may rely on all instructions, consents, agreements, changes and modifications made by such representatives as having been given or made by, and binding upon, Landlord or Tenant, as the case may be.  In the event Tenant’s Construction Representative is unavailable, Tenant has assigned a designated secondary representative, Aimee Crombie, to act on behalf of Tenant’s Construction Representative. In the event Landlord’s Construction Representative is unavailable, Landlord has assigned a designated secondary representative, Hank Merrill, to act on behalf of Landlord’s Construction Representative.

  3.	Base Building Work

  (a)	Description; Project Contractor.  The Building and Exterior Areas and all site work and other improvements to be constructed in connection therewith by or on behalf of Landlord, as more particularly described in the “Base Building Plans and Specifications” as more fully defined in and attached hereto as “Exhibit “G-1 REVISED” shall constitute and be referred to herein as the “Base Building Work”.  As used in the Lease and this Work Letter, the term “Project Contractor” shall mean Bancroft Construction, who will be engaged by Landlord to complete both the Base Building Work and the Tenant Improvements.  Landlord, Tenant and the Project Contractor shall work as a team to ensure that both the Base Building Work and the Tenant Improvements shall be performed simultaneously to ensure that the Project is delivered in a timely manner and in accordance with the Base Building Plans and Specifications and the TI Plans and Specifications as further defined below.

  (b)	Base Building Plans and Specifications.

  	 

  

   

   

  (i)	Landlord with Tenant’s acknowledgement engaged L2P (“Project Architect”) and CDA Engineering, Inc. (“Project Civil Engineer”) to prepare, in collaboration with each of Landlord’s Construction Representative and Tenant’s Construction Representative and through the collective input of Landlord and Tenant, the Base Building Plans and Specifications.  As the Base Building Plans and Specifications progressed through the schematic design and design development stages, Landlord and Tenant, with budgetary input from Project Contractor, made various changes to the Base Building Plans and Specifications intended to reduce the overall cost of the Base Building Work (collectively, the “Base Building Value Engineering Changes”). The Base Building Value Engineering Changes have been incorporated into the Base Building Plans and Specifications listed in Exhibit “G-1 REVISED”.  In the event Landlord, Tenant, Project Contractor, Project Architect or Project Civil Engineer recommends or requests in writing further Base Building Value Engineering Changes, any such changes, if approved (such approval not to be unreasonably withheld, conditioned or delayed) by Landlord and Tenant in writing, as the case may be, shall be incorporated into the Base Building Plans and Specifications.

  (ii)	For the avoidance of doubt, pursuant to the First Amendment to Single-Tenant Triple Net Lease dated November 15, 2021, by and between  Landlord and Tenant, Landlord has entered into a BDA with DNREC, which BDA requires Landlord, at Landlord’s sole cost and expense, to take certain measures to conduct a Brownfield Investigation and to implement any Remedial Action Work Plan and Final Plan of Remedial Action, as defined in the BDA, and as issued, approved, modified, or amended by DNREC, which plan is set forth on Exhibit “G-4 REVISED” attached hereto. 

  (iii)	Any approval by Landlord of the Base Building Plans and Specifications, (or any iteration thereof) shall not be a representation or warranty of Landlord that the Base Building Work or such documents are adequate for Tenant’s particular manner of use of the Premises.

  (c)	Permits.  Landlord, at Landlord’s cost, shall be responsible for obtaining from the applicable governmental authority(ies) having jurisdiction over the Premises (collectively, the “Government Agency”) all building permits and other governmental licenses, permits and approvals necessary for the construction of the Base Building Work (collectively, “Base Building Approvals”).  Tenant shall cooperate with Landlord, at no material cost to Tenant, in Landlord’s efforts to obtain such permits and other approvals.  Landlord shall notify Tenant’s Construction Representative in writing (it being agreed that email notice shall suffice, which notice shall be sent to Tim Mueller at [***] until changed by Tenant upon notice to Landlord) of any and all changes or modifications to the Base Building Plans and Specifications required in order to obtain the Base Building Approvals, within three (3) business days following the date Landlord becomes aware of such required changes or modifications.  If any such changes or modifications are materially inconsistent or incompatible with the Base Building Plans and Specifications or the Tenant Improvements, then Landlord’s Construction Representative and Tenant’s Construction Representative shall meet with such Governmental Agency as soon as practical after Tenant’s Construction Representative’s receipt of the notice of such changes or modifications required by any such Government Agency, to mutually determine, in good faith, what material changes or modifications are practical and acceptable to all parties (such determination not to be unreasonably withheld, conditioned, or delayed).  Once deemed acceptable to all parties, the Base Building Plans and Specifications will be amended to comply with any conditions of the Base Building Approvals.  

  	 

  

   

   

  (d)	Performance of the Base Building Work.  Landlord shall engage Project Contractor to complete the Base Building Work in accordance with the Base Building Plans and Specifications.

  (e)	Costs of the Base Building Work.  Except as otherwise expressly set forth herein, Landlord shall be solely responsible for all costs and expenses incurred in connection with designing and constructing the Base Building Work.

  (f)	Base Building Work Substantial Completion.  Subject to Excusable Delays (as defined below), Landlord shall use commercially reasonable efforts to cause the Substantial Completion of the Base Building Work to occur on or before the Target Landlord Work Substantial Completion Date (as defined below).  As used in this Section, the term “Substantial Completion of the Base Building Work” (or any variation or deviation thereof) shall mean the date that the Base Building Work has been substantially completed in accordance with the Base Building Plans and Specifications and all Applicable Laws, subject only to incomplete items which will not materially affect or impair Landlord’s ability to complete the Tenant Improvements or preclude the issuance of a temporary or permanent certificate of occupancy upon the final completion of the Tenant Improvements.  The date that Substantial Completion of the Base Building Work actually occurs is referred to as the “Base Building Work Substantial Completion Date.”  Notwithstanding anything contained herein, Tenant and Landlord mutually agree and understand that the Base Building Work and the Tenant Improvements and Tenant Fixturing may occur concurrently.

  (g)	Base Building Punch List.  Upon Substantial Completion of the Base Building Work, Landlord, in consultation with Tenant, shall generate a punch list of all asserted incomplete work items in Landlord’s construction of the Base Building Work (the “Base Building Punch List”).  Landlord shall complete all items on the Base Building Punch List within 60 days after the date of the generation of the Base Building Punch List, unless due to Excusable Delays.  Given that the Base Building Work, the Tenant Improvements, and Tenant Fixturing may occur concurrently, Tenant and Landlord mutually agree and understand that the Base Building Punch List and the Tenant Improvements Punch List may overlap.

  4.	Tenant Improvements; Construction of Tenant Improvements by Project Contractor

  (a)	Description.  The interior finish work of the Premises as more particularly described in the TI Plans and Specifications (as defined below) shall constitute and be referred to herein as the “Tenant Improvements”.  Landlord and Tenant shall continue to use expeditious, diligent, good faith, commercially reasonable efforts to cause Project Architect, Project Civil Engineer to coordinate with Landlord’s Construction Representative and Tenant’s Construction Representative to align the Base Building Work and the Tenant Improvements.

  (b)	TI Plans and Specifications.

  (i)	Tenant engaged Project Architect and Landlord engaged Project Civil Engineer, on behalf of Tenant, to prepare, in collaboration with each of Landlord’s Construction Representative and Tenant’s Construction Representative, a complete set of plans and 

  	 

  

   

   

  specifications for the Tenant Improvements as more particularly described in the “TI Plans and Specifications” more fully defined in and attached hereto as “Exhibit “G-2 REVISED”, which have been developed through the collective input of Landlord and Tenant.  As the TI Plans and Specifications progressed through the schematic design and design development stages, Landlord and Tenant, with budgetary input from Project Contractor, made various changes to the plans intended to reduce the overall cost of the Tenant Improvements (collectively, the “TI Value Engineering Changes”).  The TI Value Engineering Changes have been incorporated into the TI Plans and Specifications listed in Exhibit “G-2 REVISED”.  In the event Landlord, Tenant, Project Contractor, Project Architect or Project Civil Engineer recommends or requests in writing further TI Value Engineering Changes, any such changes, if approved (such approval not to be unreasonably withheld, conditioned or delayed) by Landlord and Tenant in writing, as the case may be, shall be incorporated into the TI Plans and Specifications. 

  (ii)	Any approval by Landlord of the TI Plans and Specifications, (or any iteration thereof) shall not be a representation or warranty of Landlord that the Tenant Improvements or such documents are adequate for Tenant’s particular manner of use of the Premises.

  (c)	Permits.  Except as otherwise expressly set forth herein, Landlord shall be responsible for obtaining from the Governmental Agency, at Tenant’s cost, all building permits and other governmental permits and approvals necessary for the construction of the Tenant Improvements (collectively, “TI Approvals”). Tenant shall cooperate with Landlord in Landlord’s efforts to obtain such permits and other approvals.  Landlord shall notify Tenant’s Construction Representative in writing (it being agreed that email notice shall suffice, which notice shall be sent to Tim Mueller at [***] until changed by Tenant upon notice to Landlord) of any and all changes or modifications to the TI Plans and Specifications required in order to obtain the TI Approvals.  If any such changes or modifications are materially inconsistent or incompatible with the Permitted Use of the Premises, then Landlord’s Construction Representative and Tenant’s Construction Representative shall meet with such Governmental Agency as soon as practical after Tenant’s Construction Representative’s receipt of the notice of such changes or modifications required by any such Government Agency, to mutually determine, in good faith, what material changes or modifications are practical and acceptable to all parties (such determination not to be unreasonably withheld, conditioned, or delayed).  Once deemed acceptable to all parties, the TI Plans and Specifications will be amended to comply with any such agreed to changes or modifications.	

  (d)	Construction of the Tenant Improvements.  Landlord shall obtain, from Project Contractor, a GMP proposal for the completion of the Tenant Improvements, which proposal shall be issued on a fully open-book basis with Landlord and Tenant having access to all information during the bidding process.  Following completion of the Project Contractor’s subcontractor bidding process, submission of a GMP proposal, and acceptance by Landlord and Tenant of the GMP proposal from Project Contractor, Landlord shall enter into a contract with Project Contractor for the construction of the Tenant Improvements (“Landlord’s TI Construction Contract”).  Tenant shall be named in the Landlord’s TI Construction Contract as a third-party beneficiary of Landlord’s rights and remedies thereunder, and expressly granted the right to enforce all guarantees and warranties provided by Project Contractor, and its subcontractors and suppliers pursuant to the Landlord’s TI Construction Contract.

  	 

  

   

   

  (e)	Costs of the Tenant Improvements: Allowance.    Landlord agrees to complete the Tenant Improvements, at Tenant’s sole cost and expense (but subject to the application of the Allowance (as defined below) as set forth below), equal to the aggregate of all costs, expenses, and fees incurred by or on behalf of Landlord in connection therewith (the “Tenant’s Cost”), including without limitation, (i) architectural, engineering, and design costs, (ii) the cost charged to Landlord by Project Contractor and all subcontractors for performing the Tenant Improvements, (iii) the cost to Landlord of performing directly any portion of the Tenant Improvements and (iv) Landlord’s project management manager, MRA Development Service, Inc., a fee for Landlord’s supervision of the Tenant Improvements in an amount equal to $810,000.00, and (v) Jones Lang LaSalle Americas, Inc. a project management fee equal to $270,000.00.  Tenant's Cost shall not include any other project or construction management fees from Landlord or Jones Lang LaSalle other than the two fees set forth above in this paragraph in subclauses (iv) and (v). Provided Tenant is not in default under the Lease, Landlord agrees to credit Tenant with an allowance (the “Allowance”) equal to [***]  (which is equal to [***] per rentable square foot of the Premises).  Landlord’s obligation to complete the Tenant Improvements is contingent upon Tenant paying Landlord the amount by which the Tenant’s Cost exceeds the Allowance, estimated or otherwise, which excess amounts shall be paid by Tenant to Landlord as follows:

                          i.   Tenant shall pay the initial [***] of the Tenant’s Cost prior to any application by Landlord of the Allowance towards the Tenant’s Cost. Tenant shall pay such amount within thirty (30) days following: (i) the completion of the portion(s) of the Tenant Improvements for which such amount is applied to; (ii) Tenant’s receipt of an invoice or invoices, for such amount, or a portion thereof, as applicable; and (iii) Tenant’s receipt of acknowledgment by Project Architect certifying that such portion of the Tenant Improvements have been substantially completed in accordance with the TI Plans and Specifications and all Applicable Laws;

   

                          ii.  	Thereafter, Tenant shall be responsible for paying Landlord [***] of each monthly invoice Landlord receives in connection with completion of the Tenant Improvements, until Landlord fully credits Tenant with the Allowance.  Tenant shall pay such amount within thirty (30) days following: (i) the completion of the portion(s) of the Tenant Improvements for which such amount is applied to; (ii) Tenant’s receipt of an invoice or invoices, for such amount, or a portion thereof, as applicable; and (iii) Tenant’s receipt of acknowledgment by Project Architect certifying that such portion of the Tenant Improvements have been substantially completed in accordance with the TI Plans and Specifications and all Applicable Laws; and

   

  		iii.	Thereafter, once the Allowance has been fully applied, Tenant shall be responsible for paying 100% of each monthly invoice Landlord receives in connection with completion of the Tenant Improvements.  Tenant shall pay such amount within thirty (30) days following: (i) the completion of the portion(s) of the Tenant Improvements for which such amount is applied to; (ii) Tenant’s receipt of an invoice or invoices, for such amount, or a portion thereof, as applicable and (iii) Tenant’s receipt of acknowledgment by Project Architect certifying that such portion of the Tenant Improvements have been substantially completed in accordance with the TI Plans and Specifications and all Applicable Laws.  In the event the estimated Tenant’s Cost exceed the actual Tenant’s Cost incurred, Landlord shall refund Tenant for any amount paid by Tenant pursuant to the payment structure set forth above, which exceeds the actual amount of the Tenant’s Cost in excess of the Allowance.

   

  	 

  

   

   

  	Notwithstanding the foregoing, (i) Landlord’s obligation to credit Tenant with the Allowance as set forth herein shall be delayed (but not terminated) during the pendency of any default by Tenant under this Lease, and (ii) Landlord shall reimburse Tenant as set forth herein if and when Tenant cures any such default.  Upon completion of the Tenant Improvements and determination of the actual Tenant’s Cost, which determination shall occur within a commercially reasonable time period following the completion of the Tenant Improvements, Landlord or Tenant shall, within 30 days following such completion, pay to the other (or, at Landlord’s option, Landlord may credit Tenant) the amount of any overpayment or deficiency then due from one to the other in connection with the foregoing sentence.   Landlord shall have no further obligations to pay for any costs incurred in connection with the Tenant Improvements, except as otherwise expressly set forth in the Lease.

   

  (f)	Standard of Performance.  Landlord shall cause Project Contractor to construct and complete the Tenant Improvements in a good and workmanlike manner, in accordance with all Applicable Laws.

  (g)	Limitation on Landlord’s Responsibility.  Without limiting the foregoing provisions of this Section, Landlord and Tenant agree that Tenant shall be responsible to review the TI Plans and Specifications to ensure the proposed Tenant Improvements are adequate, appropriate, suitable and sufficient for Tenant’s desired purposes and Tenant’s specific manner of use of the Premises.

  (h)	Substantial Completion of the Tenant Improvements.  Subject to Excusable Delays, Landlord shall use commercially reasonable efforts to cause the Substantial Completion of the Tenant Improvements (as defined below) to occur by April 27, 2023 (the “Target Landlord Work Substantial Completion Date”).  As used in this Section 4, “Substantial Completion of the Tenant Improvements” (or any variation or derivation thereof) shall mean that Landlord has delivered to Tenant (a) physical possession of, and access to, the Premises, which shall comply with all Applicable Laws, (b) acknowledgment by Project Architect certifying that the Tenant Improvements have been substantially completed in accordance with the TI Plans and Specifications and all Applicable Laws, subject only to incomplete items which do not adversely affect in a material way or materially interfere with Tenant’s use and occupancy of the Premises for the Permitted Use, which incomplete items shall be set forth on the Tenant Improvements Punch List (as defined below), and (c) a temporary or permanent certificate of occupancy for Tenant’s use and occupancy of the Premises for the Permitted Use has been issued by the Governmental Agency (provided, however, in the event Landlord obtains a temporary certificate of occupancy, Landlord agrees to use commercially reasonable efforts to obtain a permanent certificate of occupancy as quickly as is reasonably possible and to maintain the temporary certificate of occupancy in effect until the permanent certificate of occupancy is obtained so that Tenant’s occupancy of the Premises for the Permitted Use is not materially adversely affected).  Tenant agrees to cooperate reasonably, at no material cost to Tenant, with Landlord in Landlord’s efforts to obtain the certificate of occupancy and agrees, to the extent any ongoing or incomplete approved Tenant Fixturing (not the Tenant Improvements) could negatively impact Landlord’s ability to obtain a certificate of occupancy for the Tenant Improvements, to suspend all such Tenant Fixturing and (to the extent safe, practicable and in accordance with Applicable Law) cause same not to appear to be in an “in process” condition on any day on which a physical inspection of the Premises is undertaken for issuance of such certificate of occupancy, provided Tenant receives 

  	 

  

   

   

  reasonable advance notice thereof.  The date that Substantial Completion of the Tenant Improvements actually occurs is referred to as the “TI Substantial Completion Date.”  The date on which both the Base Building Work Substantial Completion Date and the TI Substantial Completion Date are achieved and possession of the Premises is delivered to Tenant is referred to as the “Landlord Work Substantial Completion Date.”

  (i)	Tenant Improvements Punch List.  Upon Substantial Completion of the Tenant Improvements, Landlord, in consultation with Tenant, shall generate a punch list of all asserted defects or incomplete work items, if any, in Landlord’s construction of the Tenant Improvements (the “Tenant Improvements Punch List”).  Landlord shall complete all items on the Tenant Improvements Punch List within 60 days after the date of the generation of the Tenant Improvements Punch List, unless due to Excusable Delays.

  (j)	Inclusion of Plans.  The Base Building Plans and Specifications, and the TI Plans and Specifications, as listed on Exhibit “G-1 REVISED” and Exhibit “G-2 REVISED”, respectively, are hereby incorporated into and made a part of the Lease as if originally attached thereto at the time of execution of the Lease.

  5.	Field Adjustments and Change Orders

  (a)	Tenant acknowledges and agrees that, except as expressly set forth in the Base Building Plans and Specifications and the TI Plans and Specifications, the Landlord Work shall be constructed using standard methods, materials and finishes designated by Landlord for the Building, in consultation with Tenant.  Landlord shall have the right, from time to time, to make reasonable and non-material changes/field adjustments (collectively, “Non-Material Field Adjustments”) in and to the Base Building Plans and Specifications and the TI Plans and Specifications to the extent that the same shall be necessary in order to adjust to actual field conditions or to cause the work shown on the Base Building Plans and Specifications and the TI Plans and Specifications to comply with any applicable requirements of public authorities and/or requirements of insurance bodies.  All Non-Material Field Adjustments (which may be made immediately but confirmed by written change order and notice to Tenant) shall be noted on the applicable plans or documents.  Except for Non-Material Field Adjustments, Landlord shall not make any other changes/field adjustments in and to the Base Building Plans and Specifications and the TI Plans and Specifications, without first obtaining the written consent of Tenant, which consent shall not be unreasonably withheld, conditioned or delayed.  Tenant’s failure to respond to Landlord in writing within 2 business days after the date of Tenant’s receipt of Landlord’s written request for such consent shall be deemed a Tenant Delay.

  (b)	The Base Building Work and the Tenant Improvements are collectively referred to as the “Landlord Work”.  If Tenant shall request any changes to the Base Building Plans and Specifications and the TI Plans and Specifications that are approved by Landlord pursuant to the process set forth herein (“Change Orders”), Landlord shall have any necessary revisions to the Base Building Plans and Specifications and/or the TI Plans and Specifications, as the case may be, prepared, and Tenant shall reimburse Landlord for the cost of preparing such revisions.  Tenant shall be responsible for any Tenant Delay caused by Tenant or any Tenant Party in the completion of the Landlord Work resulting from any Change Orders pursuant to Section 6(c)(i)(1) below.  Landlord shall notify Tenant in writing of (A) the estimated increased cost to the 

  	 

  

   

   

  Landlord Work, if any, which will be chargeable to Tenant by reason of such Change Orders, which increased costs together with the costs of preparing revisions to the Base Building Plans and Specifications and the TI Plans and Specifications are collectively referred to herein as the “Excess Costs”, and (B) Landlord’s estimate of delay resulting from the Change Order.  Tenant shall, within 2 business days after receiving Landlord’s estimate of the Excess Costs and delay, notify Landlord in writing whether it desires to proceed with such Change Order, such notification to be accompanied by payment from Tenant of the Excess Costs.  In the absence of such written authorization, Landlord shall continue work on the construction of the Landlord Work; provided, however, that Landlord may discontinue work on the construction of that portion of the Landlord Work which may be affected by the pending Change Order until it receives notice of Tenant’s decision, if, in Landlord’s commercially reasonable, good faith discretion, Landlord has determined that proceeding with such construction will interfere with the performance of work set forth in the pending Change Order, in which event any delay caused by the discontinuation of such work shall be deemed to be a delay caused by Tenant.  Following approval of the revised Base Building Plans and Specifications and the TI Plans and Specifications and the payment by Tenant of the required portion of the Excess Costs, if any, Landlord shall cause the Landlord Work to be constructed substantially in accordance with the approved Change Orders.

  6.	Delays

  (a)	Excusable Delay.  Construction Force Majeure (as hereinafter defined) and/or Tenant Delay (as hereinafter defined) are collectively referred as “Excusable Delays”.

  (b)	Construction Force Majeure.  For purposes hereof, “Construction Force Majeure” shall mean time actually lost by Landlord, Project Contractor or any subcontractors or suppliers due to governmental restrictions, limitations and delays (including, without limitation, delays in the issuance of any governmental permit, license and/or approval required to complete the Landlord Work through no fault of Landlord or its agents, employees or contractors), scarcity, unavailability or delay in obtaining fuel, materials, equipment or components (so long as any delays occur despite Landlord’s commercially reasonable diligent efforts), war or other national emergency, accidents, floods, defective materials, fire damage or other casualties, adverse weather conditions which reasonably prevent Landlord from pursuing construction activities in a normal manner, soil conditions, or any other cause similar or dissimilar to the foregoing in any case beyond the reasonable control of Landlord or Landlord’s contractors, subcontractors or suppliers.

  (c)	Tenant Delay.

  (i)	For purposes hereof, the terms “Tenant Delay” or “Delay caused by Tenant” shall mean:

  1.	delay in completion of construction of the Landlord Work caused by any act or failure to act by Tenant or any Tenant Party in violation of this Lease, including, without limitation, (A) delay (beyond the time frames set forth in this Work Letter) by Tenant in approval of any plans and specifications (or revisions or updates thereto) covering work to be performed by Landlord in connection with the Landlord Work, (B) the interference of Tenant with the Landlord Work, or (C) delays resulting from any Change Orders; and

  	 

  

   

   

  2.	delay in the issuance of a temporary or permanent certificate of occupancy or completion of construction of the Landlord Work as a result of any act or omission (with respect to any omission, only to the extent in violation of this Lease or Applicable Laws) of Tenant or any Tenant Party (including, without limitation, any delay by Tenant or any Tenant Party in performing Tenant Fixturing), which continues for 1 business day following Tenant’s receipt of notice (it being agreed that email notice shall suffice, which notice shall be sent to Tim Mueller at [***] until changed by Tenant upon notice to Landlord) of such delay or Tenant otherwise becoming aware of such delay.

  (ii)	For purposes of determining Tenant Delay, the term Tenant shall include any Tenant Party.  If the Landlord Work Substantial Completion Date is delayed by a Tenant Delay, then the Landlord Work Substantial Completion Date shall be deemed to have occurred on the date it would have occurred but for such Tenant Delay.  Landlord shall notify Tenant in writing (it being agreed that email notice shall suffice, which notice shall be sent to Tim Mueller at [***] until changed by Tenant upon notice to Landlord) of the occurrence of a Tenant Delay event within 3 business days after Landlord actually becomes aware of the occurrence of such Tenant Delay event, provided that if Landlord fails to so notify Tenant within 7 business days after Landlord actually becomes aware of the occurrence of such Tenant Delay event, then, except if Tenant otherwise has become aware of such Tenant Delay (in which case the ensuing language shall not apply),  then such Tenant Delay shall not be deemed to commence unless and until Tenant’s receipt of such notice at the time that such Tenant Delay is continuing.

  7.	Tenant Fixturing and Permits

  (a)	Concurrently with Landlord’s completion of the Base Building Work and the Tenant Improvements, Tenant shall, at Tenant’s sole cost and expense, commence and thereafter diligently pursue to completion, the installation in and equipping of the Premises with new personal property necessary or proper for the operation of the Permitted Use and perform all other work in the Premises necessary or proper to prepare the Premises for the conduct and operation of the Permitted Use therein (collectively, the “Tenant Fixturing”).  All Tenant Fixturing shall be performed in a good and workmanlike manner and in accordance with all Applicable Laws and in accordance with the terms of the Lease.  Tenant shall, at Tenant’s sole cost and expense, obtain all permits and other governmental permits and approvals necessary for the Tenant Fixturing.  Landlord shall reasonably cooperate with Tenant, at no material cost to Landlord, in Tenant’s efforts to obtain such permits and other approvals.  In addition, Tenant, at its sole cost and expense, shall be solely responsible for obtaining, and delivering copies to Landlord, prior to occupancy of the Premises (or any part thereof), all governmental permits and approvals necessary for the Tenant Fixturing and for Tenant to conduct its business of the Permitted Use in the Premises.

  8.	Limited Warranty

  (a)	Landlord guarantees, for a period of one year following the Landlord Work Substantial Completion Date, (i) the Landlord Work against defective workmanship and/or materials or non-compliance with the Base Building Plans and Specifications and/or the TI Plans and Specifications, and (ii) that the Building and the Building Systems, including the roof, floors, walls, doors, dock doors and all other mechanical systems, are and shall be in good, operable condition.  Landlord agrees, during said one-year period at its sole cost and expense, to (i) repair 

  	 

  

   

   

  or replace any defective item occasioned by defective workmanship and/or materials or non-compliance with the Base Building Plans and Specifications and/or the TI Plans and Specifications, and (ii) make all necessary repairs to keep the Building and the Building Systems, including the roof, floors, walls, doors, dock doors and all other mechanical systems in good, operable condition.  Landlord agrees, upon Tenant’s reasonable prior request, to jointly inspect the Building with a representative of Tenant at any time during the one year guaranty period.  Notwithstanding anything in this paragraph to the contrary, in no event shall Landlord be obligated to make repairs or replacements to items (i) if the costs of such repair or replacement would have been covered by warranty but is no longer covered by warranty due to the acts or omissions (with respect to omissions, only to the extent in violation of this Lease or Applicable Laws) of Tenant or any Tenant Party, or (ii) due to any act or omission (with respect to omissions, only to the extent in violation of this Lease or Applicable Laws) of Tenant or any Tenant Party  (including, without limitation, Tenant’s failure to properly maintain or service any portions of the Building or the Premises or any systems contained thereon that Tenant is required to maintain pursuant to the Lease).

   

  	 

  

   

   

  EXHIBIT “G-1 REVISED”

  BASE BUILDING PLANS AND SPECIFICATIONS

   

   

  CORE AND SHELL SPECIFICATIONS

  PREPARED BY L2P

  DATED APRIL 26, 2022

   

  		
	DIVISION 1
	GENERAL REQUIREMENTS

	11000
	SUMMARY

	12300
	ALTERNATES

	12500
	SUBSTITUTION PROCEDURES

	13100
	PROJECT MANAGEMENT AND COORDINATION

	13233
	PHOTO DOCUMENTATION

	13300
	SUBMITTAL PROCEDURES

	13000
	QUALITY REQUIREMENTS

	14525
	EXTERIOR ENCLOSURE TESTING SERVICES

	14200
	REFERENCES

	16000
	PRODUCT REQUIREMENTS

	17300
	EXECUTION

	17700
	CLOSEOUT PROCEDURES

	17823
	OPERATION AND MAINTENANCE DATA

	17839
	PROJECT RECORD DOCUMENTS

	17900
	DEMONSTRATION AND TRAINING

	18316
	EXTERIOR ENCLOSURE GENERAL REQUIREMENTS

	 
	 

	DIVISION 2

	24119
	SELECTIVE DEMOLITION

	 
	 

	DIVISION 3
	CONCRETE

	 
	NOT USED

	 
	 

	DIVISION 4
	MASONRY

	44200
	EXTERIOR STONE CLADDING

	42700
	CAST STONE MASONRY

	 
	 

	DIVISION 5
	METALS

	54000
	COLD FORMED METAL FRAMING

	55000
	METAL FABRICATIONS

	55100
	METAL STAIRS

	55200
	METAL RAILINGS

	57313
	GLAZED DECORATIVE METAL RAILINGS

	 
	 

	DIVISION 6
	WOOD, PLASTICS, AND COMPOSITS

   

  	 

  

   

   

  		
	61053
	MISCELLANEOUS ROUGH CARPENTRY

	61600
	SHEATHING

	67413
	FIBERGLASS REINFORCED GIRTS

	 
	 

	DIVISION 7
	THERMAL AND MOISTURE PROTECTION

	71326
	SELF-ADHERING SHEET WATERPROOFING

	72100
	THERMAL INSULATION

	72129
	SPRAYED CELLULOSE ACOUSTICAL INSULATION

	72713
	AIR AND WEATHER BARRIER

	74213
	ALUMINUM COMPOSITE WALL PANELS AND EXTRUDED TRIM

	75423
	TPO ROOFING

	76200
	SHEET METAL FLASHING AND TRIM

	77200
	ROOF ACCESSORIES

	78123
	INTUMESCENT FIREPROOFING

	78413
	PENETRATION FIRE STOPPING

	79205
	EXTERIOR JOINT SEALANTS

	 
	 

	DIVISION 8
	OPENINGS

	81113
	HOLLOW METAL DOORS AND FRAMES

	83323
	OVERHEAD COILING DOORS

	84213
	ALUMINUM-FRAMED ENTRANCES AND STOREFRONT

	84413
	GLAZED ALUMINUM CURTAIN WALL

	87100
	FINISH HARDWARE

	88010
	EXTERIOR GLAZING

	89119
	FIXED LOUVERS

	 
	 

	DIVISION 9
	FINISHES

	092116_23
	GYPSUM BOARD SHAFT WALL ASSEMBLIES

	92216
	NON-STRUCTURAL METAL FRAMING

	92900
	GYPSUM BOARD

	 
	 

	DIVISION 10
	EQUIPMENT

	104416
	FIRE EXTINGUISHERS

	 
	 

	DIVISION 11

	111300
	LOADING DOCK EQUIPMENT

	 
	 

	DIVISION 14
	CONVEYING EQUIPMENT

	142010
	ELEVATORS

   

   

   

   

   

   

  	 

  

   

   

   

  CORE AND SHELL PLANS

  PREPARED BY L2P

  DATED APRIL 26, 2022

   

  		
	ARCHITECTURAL
	 

	CS-000
	COVER SHEET

	A002
	GENERAL NOTES / ABBREVIATIONS

	A003
	ACCESSIBLE MOUNTING HEIGHTS & CLEARANCES

	A010
	LIFE SAFETY PLAN - BASEMENT

	A011
	LIFE SAFETY PLAN - 1ST FLOOR

	A012
	LIFE SAFETY PLAN - 2ND FLOOR

	AD111
	SELECTIVE DEMOLITION PLAN - FIRST FLOOR - OVERALL

	AD112
	SELECTIVE DEMOLITION PLAN - SECOND FLOOR - OVERALL

	AD150
	DEMO ROOF PLAN

	A110
	BASEMENT PLAN

	A111
	PARTITION PLAN - FIRST FLOOR - OVERALL

	A112
	PARTITION PLAN - SECOND FLOOR - OVERALL

	A114
	PENTHOUSE AND ROOF PLAN

	A115
	OVERALL ROOF PLAN

	A121
	REFLECTED CEILING PLAN - FIRST FLOOR

	A122
	REFLECTED CEILING PLAN - SECOND FLOOR

	A151
	ENLARGED PLANS  - SOUTH CANOPY

	A201
	EXTERIOR ELEVATIONS

	A202
	EXTERIOR ELEVATIONS

	A410
	WALL SECTIONS

	A411
	EXTERIOR ASSEMBLIES AND DETAILS

	A420
	SECTION DETAILS

	A421
	EXTERIOR DETAILS

	A422
	EXTERIOR DETAILS

	A500
	PARTITION TYPES & DETAILS

	A510
	DOOR & FRAME TYPES & DETAILS

	A600
	SOUTH STAIR AND PASSENGER ELEVATOR

	A601
	NORTH STAIR PLANS AND SECTION

	A602
	SERVICE ELEVATOR PLANS AND SECTIONS

	A603
	RAMP AND STAIR DETAILS - SOUTH ENTRY

	 
	 

	CIVIL
	 

	C-01
	COVER SHEET

	C-02
	SITE DEMOLITION & EROSION & SEDIMENT CONTROL PLAN

	C-03
	LINES AND GRADES PLAN

	C-04
	SITE CONSTRUCTION DETAILS

	C-05
	SITE CONSTRUCTION DETAILS

	 
	 

	STRUCTURAL
	 

   

  	 

  

   

   

  		
	S001
	COVER SHEET

	S002
	GENERAL NOTES

	S003
	GENERAL NOTES

	S004
	PROJECT SCHEDULES

	S101
	FOUNDATION PLAN

	S102
	SECOND FLOOR FRAMING PLAN

	S103
	ROOF FRAMING PLAN

	S104
	ENLARGED PLANS

	S105
	ENLARGED PLANS

	S106
	ENLARGED PLANS

	S107
	ENLARGED PLANS

	S108
	ENLARGED PLANS

	S501
	TYPICAL FOUNDATION DETAILS

	S502
	FOUNDATION SECTIONS AND DETAILS

	S503
	FOUNDATION SECTIONS AND DETAILS

	S504
	FOUNDATION SECTIONS AND DETAILS

	S505
	FOUNDATION SECTIONS AND DETAILS

	S506
	FOUNDATION SECTIONS AND DETAILS

	S511
	TYPICAL FRAMING DETAILS

	S512
	FRAMING SECTIONS AND DETAILS

	S513
	FRAMING SECTIONS AND DETAILS

	S514
	FRAMING SECTIONS AND DETAILS

   

   

  	 

  

   

  EXHIBIT “G-2 REVISED”

  TI PLANS AND SPECIFICATIONS

   

   

  TI SPECIFICATIONS

  PREPARED BY L2P

  DATED APRIL 26, 2022

   

  		
	DIVISION 01
	GENERAL REQUIREMTS

	  
	  

	SECTIONS OF DIVISION 01 ISSUED AS PART OF PROJECT CRISP CORE AND SHELL UNLESS NOTED OTHERWISE

	  
	  

	017823
	OPERATION AND MAINTENANCE DATA

	  
	  

	DIVISION 02
	EXISTING CONDITIONS

	  
	  

	DIVISION 03
	CONCRETE

	  
	  

	DIVISION 04
	MASONRY

	  
	  

	DIVISION 05
	METALS

	  
	  

	057000
	DECORATIVE METAL

	  
	  

	DIVISION 06
	WOOD, PLASTICS, AND COMPOSITS

	  
	  

	061000
	MISCELLANEOUS ROUGH CARPENTRY

	064100
	ARCHITECTURAL CASEWORK

	061426
	FLUSH WOOD PANELING

	064600
	WOOD TRIM

	  
	  

	DIVISION 07
	THERMAL AND MOISTURE PROTECTION

	  
	  

	078413
	PENETRATION FIRE STOPPING

	078446.1
	FIRE RESISTIVE JOINT SYSTEMS

	079200
	INTERIOR JOINT SEALANTS

	  
	  

	DIVISION 08
	OPENINGS

	  
	  

	081113
	HOLLOW METAL DOORS AND FRAMES

	081416
	FLUSH WOOD DOORS

	083100
	ACCESS DOORS AND PANELS

	087100
	DOOR HARDWARE

	088000
	INTERIOR GLAZING

   

   

   

  

   

  			
	088300
	MIRRORS

	083400
	SPECIAL FUNCTION DOORS

	  
	  

	DIVISION 09
	FINISHES

	  
	  

	092123
	GYPSUM BOARD SHAFT WALL ASSEMBLIES

	092216
	NON-STRUCTURAL METAL FRAMING

	092713
	GLASS FIBER REINFORCED GYPSUM ASSEMBLIES

	092900
	GYPSUM BOARD

	093013
	TILING

	095113
	ACOUSTICAL PANEL CEILINGS

	095133
	ACOUSTICAL METAL PAN CEILINGS

	096513
	RESILIENT BASE AND ACCESSORIES

	096519
	RESILIENT TILE FLOORING

	096546
	STATIC-CONTROL RESILIENT FLOORING

	096813
	TILE CARPETING

	097200
	WALL COVERINGS

	099123
	INTERIOR PAINTING AND COATING

	099600
	INTERIOR HIGH PERFORMANCE COATINGS

	  
	  

	DIVISION 10
	EQUIPMENT

	  
	  

	102113
	TOILET COMPARTMENTS

	102600
	WALL PROTECTION

	102613
	CORNER GUARDS

	102800
	TOILET ACCESSORIES

	104413
	FIRE EXTINGUISHER CABINETS

	104416
	FIRE EXTINGUISHERS

	105613
	METAL STORAGE SHELVING

	  
	  

	DIVISION 11
	  

	  
	  

	113100
	RESIDENTIAL APPLIANCES

	114313
	LABORATORY FUME HOODS

	  
	  

	DIVISION 12
	FURNISHINGS

	  
	  

	123553
	LABORATORY CASEWORK

	  
	  

	DIVISION 13
	SPECIAL CONSTRUCTION

	  
	  

	132600
	ENVIRONMENTAL CONTROL ROOMS

	  
	  

	DIVISION 14
	CONVEYING EQUIPMENT

	  
	  

	DIVISION 20
	RESERVED

   

   

   

  

   

  			
	  
	  

	200000
	COMMON MECHANICAL/ELECTRICAL REQUIREMENTS

	  
	  

	DIVISION 21
	FIRE SUPPRESSION

	  
	  

	210500
	COMMON WORK RESULTS FOR FIRE SUPPRESSION

	210553
	IDENTIFICATION FOR FIRE SUPPRESSION PIPING AND EQUIPMENT

	211300
	WATER BASED FIRE SUPPRESSION SYSTEMS

	212200
	CLEAN AGENT FIRE EXTINGUISHING SYSTEMS

	  
	  

	DIVISION 22
	PLUMBING

	  
	  

	220500
	COMMON WORK RESULTS FOR PLUMBING

	220513
	COMMON MOTOR REQUIREMENTS FOR PLUMBING EQUIPMENT

	220514
	COMMON CONTROL PANEL REQUIREMENTS

	220516
	EXPANSION FITTINGS AND LOOPS FOR PLUMBING PIPING

	220517
	SLEEVES AND SLEEVE SEALS FOR PLUMBING PIPING

	220518
	ESCUTCHEONS FOR PLUMBING PIPING

	220519
	METERS AND GAGES FOR PLUMBING PIPING

	220529
	HANGERS AND SUPPORTS FOR PLUMBING PIPING AND EQUIPMENT

	220549
	VIBRATION CONTROLS

	220553
	IDENTIFICATION FOR PLUMBING PIPING AND EQUIPMENT

	220716
	PLUMBING EQUIPMENT INSULATION

	220719
	PLUMBING PIPING INSULATION

	220800
	COMMISSIONING OF PLUMBING

	221110
	COMMON PLUMBING PIPING

	221119
	WATER PIPING SPECIALTIES

	221123
	WATER PUMPS

	221124
	WATER PACKAGED BOOSTER PUMPS

	221319
	SANITARY WASTE PIPING SPECIALTIES

	221329
	SANITARY SEWERAGE PUMPS

	221413
	FACILITY STORM DRAINAGE PIPING

	221423
	STORM DRAINAGE PIPING SPECIALTIES

	223400
	FUEL-FIRED, WATER HEATERS

	224200
	COMMERCIAL PLUMBING FIXTURES

	224500
	EMERGENCY PLUMBING FIXTURES

	224700
	WATER COOLERS

	226113
	PIPING FOR LABORATORY FACILITIES

	226115
	LABORATORY GAS MANIFOLDS

	226219
	VACUUM EQUIPMENT FOR LABORATORY FACILITIES

   

   

   

  

   

  		
	226701
	PURIFIED WATER PIPING - THERMOPLASTICS

	226703
	HIGH PURITY GAS PIPING

	226722
	PROCESSED WATER SYSTEMS FOR LABORATORY AND HEALTHCARE FACILITIES

	DIVISION 23
	HEATING, VENTILATING, AND AIR
CONDITIONING (HVAC)

	  
	  

	230500
	COMMON WORK RESULTS FOR HVAC

	230513
	COMMON MOTOR REQUIREMENTS FOR HVAC EQUIPMENT

	230516
	EXPANSION FITTINGS AND LOOPS FOR HVAC PIPING

	230517
	SLEEVES AND SLEEVE SEALS FOR HVAC PIPING

	230518
	ESCUTCHEONS FOR HVAC PIPING

	230519
	METERS AND GAGES FOR HVAC PIPING

	230523
	GENERAL-DUTY VALVES FOR HVAC PIPING

	230529
	HANGERS AND SUPPORTS FOR HVAC PIPING AND EQUIPMENT

	230533
	HEAT TRACING FOR HVAC PIPING

	230548
	VIBRATION AND SEISMIC CONTROLS FOR HVAC

	230553
	IDENTIFICATION FOR HVAC PIPING AND EQUIPMENT

	230593
	TESTING, ADJUSTING, AND BALANCING FOR HVAC

	230700
	HVAC INSULATION

	230900
	DIRECT DIGITAL CONTROL (DDC) SYSTEM FOR HVAC

	230901
	LABORATORY AIR FLOW CONTROL SYSTEM

	232113
	HYDRONIC PIPING

	232116
	HYDRONIC PIPING SPECIALTIES

	232123
	HYDRONIC PUMPS

	232213
	STEAM AND CONDENSATE HEATING PIPING

	232216
	STEAM AND CONDENSATE PIPING SPECIALTIES

	232500
	HVAC WATER TREATMENT

	233113
	AIR DISTRIBUTION SYSTEMS-METAL DUCTS

	233413
	AXIAL HVAC FANS

	233416
	CENTRIFUGAL HVAC FANS

	233423
	HVAC POWER VENTILATORS

	233433
	AIR CURTAINS

	233600
	AIR TERMINAL UNITS

	234100
	PARTICULATE AIR FILTRATION

	235100
	BREECHINGS, CHIMNEYS, AND STACKS

	235216
	CONDENSING BOILERS

	235700
	HEAT EXCHANGERS FOR HVAC

	238126
	SPLIT-SYSTEM AIR-CONDITIONERS

	238216
	AIR COILS

	238239.13
	CABINET UNIT HEATERS

	238413
	EVAPORATIVE STEAM HUMIDIFICATION SYSTEM

	  
	  

	DIVISION 26
	ELECTRICAL

   

   

   

  

   

  		
	  
	  

	260500
	COMMON WORK RESULTS FOR ELECTRICAL

	260513
	MEDIUM-VOLTAGE CABLES

	260519
	LOW-VOLTAGE CONDUCTORS AND CABLES

	260526
	GROUNDING AND BONDING FOR ELECTRICAL SYSTEMS

	260529
	HANGERS AND SUPPORTS FOR ELECTRICAL SYSTEMS

	260533
	RACEWAY AND BOXES FOR ELECTRICAL SYSTEMS

	260543
	UNDERGROUND ELECTRICAL PATHWAYS

	260553
	IDENTIFICATION FOR ELECTRICAL SYSTEMS

	260573
	ELECTRICAL STUDIES AND SETTINGS

	260923
	LIGHTING CONTROL DEVICES

	260943
	DIGITAL ROOM CONTROLLER (DRC) BASED LIGHTING CONTROLS

	261200
	MEDIUM-VOLTAGE PAD-MOUNTED TRANSFORMERS

	262200
	LOW-VOLTAGE TRANSFORMERS

	262300
	LOW-VOLTAGE SWITCHGEAR

	262413
	SWITCHBOARDS

	262416
	PANELBOARDS

	262726
	WIRING DEVICES

	262813
	FUSES

	262816
	ENCLOSED SWITCHES AND CIRCUIT BREAKERS

	262913
	ENCLOSED MOTOR CONTROLLERS

	262923
	VARIABLE FREQUENCY CONTROLLERS

	263150
	UNINTERRUPTIBLE POWER SUPPLY

	263213
	ENGINE GENERATOR

	263600
	TRANSFER SWITCHES

	264113
	LIGHTNING PROTECTION

	265100
	INTERIOR LIGHTING

	  
	  

	DIVISION 27
	COMMUNICATIONS

	  
	  

	271000
	STRUCTURED CABLING

	274100
	AUDIOVISUAL SYSTEMS

	  
	  

	DIVISION 28
	ELECTRICAL SAFETY AND SECURITY

	  
	  

	281000
	ELECTRONIC SECURITY SYSTEMS

	283105
	FIRE ALARM CABLES AND PATHWAYS

	283111
	DIGITAL, ADDRESSABLE FIRE ALARM SYSTEM

   

   

   

   

   

   

   

   

  

   

   

   

   

   

   

   

   

   

   

   

   

   

  TI PLANS

  PREPARED BY L2P

  DATED APRIL 26, 2022

   

  		
	CIVIL
	 

	C-01
	COVER SHEET

	C-02
	SITE DEMOLITION & EROSION & SEDIMENT CONTROL PLAN

	C-03
	LINES AND GRADES PLAN

	C-04
	SITE CONSTRUCTION DETAILS

	C-05
	SITE CONSTRUCTION DETAILS

	 
	 

	ARCHITECTURAL
	 

	CS
	COVER SHEET

	A001
	DRAWING LIST

	A002
	GENERAL NOTES / ABBREVIATIONS

	A003
	ACCESSIBLE MOUNTING HEIGHTS & CLEARANCES

	A011
	CODE ANALYSIS & EGRESS PLAN - FIRST FLOOR

	A012
	CODE ANALYSIS & EGRESS PLANS - SECOND FLOOR

	A013
	CONTROL AREAS

	A111
	PARTITION PLAN - FIRST FLOOR - OVERALL

	A111.1
	PARTITION PLAN - FIRST FLOOR - WEST

	A111.2
	PARTITION PLAN - FIRST FLOOR - EAST

	A112
	PARTITION PLAN - SECOND FLOOR - OVERALL

	A112.1
	PARTITION PLAN - SECOND FLOOR - EAST

	A121
	REFLECTED CEILING PLAN - FIRST FLOOR – OVERALL

	A121.1
	REFLECTED CEILING PLAN - FIRST FLOOR - WEST

	A121.2
	REFLECTED CEILING PLAN - FIRST FLOOR EAST

	A122
	REFLECTED CEILING - SECOND FLOOR - OVERALL

	A122.1
	REFLECTED CEILING PLAN - SECOND FLOOR - EAST

	A131.1
	EQUIPMENT PLAN - FIRST FLOOR - WEST

	A131.2
	EQUIPMENT PLAN - FIRST FLOOR - EAST

	A132
	EQUIPMENT PLAN - SECOND FLOOR - EAST

   

   

   

  

   

  		
	A141.1
	FINISH PLAN - FIRST FLOOR - WEST

	A141.2
	FINISH PLAN - FIRST FLOOR - EAST

	A142
	FINISH PLAN - SECOND FLOOR

	A500
	PARTITION TYPES & DETAILS

	A510
	DOOR & FRAME TYPES & DETAILS

	A520
	CEILING DETAILS

	A700
	ENLARGED LAB PLAN

	A701
	ENLARGED LAB PLAN

	A702
	ENLARGED LAB PLAN

	A703
	ENLARGED LAB PLAN

	A704
	ENLARGED LAB PLAN

	A705
	ENLARGED PLANS

	A710
	LAB CASEWORK ELEVATIONS

	A711
	LAB CASEWORK ELEVATIONS

	A712
	LAB CASEWORK ELEVATIONS

	A713
	LAB CASEWORK ELEVATIONS

	A714
	LAB CASEWORK ELEVATIONS

	A715
	LAB CASEWORK ELEVATIONS

	A716
	LAB CASEWORK ELEVATIONS

	A717
	LAB CASEWORK ELEVATIONS

	A718
	LAB CASEWORK ELEVATIONS

	A731
	FUME HOOD ELEVATIONS AND DETAILS

	A732
	LABORATORY DETAILS

	A733
	LABORATORY DETAILS

	A750
	ENLARGED PLAN AND VIEWS - TOILET ROOMS

	A751
	ENLARGED PLANS AND VIEWS - TOILET ROOMS

	A752
	ENLARGED PLAN AND VIEWS - TOILET ROOMS

	A800
	INTERIOR ELEVATIONS - FEATURES

	A810
	INTERIOR ELEVATIONS - GLASS & OFFICE FRONTS

	A811
	INTERIOR ELEVATIONS - GLASS AND OFFICE FRONTS

	A812
	INTERIOR ELEVATIONS - GLASS AND OFFICE FRONTS

	A820
	INTERIOR ELEVATIONS - MILLWORK - FIRST FLOOR

	A822
	INTERIOR ELEVATIONS - MILLWORK - SECOND FLOOR

	A850
	INTERIOR DETAILS - MILLWORK

	A860
	INTERIOR DETAILS - FINISHES

	A900
	SCHEDULES - DOORS & FRAMES

	A920
	SCHEDULES - FINISH SPECIFICATIONS

	 
	 

	STRUCTURAL
	 

	S001TF
	COVER SHEET

	S002TF
	GENERAL NOTES

	S003TF
	SPECIAL INSPECTIONS & PROJECT SCHEDULES

	S101TF
	FOUNDATION PLAN

   

   

   

  

   

  		
	S102TF
	FLOOR FRAMING PLAN

	S103TF
	ROOF FRAMING PLAN

	S104TF
	ENLARGED PLAN

	S105TF
	ENLARGED PLANS

	S501TF
	TYPICAL FOUNDATION DETAILS

	S511TF
	TYPICAL FRAMING DETAILS

	S512TF
	FRAMING SECTIONS & DETAILS

	 
	 

	MECHANICAL
	 

	H-001
	HVAC COVER SHEET

	H-210
	HVAC BASEMENT PLAN - DUCTWORK & PIPING

	H-211.1
	HVAC FIRST FLOOR - WEST - DUCTWORK

	H-211.2
	HVAC FIRST FLOOR - EAST - DUCTWORK

	H-212.2
	HVAC SECOND FLOOR - EAST - DUCTWORK

	H-213
	HVAC OVERALL SITE EQUIPMENT PLAN

	H-213.1
	HVAC ROOF - WEST - DUCTWORK & PIPING

	H-213.2
	HVAC ROOF - EAST - DUCTWORK & PIPING

	H-311.1
	HVAC FIRST FLOOR - WEST - PIPING

	H-311.2
	HVAC FIRST FLOOR - EAST - PIPING

	H-312.2
	HVAC SECOND FLOOR - EAST - PIPING

	H-401
	HVAC BUILDING AIRFLOW DIAGRAMS

	H-402
	HVAC BUILDING AIRFLOW DIAGRAMS

	H-403
	HVAC HYDRONIC FLOW DIAGRAMS

	H-404
	HVAC HEAT RECOVERY FLOW DIAGRAM

	H-501
	HVAC DETAILS 1

	H-502
	HVAC DETAILS 2

	H-503
	HVAC DETAILS 3

	H-504
	HVAC DETAILS 4

	H-601
	HVAC SCHEDULES 1

	H-602
	HVAC SCHEDULES 2

	H-603
	HVAC SCHEDULES 3

	H-701
	HVAC CONTROLS 1

	H-702
	HVAC CONTROLS 2

	H-703
	HVAC CONTROLS 3

	H-704
	HVAC CONTROLS 4

	H-801
	HVAC 1/4" SCALE PLAN - BIOLOGY 1 DUCTWORK

	H-802
	HVAC 1/4" SCALE PLAN - BIOLOGY 2 DUCTWORK

	H-803
	HVAC 1/4" SCALE PLAN - CHEMISTRY 1 DUCTWORK

	H-804
	HVAC 1/4" SCALE PLAN - CHEMISTRY 2 DUCTWORK

	H-805
	HVAC 1/4" SCALE PLAN - LOADING/STORAGE DUCTWORK

	H-901
	HVAC BIOLOGY LABORATORY AIR FLOW DIAGRAM 1

	H-902
	HVAC BIOLOGY LABORATORY AIR FLOW DIAGRAM 2

   

   

   

  

   

  		
	H-903
	HVAC CHEMISTRY LABORATORY AIR FLOW DIAGRAM 1

	H-904
	HVAC CHEMISTRY LABORATORY AIR FLOW DIAGRAM 2

	H-905
	HVAC CHEMISTRY LABORATORY AIR FLOW DIAGRAM 3

	 
	 

	PLUMBING
	 

	P-001
	PLUMBING LEGEND AND GENERAL NOTES

	P-100
	PLUMBING SITE PLAN

	P-200
	PLUMBING - UNDERGROUND - OVERALL

	P-200.2
	PLUMBING - BASEMENT PLAN - EAST

	P-211
	PLUMBING - FIRST FLOOR - OVERALL

	P-211.1
	PLUMBING - FIRST FLOOR - WEST

	P-211.2
	PLUMBING - FIRST FLOOR - EAST

	P-212
	PLUMBING - SECOND FLOOR - OVERALL

	P-212.1
	PLUMBING - SECOND FLOOR - WEST

	P-212.2
	PLUMBING - SECOND FLOOR - EAST

	P-213
	PLUMBING - ROOF PLAN - OVERALL

	P-221
	PLUMBING - FIRST FLOOR (GAS) - OVERALL

	P-231
	PLUMBING - FIRST FLOOR (PRESSURE) - OVERALL

	P-301
	PLUMBING PART PLANS (PRESSURE)

	P-302
	PLUMBING PART PLANS (PRESSURE)

	P-303
	PLUMBING PART PLANS

	P-304
	PLUMBING PART PLANS

	P-501
	PLUMBING DETAILS

	P-502
	PLUMBING DETAILS

	P-503
	PLUMBING DETAILS

	P-504
	PLUMBING DETAILS

	P-505
	PLUMBING DETAILS

	P-506
	PLUMBING DETAILS

	P-601
	PLUMBING SCHEDULES

	P-602
	PLUMBING SCHEDULES

	P-701
	PLUMBING RISER DIAGRAMS

	P-702
	PLUMBING RISER DIAGRAMS

	P-703
	PLUMBING RISER DIAGRAMS

	P-704
	PLUMBING RISER DIAGRAMS

	P-705
	PLUMBING RISER DIAGRAMS

	P-706
	PLUMBING RISER DIAGRAMS

	P-707
	PLUMBING RISER DIAGRAMS

	P-708
	PLUMBING RISER DIAGRAMS

	P-709
	PLUMBING RISER DIAGRAMS

	P-710
	PLUMBING RISER DIAGRAMS

	P-711
	PLUMBING RISER DIAGRAMS

	P-712
	PLUMBING RISER DIAGRAMS

	P-713
	PLUMBING RISER DIAGRAMS

   

   

   

  

   

  		
	P-714
	PLUMBING RISER DIAGRAMS

	P-715
	PLUMBING RISER DIAGRAMS

	P-716
	PLUMBING RISER DIAGRAMS

	P-717
	PLUMBING RISER DIAGRAMS

	P-718
	PLUMBING RISER DIAGRAMS

	P-800
	PLUMBING ENLARGED BIOLOGY 1 (GAS)

	P-801
	PLUMBIGN ENLARGED BIOLOGY 2 (GAS)

	P-802
	PLUMBING ENLARGED CHEMISTRY 1 (GAS)

	P-803
	PLUMBING ENLARGED CHEMISTRY 2 (GAS)

	P-900
	ENLARGED BIOLOGY 1 (PRESSURE)

	P-901
	ENLARGED BIOLOGY 2 (PRESSURE)

	P-902
	ENLARGED CHEMISTRY 1 (PRESSURE)

	P-903
	ENLARGED CHEMISTRY 2 (PRESSURE)

	 
	 

	FIRE PROTECTION
	 

	FP-001
	FIRE PROTECTION - SYMBOLS & ABBREVIATIONS

	FP-002
	FIRE PROTECTION - NOTES & DESIGN CRITERIA

	FP-210
	FIRE PROTECTION - BASEMENT

	FP-211.1
	FIRE PROTECTION - FIRST FLOOR - WEST

	FP-211.2
	FIRE PROTECTION - FIRST FLOOR - EAST

	FP-212.2
	FIRE PROTECTION - SECOND FLOOR - EAST

	FP-701
	FIRE PROTECTION - DETAILS

	 
	 

	ELECTRICAL
	 

	E-001
	ELECTRICAL LEGEND SHEET 1

	E-002
	ELECTRICAL LEGEND SHEET 2

	E-003
	LIGHTING FIXTURE SCHEDULE

	E-004
	LIGHTING CONTROL SHEET

	E-011
	ELECTRICAL GENERAL DETAIL SHEET

	E-100
	ELECTRICAL SITE PLAN

	E-101
	ELECTRICAL SITE DETAILS

	E-210
	ELEC POWER - BASEMENT - EAST

	E-211.1
	ELEC POWER - FIRST FLOOR - WEST

	E-211.2
	ELEC POWER - FIRST FLOOR - EAST

	E-212.2
	ELEC POWER - SECOND FLOOR - EAST

	E-213.1
	ELEC POWER - ROOF PLAN - WEST

	E-213.2
	ELEC POWER - ROOF PLAN - EAST

	E-310
	ELEC LIGHTING - BASEMENT - EAST

	E-311.1
	ELEC LIGHTING - FIRST FLOOR - WEST

	E-311.2
	ELEC LIGHTING - FIRST FLOOR - EAST

	E-312.1
	ELEC LIGHTING - SECOND FLOOR - WEST

	E-312.2
	ELEC LIGHTING - SECOND FLOOR - EAST

	E-401
	POWER DISTRIBUTION SINGLE-LINE DIAGRAM

	E-501
	ELECTRICAL PART PLANS

	E-701
	ELECTRICAL GROUNDING PLAN

	E-702
	LIGHTNING PROTECTION SYSTEM ROOF PLAN

   

   

   

  

   

  		
	E-703
	GROUNDING AND LIGHTNING PROTECTION DETAILS

	E-800
	ELEC POWER - ENLARGED BIOLOGY 1

	E-801
	ELEC POWER - ENLARGED BIOLOGY 2

	E-802
	ELEC POWER - ENLARGED CHEMISTRY 1

	E-803
	ELEC POWER - ENLARGED CHEMISTRY 2

	E-901
	ELECTRICAL PANEL SCHEDULES

	E-902
	ELECTRICAL PANEL SCHEDULES

	E-903
	ELECTRICAL PANEL SCHEDULES

	E-904
	ELECTRICAL PANEL SCHEDULES

	E-905
	ELECTRICAL PANEL SCHEDULES

	E-906
	ELECTRICAL PANEL SCHEDULES

	E-907
	ELECTRICAL PANEL SCHEDULES

	 
	 

	FIRE ALARM
	 

	FA-001
	FIRE ALARM - SYMBOLS & ABBREVIATIONS

	FA-002
	FIRE ALARM - NOTES & DESIGN CRITERIA

	FA-210
	FIRE ALARM - BASEMENT

	FA-211.1
	FIRE ALARM - FIRST FLOOR - WEST

	FA-211.2
	FIRE ALARM - FIRST FLOOR - EAST

	FA-212.2
	FIRE ALARM - SECOND FLOOR - EAST

	FA-701
	FIRE ALARM – DETAILS

	 
	 

	AV
	 

	AV-001
	TECH AV – LEGEND

	AV-211
	TECH AV - FIRST FLOOR - OVERALL

	AV-211.1
	TECH AV - FIRST FLOOR - WEST

	AV-211.2
	TECH AV - FIRST FLOOR - EAST

	AV-212
	TECH AV - SECOND FLOOR - OVERALL

	AV-212.2
	TECH AV - SECOND FLOOR - EAST

	AV-221.1
	TECH AV - FIRST FLOOR - WEST - ROUGH-IN

	AV-221.2
	TECH AV - FIRST FLOOR - EAST - ROUGH-IN

	AV-222.2
	TECH AV - SECOND FLOOR - EAST - ROUGH-IN

	AV-501
	TECH AV – DETAILS

	AV-502
	TECH AV – DETAILS

	AV-503
	TECH AV – DETAILS

	AV-504
	TECH AV – DETAILS

	AV-700
	TECH AV - EQUIPMENT LIST

	 
	 

	SECURITY
	 

	SE-001
	SECURITY – LEGEND

	SE-211
	SECURITY - FIRST FLOOR - OVERALL

	SE-211.1
	SECURITY - FIRST FLOOR - WEST

	SE-211.2
	SECURITY - FIRST FLOOR - EAST

	SE-212
	SECURITY - SECOND FLOOR - OVERALL

	SE-212.2
	SECURITY - SECOND FLOOR - EAST

   

   

   

  

   

  		
	SE-213
	SECURITY - ROOF PLAN - OVERALL

	SE-501
	SECURITY – DETAILS

	SE-502
	SECURITY - EQUIPMENT LIST

	 
	 

	TELECOMMUNICATIONS
	 

	TC-001
	TELECOM – LEGEND

	TC-211
	TELECOM - FIRST FLOOR - OVERALL

	TC-211.1
	TELECOM - FIRST FLOOR - WEST

	TC-211.2
	TELECOM - FIRST FLOOR - EAST

	TC-212
	TELECOM - SECOND FLOOR - OVERALL

	TC-212.2
	TELECOM - SECOND FLOOR - EAST

	TC-501
	TELECOM – DETAILS

	TC-502
	TELECOM – DETAILS

	TC-801
	TELECOM - RISER DIAGRAM

   

   

   

   

   

   

   

  

   

   

  EXHIBIT “G-4 REVISED”

   

  REMEDIATION PLANExhibit
10.3

 

RenovoRx,
INC. 

OUTSIDE
DIRECTOR COMPENSATION POLICY

 

Initially
Adopted and Approved by the Board of Directors on September 30, 2021; most recently amended and restated September 29, 2022 (the “Restatement
Date”)

 

RenovoRx,
Inc. (the “Company”) believes that providing cash and equity compensation to its members of the Board of Directors
(the “Board,” and members of the Board, the “Directors”) represents an effective tool to attract,
retain and reward Directors who are not employees of the Company (the “Outside Directors”). This Outside Director
Compensation Policy as amended and restated (the “Policy”) is intended to formalize the Company’s policy regarding
the compensation to its Outside Directors. Unless otherwise defined herein, capitalized terms used in this Policy will have the meaning
given to such terms in the Company’s 2021 Omnibus Equity Incentive Plan (the “Plan”), or if the Plan is no longer
in place, the meaning given to such terms or any similar terms in the equity plan then in place. Each Outside Director will be solely
responsible for any tax obligations incurred by such Outside Director as a result of the equity and cash payments such Outside Director
receives under this Policy.

 

This
amended and restated Policy is effective as of the Restatement Date.

 

		1.	Cash
                                            Compensation

 

Annual
Cash Retainer

 

Each
Outside Director will be paid an annual cash retainer of $36,000. There are no per-meeting attendance fees for attending Board meetings.
This cash compensation will be paid quarterly in arrears on a prorated basis to each Outside Director who has served in the relevant
capacity at any point during the immediately preceding fiscal quarter, and such payment shall be made no later than forty-five (45) days
following the end of such immediately preceding fiscal quarter.

 

Committee
Annual Cash Retainer

 

Each
Outside Director who serves as the chair or a member of a committee of the Board listed below will be eligible to earn additional annual
cash fees (paid quarterly in arrears on a prorated basis to each Outside Director who has served in the relevant capacity at any point
during the immediately preceding fiscal quarter, and such payment shall be made no later than forty-five (45) days following the end
of such immediately preceding fiscal quarter) as follows:

 

	Chair of Audit
    Committee:	 	$	15,000	 
	Chair of Compensation Committee:	 	$	10,000	 
	Chair of Corporate Governance
    and Nominating Committee:	 	$	10,000	 
	Non-Chair Members of Various
    Committees:	 	$	5,000	 

 

For
clarity, each Outside Director who serves as the chair of a committee shall receive only the additional annual cash fee as the chair
of the committee, and not the additional annual cash fee as a member of the committee. For purposes of further clarification, an Outside
Director who has served as an Outside Director, or as a member of an applicable committee (or chair thereof), as applicable, during only
a portion of the relevant Company fiscal quarter will receive a pro-rated payment of the quarterly payment of the applicable annual cash
retainer(s), calculated based on the number of days during such fiscal quarter such Outside Director has served in the relevant capacities.

 

    	 

     

    

 

		2.	Equity
                                            Compensation

 

Outside
Directors will be eligible to receive all types of Awards (except Incentive Stock Options) under the Plan (or the applicable equity plan
in place at the time of grant), including discretionary Awards not covered under this Policy. All grants of Awards to Outside Directors
pursuant to Section 2 of this Policy will be automatic and nondiscretionary, except as otherwise provided herein, and will be made in
accordance with the following provisions:

 

(a)
No Discretion. No person will have any discretion to select which Outside Directors will be granted any Awards under this Policy
or to determine the number of Shares to be covered by such Awards.

 

(b)
Initial Award. Subject to the following sentence and the terms of this Policy, each individual who first becomes an Outside Director
following the Restatement Date will be granted Options having a Value of $120,000 in the aggregate (an “Initial Award”),
on the date on which such individual first becomes an Outside Director, whether through election by the stockholders of the Company or
appointment by the Board to fill a vacancy. Notwithstanding the foregoing, no Initial Award granted on or after the Restatement Date
but on or prior to September 30, 2023 will cover more than 43,026 Shares (with such maximum number of Shares to be automatically proportionately
adjusted in the event of a Change in Capitalization, with any fractional Share resulting from such adjustment eliminated). Subject to
Section 11 of the Plan and Section 3 of this Policy, each Initial Award will vest and become exercisable over three years, with 1/36th
of the Initial Award vesting each month on the same day of the month as the commencement of the applicable Outside Director’s service
as an Outside Director, subject to the Outside Director continuing to be a Participant (as defined in the Plan) through such date.

 

(c)
Annual Award. Subject to the following sentence and the terms of this Policy, on October 1 of each year, commencing October 1,
2022, each Outside Director will be automatically granted Options having a Value of $70,000 in the aggregate (an “Annual Award”).
Notwithstanding the foregoing, no Annual Award granted on or after the Restatement Date but on or prior to September 30, 2023 will cover
more than 25,099 Shares (with such maximum number of Shares to be automatically proportionately adjusted in the event of a Change in
Capitalization, with any fractional Share resulting from such adjustment eliminated). Subject to Section 11 of the Plan and Section 3
of this Policy, 1/12th of each Annual Award will vest monthly after October 1 on the first day of each subsequent month, subject to the
applicable Outside Director continuing to be a Participant through such date.

 

    	-2-

     

    

 

(c)
Terms. The terms and conditions of each Initial Award or Annual Award will be as follows:

 

(i)
Exercise Price. The per Share exercise price for an Option granted under this Policy will be 100% of the Fair Market Value on
the grant date.

 

(ii)
Term. The maximum term to expiration of an Option granted under this Policy will be 10 years, subject to earlier termination as
provided in the Plan.

 

(d)
Value. For purposes of this Policy, “Value” means the grant date fair value as determined for the Company’s
financial reporting purposes.

 

		3.	Change
                                            in Control

 

In
the event of a Change in Control, each Outside Director will fully vest in his or her outstanding Company equity Awards, including any
Initial Award or Annual Award, provided that the Outside Director continues to be an Outside Director through such date.

 

		4.	Annual
                                            Compensation Limit

 

In
any fiscal year, other than the fiscal year in which he or she joins the Board, no Outside Director may be paid, issued or granted compensation
(including in the form of cash or equity compensation, with cash compensation measured for this purpose at its value upon payment and
any equity compensation measured for this purpose at its Value) with an aggregate value greater than $250,000 (increased to $300,000
for an Outside Director’s first fiscal year of service). Any cash compensation paid or equity compensation award (including any
Awards) granted to an individual for his or her services as an employee, or for his or her services as a consultant (other than as an
Outside Director), will not count for purposes of the limitation under this Section 4.

 

		5.	Travel
                                            Expenses

 

Each
Outside Director’s reasonable, customary and documented travel expenses to Board or Board committee meetings will be reimbursed
by the Company.

 

		6.	Additional
                                            Provisions

 

All
provisions of the Plan not inconsistent with this Policy will apply to Awards granted to Outside Directors.

 

		7.	Adjustments

 

In
the event that that any extraordinary dividend or other extraordinary distribution (whether in the form of cash, Shares, other securities
or other property), recapitalization, stock split, reverse stock split, reorganization, merger, consolidation, split-up, spin-off, combination,
repurchase, or exchange of Shares or other securities of the Company, or other change in the corporate structure of the Company affecting
the Shares occurs, the Administrator, in order to prevent diminution or enlargement of the benefits or potential benefits intended to
be made available under this Policy, will adjust the number of Shares issuable pursuant to Awards granted under this Policy.

 

    	-3-

     

    

 

		8.	Section
                                            409A

 

In
no event will cash compensation or expense reimbursement payments under this Policy be paid after the later of (i) 15th day of the third
month following the end of the Company’s fiscal year in which the compensation is earned or expenses are incurred, as applicable,
or (ii) 15th day of the third month following the end of the calendar year in which the compensation is earned or expenses are incurred,
as applicable, in compliance with the “short-term deferral” exception under Section 409A of the Internal Revenue Code of
1986, as amended, and the final regulations and guidance thereunder, as may be amended from time to time (together, “Section
409A”). It is the intent of this Policy that this Policy and all payments hereunder be exempt from or otherwise comply with
the requirements of Section 409A so that none of the compensation to be provided hereunder will be subject to the additional tax imposed
under Section 409A, and any ambiguities or ambiguous terms herein will be interpreted to be so exempt or comply. In no event will the
Company reimburse an Outside Director for any taxes imposed or other costs incurred as a result of Section 409A.

 

		9.	Revisions

 

The
Board may amend, alter, suspend or terminate this Policy at any time and for any reason. No amendment, alteration, suspension or termination
of this Policy will materially impair the rights of an Outside Director with respect to compensation that already has been paid or awarded,
unless otherwise mutually agreed between the Outside Director and the Company. Termination of this Policy will not affect the Board’s
or the Compensation Committee’s ability to exercise the powers granted to it under the Plan with respect to Awards granted under
the Plan pursuant to this Policy prior to the date of such termination.

 

    	-4-

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