Common use of PROJECT SERVICES Clause in Contracts

PROJECT SERVICES. (a) Landlord agrees to furnish to the Premises, air conditioning and heat all in such reasonable quantities as in the judgment of Landlord is reasonably necessary for the comfortable occupancy of the Premises. In addition, Landlord shall provide electric current for normal lighting and normal office machines. Landlord shall replace, upon Tenant's request and as Landlord deems necessary, at a cost to be included in Operating Costs, Project-standard lightbulbs in the Premises. All such electricity shall be separately metered at Tenant's sole cost and expense and Tenant shall make payment directly to the entity providing such electricity. Janitorial and maintenance services shall be furnished five (5) days per week, excepting national holidays. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the proper functioning and protection of the common area air conditioning, heating, elevator, electrical intrabuilding network cable and plumbing systems. Landlord shall not be liable for, and, except as provided in Section 8(c) of this Lease, there shall be no rent abatement as a result of, any stoppage, reduction or interruption of any such services caused by governmental rules, regulations or ordinances, riot, strike, labor disputes, breakdowns, accidents, necessary repairs or other cause. Except as specifically provided in this Article 11, Tenant agrees to pay for all utilities and other services utilized by Tenant and additional building services furnished to Tenant not uniformly furnished to all tenants of the Project at the rate generally charged by Landlord to tenants of the Project.

PROJECT SERVICES. (a) 11.1 Building Hours Landlord agrees to furnish to the PremisesPremises from 8:00 a.m. to 6:00 p.m. Mondays through Fridays and 9:00 a.m. to 1:00 p.m. on Saturdays, local and national holidays excepted (“Building Hours”), air conditioning and heat heat, elevator service, electric current (subject to Article 11.2) for normal lighting and fractional horsepower for office machines and, on the same floor as the Premises, water for lavatory and drinking purposes, all in such reasonable quantities as in the judgment of Landlord is reasonably necessary for the comfortable occupancy of the Premises. In addition, Landlord shall provide electric current for normal lighting and normal office machines. Landlord shall replace, upon Tenant's request and as Landlord deems necessary, at a cost to be included in Operating Costs, Project-standard lightbulbs in the Premises. All such electricity shall be separately metered at Tenant's sole cost and expense and Tenant shall make payment directly to the entity providing such electricity. Janitorial and maintenance services shall will be furnished five (5) days per week, excepting national holidays. Such janitorial service shall be provided in accordance with standards for comparable class “A” office buildings in the City of El Segundo. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the proper functioning and protection of the common area air conditioning, heating, elevator, electrical intrabuilding network cable and plumbing systems. Landlord shall not be liable for, and, except as provided in Section 8(c) of this Lease, and there shall be no rent abatement as a result of, any stoppage, reduction or interruption of any such services caused by governmental rules, regulations or ordinances, riot, strike, labor disputesdispute, breakdowns, accidents, necessary repairs or any other cause. Except as specifically provided in this Article 11, Tenant agrees to pay for all utilities and other services utilized by Tenant and for all overtime or additional building services furnished to Tenant not uniformly furnished to all tenants of the Project at Landlord’s expense. Landlord’s obligation to render to the rate generally Premises services during non-Building Hours or above-standard building services shall be conditioned upon the payment by Tenant of all sums charged by Landlord for such services pursuant to tenants of the Project.this Article 11. 11.2

PROJECT SERVICES. (a) Landlord agrees to furnish to the Premises, at a cost to be included in Operating Costs, from 8:00 a.m. to 6:00 p.m. Mondays through Fridays and 9:00 a.m. to 1:00 p.m. on Saturdays, excepting local and national holidays, air conditioning and heat all in such reasonable quantities as in the judgment of Landlord is reasonably necessary for the comfortable occupancy of the Premises. In addition, Landlord shall provide electric current for normal lighting and normal office machines. Landlord shall replace, upon Tenant's request elevator service and water on the same floor as Landlord deems necessary, at a cost to be included the Premises for lavatory and drinking purposes in Operating Costs, Project-standard lightbulbs such reasonable quantities as in the Premises. All such electricity shall be separately metered at Tenant's sole cost and expense and Tenant shall make payment directly to the entity providing such electricityjudgment of Landlord is reasonably necessary for general office use. Janitorial and maintenance services shall be furnished five (5) days per week, excepting local and national holidays. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the proper functioning and protection of the common area air conditioning, heating, elevator, electrical intrabuilding network cable and plumbing systems. Landlord shall not be liable for, and, except as provided in Section 8(c) of this Lease, and there shall be no rent abatement as a result of, any stoppage, reduction or interruption of any such services caused by governmental rules, regulations or ordinances, riot, strike, labor disputes, breakdowns, accidents, necessary repairs or other cause. Except as specifically provided in this Article 11, Tenant agrees to pay for all utilities and other services utilized by Tenant and additional building services furnished to Tenant not uniformly furnished to all tenants of the Project at the rate generally charged by Landlord to tenants of the Project. Tenant will not, without the prior written consent of Landlord, use any apparatus or device in the Premises which will in any way increase the amount of electricity or water usually furnished or supplied for use of the Premises as general office space; nor connect any apparatus, machine or device with water pipes or electric current (except through existing electrical outlets in the Premises), for the purpose of using electric current or water. If Tenant shall require electric current in excess of that which Landlord is obligated to furnish under Article 11(b) above, Tenant shall first obtain the written consent of Landlord, which Landlord may refuse in its sole and absolute discretion, to the use thereof and Landlord may cause an electric current meter or submeter to be installed in the Premises to measure the amount of such excess electric current consumed by Tenant in the Premises. The cost of any such meter and of installation, maintenance and repair thereof shall be paid for by Tenant and Tenant agrees to pay to Landlord, promptly upon demand therefore by Landlord, for all such excess electriccurrent consumed by any such use as shown by said meter at the rates charged for such service by the city in which the Project is located or the local public utility, as the case may be, furnishing the same, plus any additional expense incurred by Landlord in keeping account of the electric current so consumed. If any lights, machines or equipment (including by not limited to computers) are used by Tenant in the Premises which materially affect the temperature otherwise maintained by the air conditioning system, or generate substantially more heat in the Premises than would be generated by the building standard lights and usual office equipment, Landlord shall have the right to install any machinery and equipment which Landlord reasonably deems necessary to restore temperature balance, including but not limited to modifications to the standard air conditioning equipment, and the cost thereof, including the cost of installation and any additional cost of operation and maintenance occasioned thereby, shall be paid by Tenant to Landlord upon demand by Landlord. Landlord shall not be liable under any circumstances for loss of or injury to property, however occurring, through or in connection with or incidental to failure to furnish any of the foregoing. If Tenant requires heating, ventilation and/or air conditioning during times other than the times provided in Article 11(a) above, Tenant shall given Landlord such advance notice as Landlord shall reasonably require and shall pay Landlord's standard charge for such after-hours use.

PROJECT SERVICES. Attached hereto as Appendix F is a complete description of the services Landlord shall perform as Property Manager for the Project. Landlord shall be responsible for maintaining, repairing and replacing the roof and structure of the Building, as well as maintaining, repairing and replacing the following systems in the Building: HVAC (aincluding, without limitation, constant velocity and one-pass air supply), elevator, electrical, water, and any other system in the Building which is applicable to the functioning of the Building for general office use, but excluding all other special systems (collectively, the "Special Systems") unique to Tenant's use of the Premises and its laboratory areas and the Greenhouse, including, without limitation, deionized water or pure water and security and data/information systems. Tenant shall, at its sole cost and expense, maintain, repair and/or replace, in accordance with this Lease and all Governmental Requirements, all Special Systems and the Greenhouse. Landlord agrees shall also furnish janitorial services in accordance with Appendix F. Tenant shall directly contract and pay for all utilities serving the Premises and shall make all deposits required by any applicable utility provider in connection therewith. In no event shall Landlord have any liability to furnish Tenant in connection with any failure of any utilities to be provided to the Premises, air conditioning and heat all in nor shall any such reasonable quantities failure be construed as in the judgment an eviction of Landlord is reasonably necessary for the comfortable occupancy Tenant, work an abatement of the Premises. In additionany portion of Rent, Landlord shall provide electric current for normal lighting and normal office machines. Landlord shall replace, upon Tenant's request and as Landlord deems necessary, at a cost to be included in Operating Costs, Project-standard lightbulbs in the Premises. All such electricity shall be separately metered at Tenant's sole cost and expense and nor relieve Tenant shall make payment directly to the entity providing such electricity. Janitorial and maintenance services shall be furnished five (5) days per week, excepting national holidays. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the proper functioning and protection of the common area air conditioning, heating, elevator, electrical intrabuilding network cable and plumbing systems. Landlord shall not be liable for, and, except as provided in Section 8(c) any of its obligations under this Lease, there shall be no rent abatement as a result of, any stoppage, reduction or interruption of any such services caused by governmental rules, regulations or ordinances, riot, strike, labor disputes, breakdowns, accidents, necessary repairs or other cause. Except as specifically provided in this Article 11, Tenant agrees to pay for all utilities and other services utilized by Tenant and additional building services furnished to Tenant not uniformly furnished to all tenants of the Project at the rate generally charged The third party service contractors used by Landlord to tenants provide services to the Premises shall be subject to Tenant's prior approval. If Tenant reasonably and in good faith is dissatisfied with the services provided by any such contractor, Tenant shall so notify Landlord and Landlord shall either direct such contractor to correct such performance or replace such contractor with another contractor approved by Landlord and Tenant; provided that Landlord shall have no obligation to direct any contractor to provide, or to replace any contractor that fails to provide, services meeting a lesser standard than set forth in the contract with such contractor. The timing of any replacement of a contractor pursuant to this subsection shall be subject to the Project.time period

PROJECT SERVICES. (a) Landlord agrees shall provide the existing equipment servicing the Premises in its "as is" condition in order to furnish to the Premisesprovide electric current, air heat and air-conditioning therein. Landlord and heat all in such reasonable quantities as in the judgment of Landlord is reasonably necessary for the comfortable occupancy of Tenant hereby acknowledge that an independent heating, ventilation and air-conditioning system ("HVAC SYSTEM") will service the Premises. In addition, Landlord shall provide electric current for normal lighting and normal office machines. Landlord shall replace, upon Tenant's request and as Landlord deems necessary, at a cost to be included in Operating Costs, Project-standard lightbulbs in the Premises. All such electricity Tenant shall be separately metered responsible for the maintenance and repair of the HVAC System and shall, at Tenant's sole cost and expense expense, maintain a service and maintenance contract for such HVAC System with a contractor reasonably approved by Landlord, which contractor shall perform all maintenance and repairs on the HVAC System as reasonably determined by Landlord to be necessary. The electricity furnished to the Premises shall be separately metered, at Tenant's sole cost, and Tenant shall contract with, and make payment payments directly to to, the entity providing such electricity. Janitorial and maintenance services Tenant shall be furnished five (5) days per weekresponsible for retaining a bonded janitorial contractor, excepting national holidayswhich contractor shall be reasonably approved by Landlord, and Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide janitorial service to the Premises. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the proper functioning and protection of any common systems of the common area air conditioningProject. Except as provided in Section 11(c) below, heating, elevator, electrical intrabuilding network cable and plumbing systems. Landlord shall not be liable for, and, except as provided in Section 8(c) of this Lease, and there shall be no rent abatement as a result of, any stoppage, reduction or interruption of any such services caused by governmental rules, regulations or ordinances, riot, strike, labor disputes, breakdowns, accidents, necessary repairs or other cause. Except as specifically provided in this Article 11, Tenant agrees to pay for all utilities and other services utilized by Tenant and additional building services furnished to Tenant not uniformly furnished to all tenants of the Project at the rate generally charged by Landlord to tenants of the Project.

PROJECT SERVICES. (a) Tenant shall be solely responsible for performing due diligence with regard to all building systems and utilities to ensure the same are adequate for Tenant's intended use. Landlord agrees to furnish to shall provide electric current for normal lighting and normal office machines, elevator service and water on the Premises, air conditioning same floor as the Premises for lavatory and heat all drinking purposes in such reasonable quantities as in the judgment of Landlord is reasonably necessary for the comfortable occupancy general office use. Effective as of the Premises. In additionApril 1, Landlord shall provide electric current for normal lighting and normal office machines. Landlord shall replace2000, upon Tenant's request and as Landlord deems necessary, at a cost to be included in Operating Costs, Project-standard lightbulbs in the Premises. All all such electricity shall be separately metered at Tenant's sole cost and expense and Tenant shall make payment directly to the entity providing such electricity. Janitorial All other utilities used by Tenant in the Premises shall be separately metered at Tenant's sole cost and expense and Tenant shall make payment directly to the entity providing such utilities. Tenant shall have the right to reasonably designate the entity which will provide electricity to the Premises, so long as there is no interference with, or interruption of, the electricity to other tenants of the Project caused by such designation or the providing of service by Tenant's designated provider. Landlord shall have the right to approve any work to be done by such utility provider prior to the commencement of such work in accordance with the terms and conditions of Article 9 above. Tenant shall be responsible for employing a janitorial and maintenance services service, which contractor shall be furnished five reasonably approved by Landlord, and Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide such services in the Premises. Landlord and Tenant hereby acknowledge that an independent heating, ventilation and air conditioning system (5"HVAC System") days is installed in the Premises and that Tenant shall, at Tenant's sole cost and expense, maintain a service and/or maintenance contract for such HVAC System with a contractor designated by Landlord in its reasonable discretion, which contractor shall perform all maintenance and repairs on the HVAC System, as such maintenance and repairs are reasonably deemed necessary by Landlord. In addition to separately metered electricity and the repair and maintenance obligations for such HVAC System, Tenant shall pay to Landlord the sum of Two Hundred Twenty-Seven and 00/100 Dollars ($227.00) per weekmonth, excepting national holidayswhich sum represents Landlord's reasonable estimate of the amount of increased wear and tear on the HVAC System caused by Tenant's above-standard use. The parties hereby acknowledge that the above number is an estimate of the wear and tear caused by Tenant's intended level of use and Tenant hereby agrees that Tenant will not use more than one-third (1/3) of the HVAC System on a twenty-four (24) hour per day, seven (7) day per week schedule, and the remaining two-thirds (2/3) of the HVAC System capacity shall be used during normal business hours (e.g. 8:00 a.m. - 6:00 p.m. Monday through Friday and 8:00 a.m. - 1:00 p.m. on Saturday). In the event Tenant's use of the HVAC System exceeds the referenced amounts, Landlord shall adjust the monthly amount to reflect such increased usage. Landlord shall cause such HVAC System (but not the two (2) chillers on the north side of the Project) to be in good working order as of the Commencement Date. For purposes of this Lease, the two (2) chillers on the north side of the Project, together with the enclosed area which contains the chillers shall be a part of the Premises and Tenant shall be responsible, at Tenant's sole cost and expense, for any and all repairs and maintenance of such chillers necessary for Tenant's use of such chillers. Neither Landlord nor Tenant shall have any obligation to replace or retrofit the chillers in the event such replacement or retrofit is necessary during the Term, or upon expiration, of this Lease. Further, in the event Tenant desires to remove the chillers from the Project, Tenant may do so at Tenant's sole cost and expense, only after first providing written notice to Landlord and allowing Landlord a reasonable opportunity to remove or take possession of such chillers. In the event Tenant elects to remove the chillers and Landlord does not elect to remove or take possession of the chillers, Tenant shall repair any damage to the Premises or Project caused by Initials: /s/ KM -------- -12- /s/ VC -------- such removal. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the proper functioning and protection of the common area air conditioning, heating, elevator, electrical intrabuilding network cable and plumbing systems. Landlord shall not be liable for, and, except as provided in Section 8(c) of this Lease, and there shall be no rent abatement as a result of, any stoppage, reduction or interruption of any such services caused by governmental rules, regulations or ordinances, riot, strike, labor disputes, breakdowns, accidents, necessary repairs or other cause. Except as specifically provided in this Article 11, Tenant agrees to pay for all utilities and other services utilized by Tenant and additional building services furnished to Tenant not uniformly furnished to all tenants of the Project at the rate generally charged by Landlord to tenants of the Project.