Common use of Base Building Clause in Contracts

Base Building. The Base Building shall include demolition of existing internal partitions or infrastructure, construction of demising partitions, separate utilities or other services to be separately metered to the Premises, new/refurbished landscaping, new roof, parking lot repair, replacement, resealing, resurfacing and any associated irrigation costs and bringing the Building into compliance with all applicable codes. Tenant reserves the right to make further comments and suggestions for the Base Building or require additional information or changes. Tenant may, as part of the Tenant Improvement Allowance, modify and/or upgrade certain portions of the Base Building to accommodate Tenant Improvements to be made (with any increased cost over what was budgeted for the Base Building by Landlord to be paid from the TIA). In the event that the parties cannot agree on the amount of such increase, Xxx Xxxxxxx shall make a binding determination of the increase (if any). The Base Building shall include a new Building entrance/lobby facing Merrimack Street. The new entrance will be an expansion of the Building on the front of the existing structure and the design shall be consistent with renderings provided to Tenant by Landlord and which are attached hereto as Exhibit E-2. Landlord shall add and install an additional six (6) punched windows. The exact location will be substantially as provided on the plan attached hereto as Exhibit E-3. Tenant shall have final approval of the exact window location. Landlord shall be responsible for the removal of selected columns and subsequent support bracing in those areas designated on Exhibit E-4 attached hereto. Landlord shall be responsible, at its sole cost and expense including any architectural and engineering, to construct an interconnecting bridge and/or connection between 000 Xxxxxxxxx Xxxxxx and the Building substantially as depicted on Exhibit E-5 attached hereto. The specifications shall be further defined and mutually agreed upon between Tenant and Landlord. Landlord shall be responsible for exterior site improvements such as, but not limited to, green space, new landscaping, trees, and shrubs in and around the Building, walkways throughout the parking lot. The specifications shall be further defined and mutually agreed upon between Tenant and Landlord and which shall include but not be limited to what is reflected on the plan attached hereto as Exhibit E-6. 000 Xxxxxxxxx Xxxxxx — Base Building Outline Specifications Project Description Approximately 137,200 rentable square feet comprising the entire Building. Foundations

Base Building. The Base Building shall include demolition base, shell, and core of existing internal partitions or infrastructurethe Building, construction of demising partitionsincluding the floors on which the Premises are located (the “Base, separate utilities or other services to be separately metered Shell, and Core”) have been constructed. Tenant currently occupies the Subleased Space pursuant to the PremisesSubleases. Notwithstanding the terms and conditions of the Subleases, new/refurbished landscapingTenant must comply with the terms and conditions of this Tenant Work Letter with respect to all improvements initially constructed in the Subleased Space after the date of the Lease. Within five (5) days after the mutual execution of the Lease, new roof, parking lot repair, replacement, resealing, resurfacing and any associated irrigation costs and bringing Landlord shall deliver the Building into compliance with all applicable codesNew Space to Tenant. Tenant reserves hereby accepts the right to make further comments Base, Shell and suggestions Core and the Premises “AS IS” in their existing condition as of the date of the Lease, without any modification or alteration by Landlord, provided that (A) Landlord shall be responsible for such modification or alteration which is required in order for the Base Building or require additional information or changesProject to comply with Applicable Laws (including the Americans with Disabilities Act of 1990, as amended (“ADA”)) in effect on the date of the Lease, as such laws are currently interpreted and enforced, and (B) Landlord shall deliver the New Space in the New Space Delivery Condition. Tenant mayNotwithstanding the foregoing, Tenant, as part of the Tenant Improvement Allowance, modify and/or upgrade certain portions of the Base Building to accommodate Tenant Improvements to be made (with any increased cost over what was budgeted for the Base Building by Landlord to be paid from the TIA). In the event that the parties cannot agree on the amount of such increase, Xxx Xxxxxxx shall make a binding determination of the increase (if any). The Base Building shall include a new Building entrance/lobby facing Merrimack Street. The new entrance will be an expansion of the Building on the front of the existing structure and the design shall be consistent with renderings provided to Tenant by Landlord and which are attached hereto as Exhibit E-2. Landlord shall add and install an additional six (6defined below) punched windows. The exact location will be substantially as provided on the plan attached hereto as Exhibit E-3. Tenant shall have final approval of the exact window location. Landlord shall be responsible for performing the removal following (collectively, the “HVAC Upgrade Work”) in areas where the existing ceiling is opened up for Tenant Improvements or where existing VAVs are exposed: (i) upgrade the existing VAVs with DDC controls; (ii) clean the existing exterior zone VAV heating coils, and (iii) install Xxxxxxxx circuit setter valves with T & P connections and drain valves on reheat coils to exterior VAV zones (if not already existing). Tenant shall, prior to performance of selected columns the HVAC Upgrade Work, submit to Landlord, for its reasonable approval, an itemized cost breakdown with quantities and subsequent support bracing unit prices for the HVAC Upgrade Work. Upon completion of the HVAC Upgrade Work, provided that Landlord receives the items required by Subparagraphs (i), (ii) and (iii) of Section 2.2.2(a) with respect to the HVAC Upgrade Work, Landlord will reimburse Tenant for Tenant’s actual, out-of-pocket costs of the performance of the HVAC Upgrade Work as defined herein. Such reimbursement shall be separate from the Tenant Improvement Allowance and not deducted therefrom. Notwithstanding anything to the contrary herein, in those areas designated on Exhibit E-4 attached hereto. connection with Tenant’s installation of the Tenant Improvements, Landlord shall be responsible, at its sole cost and expense including any architectural and engineering, to construct an interconnecting bridge and/or connection between 000 Xxxxxxxxx Xxxxxx and the Building substantially as depicted on Exhibit E-5 attached hereto. The specifications shall be further defined and mutually agreed upon between Tenant and Landlord. Landlord shall be solely responsible for exterior site improvements such asall costs required to bring the Project outside the Premises into compliance with Applicable Laws to the extent required for occupancy of the Premises for general office use, but or related to the presence of Hazardous Materials not limited tointroduced by Tenant or its agents, green space, new landscaping, trees, and shrubs in and around the Building, walkways throughout the parking lot. The specifications shall be further defined and mutually agreed upon between Tenant and Landlord and which shall include but not be limited to what is reflected on the plan attached hereto as Exhibit E-6. 000 Xxxxxxxxx Xxxxxx — Base Building Outline Specifications Project Description Approximately 137,200 rentable square feet comprising the entire Building. Foundationsemployees or contractors.

Base Building. The Subject to the terms and conditions of this Work Letter, Tenant hereby accepts the base, shell and core (i) of the Premises and (ii) of the floor(s) of the Building on which the Premises are located (collectively, the “Base Building”), in its current “AS IS” condition existing as of the date of the Lease and the Lease Commencement Date. Tenant shall be entitled to an improvement allowance in the maximum aggregate amount of Two Million Three Hundred Forty-Three Thousand, One Hundred Eighty Dollars ($2,343,180.00) (i.e., $17.50 per rentable square foot of the Premises) (the “Base Building shall include demolition of existing internal partitions or infrastructure, Improvement Allowance”) to be used by Tenant solely to pay for the construction of demising partitions, separate utilities or other services to be separately metered certain improvements to the PremisesBase Building as are more particularly identified in Attachment 1 to this Work Letter (which required improvements are referred to here as the “Base Building Improvement Additions”) . Subject to Landlord’s obligation to pay to Tenant the Base Building Improvement Allowance in accordance with the terms and conditions of this Work Letter, new/refurbished landscaping, new roof, parking lot repair, replacement, resealing, resurfacing Tenant shall be solely liable for all soft and any hard costs associated irrigation costs and bringing with the Base Building into compliance with all applicable codesImprovement Additions. Tenant reserves the right to make further comments and suggestions Except for the Base Building or require additional information or changes. Tenant may, as part of Improvement Allowance and the Tenant Improvement AllowanceAllowance set forth below, modify and/or upgrade certain portions Landlord shall not be obligated to make or pay for any alterations or improvements to the Premises or the Building. For the sake of clarity, the base building condition of the Base Building to accommodate be delivered by Landlord to Tenant Improvements on the Lease Commencement Date is identified in the matrix (outlining existing base building conditions of the Base Building, including, inter alia, power, emergency power, lab exhaust, lab air supply and office air supply) attached hereto as Attachment 2 to be made this Work Letter (with any increased cost over what was budgeted for the “Base Building Delivery Condition”). Xxxxxx acknowledges and agrees that Attachment 1 identifies conditions that are the Tenant’s responsibility to install (and, as such, are expressly not included in Attachment 2 as being included in the Base Building Delivery Condition), subject to reimbursement to the extent of the Base Building Improvement Allowance. Landlord acknowledges that certain of Tenant’s laboratory improvements to a portion of the Premises require additional emergency power, and Landlord commits to work cooperatively with Tenant and its consultants to identify one or more solutions for Tenant’s additional power needs; provided, however, the cost of designing and installing the Base Building infrastructure (in excess of the portion of the Base Building Improvement Allowance attributable to Tenant’s additional power needs) to achieve the availability of additional power capacity to the Premises shall be borne solely by Landlord to Xxxxxx (i.e., the cost of all upgrades, alterations and/or additions beyond those described in the Base Building Delivery Condition shall be paid from the TIAsolely by Tenant). In the event that the parties cannot agree on the amount of such increase, Xxx Xxxxxxx shall make a binding determination of the increase (if any). The Base Building shall include a new Building entrance/lobby facing Merrimack Street. The new entrance will be an expansion of the Building on the front of the existing structure and the design shall be consistent with renderings provided to Tenant by Landlord and which are attached hereto as Exhibit E-2. Landlord shall add and install an additional six (6) punched windows. The exact location will be substantially as provided on the plan attached hereto as Exhibit E-3. Tenant shall have final approval of the exact window location. Landlord shall be responsible for the removal of selected columns and subsequent support bracing in those areas designated on Exhibit E-4 attached hereto. Landlord shall be responsible, at its sole cost and expense including any architectural and engineering, to construct an interconnecting bridge and/or connection between 000 Xxxxxxxxx Xxxxxx and the Building substantially as depicted on Exhibit E-5 attached hereto. The specifications shall be further defined and mutually agreed upon between Tenant and Landlord. Landlord shall be responsible for exterior site improvements such as, but not limited to, green space, new landscaping, trees, and shrubs in and around the Building, walkways throughout the parking lot. The specifications shall be further defined and mutually agreed upon between Tenant and Landlord and which shall include but not be limited to what is reflected on the plan attached hereto as Exhibit E-6. 000 Xxxxxxxxx Xxxxxx — Base Building Outline Specifications Project Description Approximately 137,200 rentable square feet comprising the entire Building. Foundations.