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�.w� 11lomt11U ,;ii U1Q FOOf1 b1111,lne iu•II�� b11lldlA91 IIR O:u1 P:i11ml111, 11h11 •lil1llldlRl''l 'llallt10 IFIIO 11imaioi:1a1 QQ(o�c, IRd I bat 11111 J;lq;ifl:li,o, d11 All' COAtaio lma"'Q' 11,,1,11 r;il art1it mold u� hlASI dliljjAalt a, iOklG U�IIF appll,ablt ttalQ o�t11donl lau1 II I IHIA ,oMplUACI 11�U1 ,aid• ,a�taAt\l 11111,h a r;il tl111 :iila� Ca111, QF 1(1,JAQ c;il,11,11 51i11,11m1 Q� tlll1¥111 Rl11llo1dd mali:uRGIIQII 0� f:all l!illhlR th, app�gp�la�l!.lli1PIFl11d, IMUU ,lull, iiU 11111;1�•, 1,;il1 i;,bllaatioA mil
<br />tHpact '" ,u,b i:J!latler, 11�,,pt a1 Olbc,p,�u pt�1lded I� till� Lt.IHI, PH1mptl111 .... �,."Ip, 11IMilt1R Aet'l,'i hulR L'illllQ HQ:IA9fo,:t;II ulth ,pocl�cil11, 11111 Aal ·� a Rd ,�unt QI IUdl A.iR ,i;,mplla11u, l'IUll.iRCIIQI\ i;,i hilllFI, ,,,tj� HAUi ill I HIIH'I IIIPIRII ♦ha mamRttii pQJlod, ,111:dl be a1 flilllo u1• llf 'i MIIAtb; a, io lhe �H�C li')'IWIM
<br />a11d11·1 ao day(, u IQ 1�11 J11�a�11u :u�d Qlbll� eltAIQAtC Qi llit 011lldl119 lfl 11u1111do111 ""' e�� I 111u11,,h1 uq11l�d A1,1il;i$111i • 111:i!R lblll app,"p1h1ta _.,ainn,;v p111,10d, cou111ct1011 ol :IQ\i £11Cb AOR compllanc4rmi!f11ract'lo11 ocl�IIW�Q ,hall ba 11141 olllleau,m lill I.IUH a, la11111'1 ui1 11,lill� ilAd QlilPllillli I IIHQ�al;a 111:ur;a11t,, lhiiil uAtu�,poi::lfl ttd 111 1 1Fld11e, ,ou11i 11 1,11111,,-�, "' (I) a1s� ,111,11Fdad Jlol:l'9ti of i;t1f;i11h Ut•�ill9 the ll�m1111; (OI a11•/i£1i11!Aqw11111t ;mouAU d\.11 11Ad&F aA'JI h1-aA
<br />HC11nd b1i1 llu llto:olHlj a1-1d (HIJ iA'i' ba11kc11ptc11 �QCUdlns a#KliAQ UH P:�mlm n CompUIACI um�c wac�"u U1U lo 11:ifl bell QI It, kAQ111led9a ,1:ie ln:ipfOllflffllilBII QA ,1:i, J:IIQA:!IU, comply1i1d1t:i tbQb11Udl119 aid,ac, appllcablll--bwtr
<br />CG¥r.11a11t1 o, i111hlctioA1 al �11,o,d1 �•ewlulo�1 a11d o,d1011;u l"Aippllcabl1 ••111ll111i11rat1•J1l1a1 u1ot11 In ialfQ" ai the UMlllthat G�Ch lmp�110R"1111t, QJ pQ�oci
<br />lh111e1,1ti•lill GIOIUIAu;tad ,aid .. a,:i:;111ti,do111 ROI ilP P�• IQ Iba U"I lo mbl,b I 11uu 111111 p11, th• ll�ciml,111, 1r1odlft1aliG1ll II Rich May bl ,equl,1d by -�II '-m11n,aA, U�I
<br />Oi1ablllt1e, Act IU aR')l 1hi::1Uatla111, u a ,111111, of Lt"H'I 11sa {u110 llii1�8APR "111il, o, IQIRII �llae.tiMOAS gc lll:ilb111 IAll/illllalloiu las def.li:i,d IA llil�e1aph � i(:111 mad a 01
<br />be made b¥ I�"" WO.ll· leu .. h 1'41tfl0Atlbl, fGtdthflAIAIRfl u1h1,111,oJAOt 1111 Appll"tala A1 qull'.t!AIIRU:, IWld Hpltililll•1 thl IORlRI, 011 o!PP�Op�lu, to,
<br />LQUI a'• l"h�·• sl i.tllP, tf1 d ISIIA01ul1il111 ll:ld p11, ... ei •• Pr.tmllll "''¥ llQ IOAllt Ila 11llau .. di II th P11mli11 do ,ici\,o�pl1,u II� ,aid 11HaiAl11 I lillll�F 1hall1 .�,.pt Iii Qll:!11:1..,1,11 p,�•ld11d, pm11p,1-,1 ,r..e, Fl(;ilpl ;if • il�IA FIQ�C8 ''"� �HHI ICl�A8k1Rh "'"h ,p111i;llldli,1 Iha Aalijlt�lld 11!11:�aRI at 111eti AOR GQIJlpli;ii:1,11, ,.ctj
<br />lhe nMa all emu', ,�pque If Uln1t dOH AOte"•e IQIHF IUflU1111 ROtlGlll of a ROA compllaRttnil\h Ihle "13HilPl'fWIUIIA 5 MOA\l:IS Jollo,11lR8 Iha Sl?tt Date,
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<br />,oua,tloR of \hal AQR CQA1pllaR,1 cl:lall ba lhQ obll&IIIQA ol I QCIQII al LH 1111', 11111 COi\ a�d 11-PQAIQ It 1h11 llppll;abla R1qi1ll'Ql'HAh .,,. l:i11�a"•� cha119'id 10 II lo J411q11il1 d11�i11e Iba IQFIA olth11I IHI u,, CQQ&;\Fl"lloA olaa adidlilon 10 Qt a11 allouUOA o,,�. Ptemh•• 111�, 11u;i,i11s, Ille JIIJ!tdlaij,an ol 111r, Wn1Fdg115 $11b11aA,
<br />gr Iha culnfom1maAI or othrphyalutModl",alion ot l�t 1111111 Pf11ml,es a11cl1!or 9ol1iilln&\�C,pltrl Fv1Rd llnr,"), I 11,0F and to,111111haH allqG?Ut the con of uech .........i.u..... l•l S11bj11=110 �llfl4'♦Ph ::ta(,) btlo 111 ii ,11,h C.ipll;il li-flllll'lillum ai:a i11qol'ld iii a Jlll?.l!t Ql ihe ;pQd�� a Ad unlqu• 1ice ollh1 �tllmh;u � I 11"1111 ;H
<br />,;oAip;i,ed uUh 11n1 b)f le11.r1AU. IAl,8AIIU� I HIH ,ball blil fl.ill�, FIIIPOASlble to,the COIi U1mg(1 p��ded1 hcu111 Iii lhat � ,1.1,h Caplhl liKPlilAdhi,io II u,iq11lred d111in •U111liUI ;I '/NII of lh¥ Leaae aAdtha ''"' Uuanel IMUOdl 'AIC1Alh1 ' ua,. Ren,, Leuaa AIWIA5teall IOR'fllAat• lllls I HUl!IAIQU I Q[[gr ROtUI• leHH, IA Olf'IU"S•
<br />l&dtbln 10 da:111 ahet oaii:Qlpt of I essea 1s tatOlh:iatloo ootlte tbat I es sot bas reled:ed ta pay: tba dlffmooca beblll8RQ tba act11al out 1b1ar1:.af ood 01:1 aD.'li:1111111 eq11al to 6
<br />mQAlhl' Uuo Roni ltl """° ole�• IIIJ:IR!Aal!OA1 I"""" 1ball lMM8dl1ttlt1 ,oa11 the u;o el the A,1 l'Rl[II iuhl,ll IQq1�m 111�1:1 (;a pH al iMpQ11dlh.!!8 a.Ad d11Ui1111 IQ' IIU QI
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<br />w.uld lo5al!>f I 1dlhe lhe ll:�lm u,,jUu;11,t 1:lilPlMIIAdAQ ""'b '"Pihl £�p■Adltu�llo
<br />!bl 11,,"h C.apllal iilpeAdlt111111 IS AO& till �111111 gf 1Rlil 1pe,iMG aAd flAlqwo OIQ � tho P�tlilllHIII by I ti UH j111d1a1, 6Qrllllo�IIRHlPlalb; maAdat11d llilhmlc
<br />modlh,)dORII, tb11a IQ""' ,b;II p)ytot 111,R Ca�llal hpuAdil,1111 ilAd I lllllllil �ball •A� bl lillilllgalad W pa.111 aa,h AIOAIII dl1FIA&th11 JlrRillAd ■,of Iba Ill� ol lbil lo,
<br />liH IA'JI flltlAllllilA lbtffUI� QR Iha dale 11:!at QA,, �1,R ,1:io aa,11 P:IAt 1, di.Iii an if¥lO,ijA, 1q1nl11;1 S,li44tb ol lbll Pll�QA of Uld1 ,one tOUQAabl�t alblb111ablg Ill IRfl
<br />Pn11:i:1l1H tec1ee ,�1U p,1\1 l11h1HI oA I.lie balaci,11 but "'il't pi•pillfil, c;ibUe;tioR at a11,, dmra Hi hou,euar, 111d, l;apllal li11p1Ri;ll111,1 l1 Flq •l,ai;I duriPB ,1:i11 la1I i �•11;11 o,I It.ii, L11a[Q Ill II L11uo,�11uo1111blr, d11t111mlRIII ihal 111, Ai:lt l(QJlQml,all\t h1ac lbl1 11:1 p;,,y 111 sRa-e th111i;,f, I 1uo,,hall l:lau11bi1 op"'filll IQ llmllAall lhl& IIUfl 1po gl)d)'f$ p,lotuii:ittQll i:iotica to I QUH l!RIQH IIIHH ROl:ifl11 I HUii, ln11�ll:iA81'' lllllll IOda>ff il�ar ,11;1lpt.ot tes�o,',tHIIIIAll�OQ AQUCfl Illa, I IIUU rnU!pa11 fo�,u�
<br />C;ipltal hpendlhu11 If LilUOS (lgu AO� 1l1'll0 ,umlAa,11 ii Ad ia·11; lo, l•RdU IU dmu ol:aR',',mh Cilphal E11p11AlilllllFi, 1,n11111 mil\tadU)ACII ,11,h fl.i11d1 a11dd•d11c,
<br />iilmi1 I �,11 ,�tu111, hQ� Mor.RI ui:iijll e,,Q�'li llllUI lilt 111,h ,11111 ti:,. boHA ti1u ,, paid Ill 111189 h l1Aabla '" ilnlA,. I IUOl'I 1b&'-1 0�1, IRlil balaR'9 1,1flbC1 i;liaRI di,11
<br />ud payilWt '4r lht remahcnllilt oftllll L•:u1 le not "•ffi:'tAt lo lullv etlmb, qo I au1111 n ar eU,et b;ul,, ltnH 1halt hw1 Iha riel:11 lo t.rmlnte lh!t I au■ upon �O
<br />day, uitllhA ROtiC411 Ir:. I 11"0! 1,1 �let>11l1b,u11dlRR1ha iilttOHt.11 the plll)1 '1IMt cones nine C)phal iixp111dit• r11, ar11 lAttAd11d to appl•tOAif\,O IIIIA ;h 11!1Pu 1111111pe�hd1 and 11,e" to.ppll�able Aeqi,lr4m1111111 If Ibo Capl1,1,I liaipe�dltoiH ai:t iQllll)d hi� LQCCQll al a ,11,wl* of on a,111:I ., pFCpgui;tchane11 IA •11w. �IRftlil IAIIIIIAlll•1 oima,
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<br />J:QQdillc1"QQ IQ lht Pe11m1,11� -t�ll\..tlt�,, L•1••· cb;II 1flh11r· {ll immQdlaUly uau,,u,ll ,hiiApd 1111 11, IAllilAll�t o& use i1Rdflo�lak4, •• ,w QU1ei ,t',lp, a,
<br />m:i�"ICHllP,• Ill ol'#ln:wth F1q1111'41Mlttl for t11&b C)pllal hl)Qlldl,11111, or 111tcomplu11 ,ucb Capll?t lillpeAdllOIQ atlll O"!ft o�pecisa
<br />l:>a••e 11-11/ tl91:lltl) \trMiAalt lblr l11NII
<br />1 ""H d1all Aol, 11'1"'•' Ir,
<br />2A Acknowleda11:menu. lessee acknowledges that: (a)lt has been given an opportu nity to Inspect and measure the Premises, (bl It has been advl S-l!d by
<br />u,ssor and/or erokers to :.alhfy Itself wlth respect to the size and condition of lhe Premises llncludlng but not limited to the electrleal, HVAC and fire sprlnkler
<br />sy1tems, secu rity, enviro nmenta l aspects, and compllance with Applleable Requlre menU and the Americans with Dlnb-llltlos A.ct), at\d their sulta bllltv for �s,ee'5
<br />Intended use, (c) Lessee has made such 1rwes«gat1on as It deems necessaryw!th reference to tuc:h matters and aU,um�s 1\1 r1!$ponslbUlty thereto, as Uie same relate
<br />to lls occupancy ol the Premises, (di It Is not relying on any repre�nt,11tion as to the slle ol the Ptemlies made by BN>ke11 or Li!S$Of, (el th!) square f-ootlge of lhe
<br />Pramlses wa$ not material to Lessee's decision to lease the Prem1Se5 and pay tht Rl!flt stated herein, and (ft neither lessor; uu.so r's agents, nor Brokers ha,.,e made
<br />any oral or wrltten ropresentaUons ot wam,ntt es with resp eel to $aid ma tters other than as $el fo rth In this t.tase. In additio n, Leuor acknowledges that: (i) Brokeu
<br />have mode no reprMentatlons, prQmlses orwarr-antli!s concerning Le s:seu:1s abllltv to honot the laase or su!tabll11y to OCOJPV the Premises, and (11) It 1, Lessor's sole
<br />responsibility to ln"estl.8;ate the financial �pablllty and/o r rultablUty of all proPQsed tenants.
<br />2.S lessett at Prior Owner/Occupant. TIie warranties made by Lessor In Parasraph 2 shall be ol no forco ot effect If Immediately prloi to the Start Oete Lessee
<br />wu the owner or occ.upant of tM Ptem\ses. In suth eve:nt, Limee !hall bt ,osponslblr. for any nocuuary i;orroctlve WOl'k.
<br />3.Te rm.3.1 Te rm, The Commencement Date, Expiration Date and Orlglnal Term ol this Leas.e are u specified In Paragraph 1.3,
<br />3.2 £1rly Po1s11nslon. AnV provision hefeln granting less� Early Pommlon ofth0: Premises Is subje(t to and c:ondltloned upon the Preml$Ci being avaUa ble
<br />for such posse"lon prior to the Comtrtencement Date, Any erant of Early Poss�!lon only conveys a non-ei,:_duslYe rll}ht to oc:(upy the Premises. tf lessee totally or
<br />par1fally oc:euplM 1ho PNlm!ses prior to the Commenc�m,e;nt Date, the obllgation to� Dase Rent shall be abated fur the period of such Eart-, Possession, All other
<br />terms of thls 1..use (lndudlng but not llmlted to the obllgarton� to Pi'/ Real Property la:ites and Insurance premiums and to maintain the Premises) shall � In effect
<br />during such period. Any such Early Posumlon shall not affect the Expiration Date,
<br />3,3 Dol•V In Posseui on. les sor agrees lo use Its best commercially reasonable efforts to deliver possession of the Premises to lessee by the Commencement
<br />D.lte. If, desp\le said efforts, Lessor Is unable to deliver po$ie55lon by such date, Lestor sti;dl not be JubJttt to anyllablllty therefor, nor shah wch fullurt effect the
<br />vaHdltyof this Lease or ,hange the Dlplrat1on Date, Les� iMII I\Ot1 howt11er, be obllsa ted to pay Rent or perform Its other qbllgatlons untll l.e�or delivers
<br />posseuion of the Preml$11S and any period of rant abat�meftt that Lessee would oth1nwtse have en.loved shall run from the date of delivery of posseulon and
<br />conti nue for a period equal to what le�e would oU,erwl$e haw! enjoyed under the term, hereo f, but mlnus any days of delay caused by the ac.ts or om\$.slons ol ilJ If P•"•,sl oo ll not dellmed within 60 d,y,.fter tho Commencem<nt Dot•c:::,�• e,tendod under the terms of any Work Letter e,.cuted by
<br />INITIALS �
<br />tCl 2019 AIR CRE. All Rights Rese rved. Lm Edited: 2/25/2 021 9:53 AM
<br />STN-27 .30, Revhed 11-25-2019 P.age 2 of 16
<br />EXHIBIT 1
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