Exhibit 10.22

FIRST AMENDMENT TO STANDARD INDUSTRIAL/COMERCIAL MULTI-TENANT LEASE - GROSS

THIS FIRST AMENDMENT TO STANDARD INDUSTRIAL/COMERCIAL MULTI-TENANT LEASE - GROSS is made and entered into at Santa Maria, California on the 10 day of September, 2020, by and between Columbia Business Center Partners L.P., a California limited partnership (“Lessor”), and BWSC, LLC, a California limited liability company DBA WINC (“Lessee”), with reference to the following facts:

A. CBC Joint Venture Partners, a California general partnership (“JV”), and Lessee executed that certain Standard Industrial/Commercial Multi-Tenant Lease - Gross, dated May 15, 2019, for reference purposes only, regarding that certain Premises, located at 860 E. Stowell Road, Santa Maria, CA 93454 (the “Lease”);

B. At the time of execution of the Lease, it was anticipated by Lessor that by the time the Lease Term commenced, the subject Premises would be transferred by Lessor to JV and that JV would be the “Lessor” under the Lease;

C. The subject Premises was not transferred to JV;

D. Lessor desires to formally ratify, reaffirm and adopt the Lease;

E. Lessee has requested additional space and Lessor is willing to Lease Lessee additional space such that the “Premises” shall become that certain Premises consisting of 31,310 SF, as depicted on Exhibit A attached hereto and incorporated herein by this reference.

NOW, THEREFORE, in consideration of the premises, promises and covenants herein contained, the parties agree as follows:

ENTERED INTO at Santa Maria, California, effective on the date first above written.