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Title: |
Lease Agreement |
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Entities: |
EPIX Medical, Inc.; Andrews & Kurth L.L.P.; Buchanan Ingersoll PC |
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Date: |
2006 |
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Size: |
Preview shows 13KB of 349KB total |
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Price: |
$99 |
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ID: |
#2612326 |
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LEASE AGREEMENT
BY AND BETWEEN
150 COLLEGE ROAD, LLC
AND
PHYSIOME SCIENCES, INC.
DATED
DECEMBER 21, 2000
FOR 150 COLLEGE ROAD WEST
PRINCETON, NEW JERSEY
{PAGE}
TABLE OF CONTENTS
{TABLE}
{CAPTION}
Page
----
{S} {C}
Section 1...........................................ERROR! BOOKMARK NOT DEFINED.
1.1. Demise of the Premises....................................... 1
1.2. License To Use Public Areas.................................. 1
1.3. Rentable Area................................................ 2
1.4. Term......................................................... 2
1.5. Use.......................................................... 3
Section 2....................................................................... 4
2.1. Base Rental.................................................. 4
2.2. Additional Rental............................................ 4
2.3. Rental Payments.............................................. 11
2.4. Security Deposit............................................. 12
Section 3....................................................................... 13
3.1. Services..................................................... 13
3.2. Governmental Regulations..................................... 15
3.3. Failure to Provide Required Services......................... 15
3.4. Additional Services.......................................... 16
3.5. Landlord's Obligation........................................ 16
Section 4....................................................................... 16
4.1. Care of the Premises......................................... 16
4.2. Entry for Repairs and Inspection............................. 17
4.3. Nuisance..................................................... 18
4.4. Laws and Regulations; Rules of the Building.................. 18
4.5. Hazardous Substances......................................... 19
{/TABLE}
-i-
{PAGE}
{TABLE}
{CAPTION}
Page
----
{S} {C}
4.6. ISRA Compliance.............................................. 21
Section 5....................................................................... 25
5.1. Condition of the Premises and the Project.................... 25
5.2. Alterations to the Premises other Than Work
Pursuant to EXHIBIT D........................................ 25
5.3. Alterations to the Building.................................. 28
5.4. Access Cards................................................. 28
5.5. Graphics, Building Directory and Name........................ 29
Section 6....................................................................... 29
6.1. Condemnation................................................. 29
6.2. Damages from Certain Causes.................................. 31
6.3. Casualty..................................................... 31
Section 7....................................................................... 32
7.1. Property Insurance........................................... 32
7.2. Liability Insurance.......................................... 33
7.3. Hold Harmless; Mutual Indemnity.............................. 33
7.4. Waiver of Claims and Recovery Rights......................... 34
Section 8....................................................................... 35
8.1. Default by Tenant............................................ 35
8.2. Remedies..................................................... 36
8.3. Landlord's Right to Cure Defaults............................ 39
8.4. Non-Waiver................................................... 39
8.5. Holding Over................................................. 39
8.6. Landlord's Default........................................... 39
{/TABLE}
-ii-
{PAGE}
{TABLE}
{CAPTION}
Page
----
{S} {C}
Section 9....................................................................... 40
9.1. Assignment or Sublease by Tenant............................. 40
9.2. Assignment by Landlord....................................... 42
Section 10...................................................................... 42
10.1. Peaceful Enjoyment........................................... 42
10.2. Limitation of Landlord's Personal Liability.................. 42
10.3. Limitation of Interest Holder's Personal Liability........... 43
Section 11...................................................................... 43
11.1. Subordination................................................ 43
11.2. Estoppel Certificate......................................... 45
11.3. Right to Cure Landlord's Default............................. 46
11.4. Compliance With Certain Mortgagee Requirements............... 46
Section 12...................................................................... 47
12.1. Food Service Facility........................................ 47
12.2. Fitness Center............................................... 48
12.3. Name Change.................................................. 48
12.4. Legal Fees................................................... 48
Section 13...................................................................... 48
13.1. Notices...................................................... 48
13.2. Mailing Address.............................................. 50
13.3. Miscellaneous................................................ 50
{/TABLE}
{TABLE}
{S} {C}
EXHIBITS
EXHIBIT A DESCRIPTION OF LAND
EXHIBIT A-1 SITE PLAN OF PROJECT
{/TABLE}
-iii-
{PAGE}
{TABLE}
{S} {C}
EXHIBIT B FLOOR PLANS OF THE PREMISES
EXHIBIT C DETERMINATION OF RENTABLE AREA
EXHIBIT D WORK LETTER
EXHIBIT E COMMENCEMENT DATE AGREEMENT
EXHIBIT F AIR CONDITIONING AND HEATING SERVICES
EXHIBIT G BUILDING RULES
EXHIBIT H JANITORIAL SPECIFICATIONS
EXHIBIT I LIST OF PARTICIPATING PLANS
EXHIBIT J NON-DISCLOSURE AGREEMENT
EXHIBIT K PARKING
EXHIBIT L RENEWAL OPTION
EXHIBIT M RIGHT OF SECOND OFFER
EXHIBIT N ANTENNA LICENSE
EXHIBIT O SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE AGREEMENT
{/TABLE}
-iv-
{PAGE}
LEASE AGREEMENT
THIS LEASE AGREEMENT (this "Lease") is made and entered into by and
between 150 College Road, LLC, a Delaware limited liability company (the
"Landlord"), and PHYSIOME SCIENCES, INC., a corporation of the State of Delaware
(the "Tenant").
In consideration of the rentals reserved hereunder and the duties,
covenants and obligations of the other hereunder, Landlord and Tenant hereby
covenant and agree as follows:
1.
1.1. DEMISE OF THE PREMISES. Landlord hereby leases, demises and lets to
Tenant, and Tenant hereby leases and takes from Landlord, those certain premises
(hereinafter sometimes called the "Premises") consisting of the entire third
floor of the building known as 150 College Road West in Village South at
Princeton Forrestal Center which building is being developed as a Class A
building (the "Building") which is located at 150 College Road West, Plainsboro
Township (Middlesex County), New Jersey 08540 (hereinafter sometimes called the
"Land"). The Land is more particularly described on EXHIBIT A, and the Project
described and shown on EXHIBIT A-1 attached hereto and made a part hereof for
all purposes. A floor plan of the Premises is attached hereto and made a part
hereof for all purposes as EXHIBIT B. The Building, the Land, all surface
parking lots owned or controlled by Landlord and servicing the Building and any
such parking structures or parking lots constructed in the future on the Land
(the "Parking Facilities"), and such additional facilities or structures on the
Land to service any of the foregoing in subsequent years as may be necessary or
desirable in Landlord's reasonable judgment are hereinafter sometimes
collectively called the "Project." Landlord is the owner of the Project. The
term "Project" does not include any other buildings or structures not located on
the Land including but not limited to 100 College Road West.
1.2. LICENSE TO USE PUBLIC AREAS. Subject to Section 5.3 below, Landlord
hereby grants Tenant, its employees, invitees and other visitors, a nonexclusive
license for the term of this Lease and all extensions and renewals thereof to
use, for the purpose of ingress and egress to the Building, the Parking
Facilities, and the Premises, and in accordance with the Building Rules (as
hereinafter defined) (a) the sidewalks and other exterior common areas located
on the Land; and (b) the lobbies, public corridors and elevator foyers of the
Building as such areas are designated by Landlord from time to time for the
common use of the Building's tenants.
{PAGE}
1.3. RENTABLE AREA. Landlord and Tenant stipulate and agree for all
purposes under this Lease that the Rentable Area (as set forth on EXHIBIT C
attached hereto and made a part hereof for all purposes) of the Premises is
25,338 rentable square feet, based upon the final Space Plan (as defined in
EXHIBIT D).
1.4. TERM.
(a) The term of this Lease shall commence on the date Landlord
receives a temporary or permanent certificate of occupancy for the Premises
(hereinafter the "Commencement Date"), which is expected to be on or before July
1, 2001, and, unless sooner terminated in accordance with the terms and
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