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Title: |
Pennsylvania |
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Entities: |
Brandywine Realty Services Corp.; Brandywine Realty Trust; First Union National Bank; Immune Response Corp.; Pillsbury Winthrop LLP; Brandywine Operating Partnership, L.P. |
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Date: |
2000 |
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Preview shows 16KB of 169KB total |
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$61 |
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ID: |
#281226 |
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{SEQUENCE}2
{FILENAME}ex-10_74.txt
{DESCRIPTION}EXHIBIT 10.74
{TEXT}
{PAGE}
PENNSYLVANIA
BRANDYWINE OPERATING PARTNERSHIP, L.P.,
LANDLORD
AND
THE IMMUNE RESPONSE CORPORATION
TENANT
FOR
660 ALLENDALE ROAD, KING OF PRUSSIA, PA
{PAGE}
TABLE OF CONTENTS
{TABLE}
{CAPTION}
Page
{S} {C} {C}
1. SUMMARY OF DEFINED TERMS ............................................................................ 1
2. PREMISES ............................................................................................ 3
3. TERM ................................................................................................ 3
4. CONSTRUCTION BY LANDLORD ............................................................................ 3
5. FIXED RENT; SECURITY DEPOSIT ........................................................................ 4
6. ADDITIONAL RENT ..................................................................................... 7
7. UTILITIES .......................................................................................... 13
8. MANAGEMENT FEE ..................................................................................... 13
9. SIGNS; USE OF PREMISES AND COMMON AREAS ............................................................ 14
10. ENVIRONMENTAL MATTERS .............................................................................. 16
11. TENANT'S ALTERATIONS ............................................................................... 18
12. CONSTRUCTION LIENS ................................................................................. 20
13. ASSIGNMENT AND SUBLETTING .......................................................................... 21
14. LANDLORD'S RIGHT OF ENTRY .......................................................................... 25
15. REPAIRS AND MAINTENANCE ............................................................................ 26
16. INSURANCE; SUBROGATION RIGHTS ...................................................................... 27
17. INDEMNIFICATION .................................................................................... 28
18. QUIET ENJOYMENT .................................................................................... 29
19. FIRE DAMAGE AND OTHER CASUALTIES ................................................................... 29
-i-
{PAGE}
20. SUBORDINATION; RIGHTS OF MORTGAGEE ................................................................. 31
21. CONDEMNATION ....................................................................................... 32
22. ESTOPPEL CERTIFICATE ............................................................................... 33
23. DEFAULT ............................................................................................ 33
24. CURING TENANT'S DEFAULTS ........................................................................... 38
26. LANDLORD'S REPRESENTATIONS AND WARRANTIES .......................................................... 38
27. SURRENDER .......................................................................................... 38
28. RULES AND REGULATIONS .............................................................................. 39
29. GOVERNMENTAL REGULATIONS ........................................................................... 39
30. NOTICES ............................................................................................ 40
31. BROKERS ............................................................................................ 40
32. CHANGE OF BUILDING/PROJECT NAME .................................................................... 41
33. LANDLORD'S LIABILITY ............................................................................... 41
34. AUTHORITY .......................................................................................... 41
35. NO OFFER ........................................................................................... 41
36. RENEWAL ............................................................................................ 41
37. ROOF RIGHTS ........................................................................................ 42
38. MISCELLANEOUS PROVISIONS ........................................................................... 43
39. WAIVER OF TRIAL BY JURY ............................................................................ 48
40. CONSENT TO JURISDICTION ............................................................................ 48
{/TABLE}
-ii-
{PAGE}
EXHIBITS
EXHIBIT "A" - SITE PLAN
EXHIBIT "B" - SITE PLAN -- PARKING AREA
EXHIBIT "C" - TENANT'S LIST OF MATERIALS
EXHIBIT "D" - FORM OF NON-DISTURBANCE AGREEMENT
EXHIBIT "E" - RULES AND REGULATIONS
-iii-
{PAGE}
LEASE
THIS LEASE ("Lease") entered into as of the 22nd day of May, 2000, between
BRANDYWINE OPERATING PARTNERSHIP, L.P., a Delaware limited partnership having
its principal office at 14 Campus Boulevard, Suite 100, Newtown Square,
Pennsylvania 19073 ("Landlord"), and THE IMMUNE RESPONSE CORPORATION, a Delaware
corporation with its principal place of business at 5935 Darwin Court, Carlsbad,
California ("Tenant").
WITNESSETH
In consideration of the mutual covenants herein set forth, and intending to
be legally bound, the parties hereto covenant and agree as follows:
1. SUMMARY OF DEFINED TERMS.
The parties agree that the following defined terms, as used in this Lease,
shall have the meanings and shall be construed as set forth below:
(a) "BUILDING": The Building owned by Landlord in fee and located at
660 Allendale Road, King of Prussia, Pennsylvania, and identified as Unit 660 in
the condominium complex known as Brandywine King of Prussia.
(b) "PROJECT": The Building, the land, the portions of the Parking
Area (as hereinafter defined) which are for the exclusive use of Tenant and all
other improvements located at 660 Allendale Road, King of Prussia, Pennsylvania.
(c) "PREMISES": Unit No. 660, which the parties hereto hereby
stipulate and agree is the entire 50,635 square feet of the Building shown on
the Site Plan attached hereto as Exhibit "A" and made a part hereof.
(d) "TERM": From June 1, 2000 to October 31, 2011.
(e) "FIXED RENT": Tenant shall pay to Landlord fixed rent as set forth
in the Rental Schedule contained in Section 5 of the Lease.
(f) "SECURITY DEPOSIT": $30,000.00;
(g) "EFFECTIVE DATE": June 1, 2000;
(h) "TENANT'S ALLOCATED SHARE -- COMMON AREAS": 47.77%
-1-
{PAGE}
(i) "RENTABLE AREA": Premises 50,635
Building 50,635
(j) "PERMITTED USES": Tenant's use of the Premises shall be limited to
general bio-pharmaceutical research and development, product production and
distribution, including, general office and industrial uses and storage
incidental thereto, in accordance with all applicable laws and in keeping with
existing governmental zoning and permitted uses.
(k) "BROKER": CB Richard Ellis;
(l) "NOTICE ADDRESS/CONTACT"
{TABLE}
{S} {C}
Tenant: The Immune Response Corporation
5935 Darwin Court
Carlsbad, CA 92008
Attn: Peter Kane
Director - Administration
With a copy to: Eric A. Kremer, Esquire
Pillsbury, Madison & Sutro LLP
Carmel Valley Center One
11975 El Camino Real
Suite 200
San Diego, CA 92130-2593
Landlord: BRANDYWINE OPERATING
PARTNERSHIP, L.P.
14 Campus Blvd., Suite 100
Newtown Square, Pennsylvania 19073
Attn: Anthony A. Nichols, Jr.
Vice President of Operations
With a copy to: Brandywine Realty Trust
14 Campus Blvd.
Suite 100
Newtown Square, Pennsylvania 19073
Attn: Brad A. Molotsky, Esquire
General Counsel
{/TABLE}
(m) "TENANT'S STANDARD INDUSTRIAL CLASSIFICATION NUMBER": 2836.
-2-
{PAGE}
(n) "ADDITIONAL RENT": All sums of money or charges required to be
paid by Tenant under this Lease other than Fixed Rent, whether or not such sums
or charges are designated as "Additional Rent".
(o) "RENT": All Annual Fixed Rent, monthly installments of Annual
Fixed Rent, Fixed Rent and Additional Rent payable by Tenant to Landlord under
this Lease.
(p) "PARKING AREA": The part of the Project which shall at all times
include not less than 80 parking spaces, of which 30 spaces shall be allocated
for the exclusive use of Tenant and the remaining 50 spaces shall be allocated
for the non-exclusive use of Tenant, as indicated on the Site Plan attached
hereto as Exhibit B and as described in Paragraph 9(f) hereof.
2. PREMISES. Landlord does hereby lease, demise and let unto Tenant and
Tenant does hereby hire and lease from Landlord the Premises for the Term, upon
the provisions, conditions and limitations set forth herein.
3. TERM.
(a) The Term of this Lease shall commence (the "Commencement Date") on
the Effective Date, which shall be June 1, 2000, and shall expire on October 31,
2011.
(b) Landlord shall grant to Tenant access to tile Premises commencing
on the date of the execution of this Lease in order to enable Tenant to commence
its fit-out of the Premises. The Tenant's rental obligations shall commence on
June 1, 2000 (the "Rental Commencement Date").
(c) In the event that the Landlord is not in a position to deliver
access to the premises to Tenant on the date of the execution of this Lease,
then the Commencement Date shall be amended to be the date which is thirty (30)
days from the date on which Landlord delivers access to the Premises to Tenant.
4. CONSTRUCTION BY LANDLORD. Landlord hereby agrees to perform the
construction services set forth below at its sole cost and expense:
(a) Landlord hereby confirms that the Building will be equipped with a
three inch water line, a six to eight inch sewer line and a 2,000 KVA -- 480/277
volt, 65 degrees C rise, pad-mount transformer for the Premises.
(b) Landlord hereby agrees to reconfigure and repair the Parking Area
and loading area in accordance with the Site Plan attached hereto as Exhibit A
and made a part hereof; re-stripe and re-coat the parking lot; repair the stairs
and handrails at the entrance to the Premises; and to provide a loading dock
(including leveler) and truck access to the Premises in accordance with the
plans attached as Exhibit A hereto and made a part hereof;
-3-
{PAGE}
(c) The work to be performed by Landlord in accordance with
subsections (a) and (b) above shall be referred to collectively herein as the
"Landlord's Work."
(d) Tenant acknowledges that Tenant shall be responsible for repairs
or replacement of the sidewalk located in the area from the stairs and handrails
described in Section 4(b) hereof to the entrance of the Premises.
5. FIXED RENT; SECURITY DEPOSIT.
(a) Commencing on the Rental Commencement Date, Tenant shall pay to
Landlord without notice or demand, and without set-off, the annual Fixed Rent
payable as follows:
-4-
{PAGE}
{TABLE}
{CAPTION}
----------------------------------------------------------------------------------------------------------------
RENTAL SCHEDULE
----------------------------------------------------------------------------------------------------------------
Months Period Rent PFS Annual Rent Monthly Rent
----------------------------------------------------------------------------------------------------------------
{S} {C} {C} {C} {C}
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