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Title: |
Lease |
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Date: |
2003 |
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Preview shows 25KB of 111KB total |
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$42 |
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#306661 |
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LEASE
METROPOLITAN LIFE INSURANCE COMPANY
A New York corporation
As Landlord
and
REGEN BIOLOGICS
A Delaware corporation
As Tenant
SEAPORT CENTRE
REDWOOD CITY, CALIFORNIA
{PAGE}
LEASE
THIS LEASE is made as of April 10, 1996 by and between
METROPOLITAN LIFE INSURANCE COMPANY, a New York corporation ("Landlord"), and
REGEN BIOLOGICS, a Delaware corporation ("Tenant").
BASIC LEASE PROVISIONS
1. PREMISES LOCATION: Building 12; Suite 545; Phase II of Seaport
Centre; Penobscot Drive, Redwood City, California 94063.
2. [Intentionally deleted because not incorporated into Sublease.]
3. [Intentionally deleted because not incorporated into Sublease.]
4. [Intentionally deleted because not incorporated into Sublease.]
5. [Intentionally deleted because not incorporated into Sublease.]
6. [Intentionally deleted because not incorporated into Sublease.]
7. [Intentionally deleted because not incorporated into Sublease.]
8. [Intentionally deleted because not incorporated into Sublease.]
9. [Intentionally deleted because not incorporated into Sublease.]
10. [Intentionally deleted because not incorporated into Sublease.]
11. [Intentionally deleted because not incorporated into Sublease.]
12. [Intentionally deleted because not incorporated into Sublease.]
13. SOLE PERMITTED USE: General office, research and development,
laboratory use, storage, light manufacturing and
{PAGE}
assembly; however, in no event in violation of any provision of any rules and
regulations for the Project.
14. [Intentionally deleted because not incorporated into Sublease.]
IN WITNESS WHEREOF, the parties hereto have executed this
Lease, consisting of the foregoing Basic Lease Provisions and Paragraphs I
through 47 which follow, together with the attached Addendum to Office Lease,
Construction Addendum and Exhibits A through C inclusive, incorporated herein by
this reference, as of the date first above written. The foregoing Basic Lease
Provisions are an integral part of this Lease; however, in the event of any
conflict between any Basic Lease Provision and the balance of this Lease, the
latter shall control.
LANDLORD:
METROPOLITAN LIFE INSURANCE COMPANY,
a New York corporation
By: /s/ Assistant General Counsel
-----------------------------
Its: Assistant General Counsel
TENANT:
REGEN BIOLOGICS,
A Delaware corporation
By: /s/ James T. McKinley
----------------------------
Its: President and CEO
{PAGE}
LEASE OF PREMISES; TERM
PARAGRAPH 1
(a) [Intentionally deleted because not incorporated into Sublease.]
(b) [Intentionally deleted because not incorporated into Sublease.]
(c) [Intentionally deleted because not incorporated into Sublease.]
BASIC ANNUAL RENT AND RENT-ADJUSTMENTS
PARAGRAPH 2
(a) [Intentionally deleted because not incorporated into Sublease.]
(b) [Intentionally deleted because not incorporated into Sublease.]
(c) [Intentionally deleted because not incorporated into Sublease.]
ADDITIONAL RENT
PARAGRAPH 3
(a) [Intentionally deleted because not incorporated into Sublease.]
(b) [Intentionally deleted because not incorporated into Sublease.]
(c) [Intentionally deleted because not incorporated into Sublease.]
(d) [Intentionally deleted because not incorporated into Sublease.]
(e) [Intentionally deleted because not incorporated into Sublease.]
(f) [Intentionally deleted because not incorporated into Sublease.]
1.
{PAGE}
(g) [Intentionally deleted because not incorporated into Sublease.]
(h) [Intentionally deleted because not incorporated into Sublease.]
SECURITY DEPOSIT
PARAGRAPH 4
[Intentionally deleted because not incorporated into Sublease..]
SUBSTITUTED PREMISES
PARAGRAPH 5 - Intentionally Omitted.
REPAIRS
PARAGRAPH 6
(a) [Intentionally deleted because not incorporated into
Sublease.]
(b) Tenant's Repairs. Tenant shall, at Tenant's sole cost and
expense, make all repairs to the Premises and fixtures therein which Landlord is
not required to make pursuant to Paragraph 6(a) above, including, without
limitation, repairs to the interior walls, ceilings and windows of the Premises,
the interior doors, Tenant's signage, and the electrical, life-safety, plumbing
and heating, ventilation and air conditioning systems located within or serving
the Premises and shall maintain the Premises, the fixtures and utilities systems
therein, and the area immediately surrounding the Premises (including all
garbage enclosures), in a good, clean and safe condition. Tenant shall deliver
to Landlord a copy of any maintenance contract entered into by Tenant with
respect to the Premises. Tenant shall also, at Tenant's expense, keep any
nonstandard heating, ventilating and air conditioning equipment and other
non-standard equipment in the Building in good condition and repair, using
contractors approved in advance, in writing, by Landlord. Notwithstanding
Paragraph 6(a) above, Tenant will pay for any repairs to the Building or the
Project which are caused by any negligence or carelessness of Tenant or its
assignees, subtenants or employees, or of the respective agents of any of the
foregoing persons, or of any other persons permitted in the Building or
elsewhere in the Project by Tenant
2.
{PAGE}
or any of them. Tenant will maintain the Premises, and will leave the Premises
upon termination of this Lease, in a safe, clean, neat and sanitary condition.
IMPROVEMENTS AND ALTERATIONS
PARAGRAPH 7
(a) [Intentionally deleted because not incorporated into
Sublease.]
(b) Alterations.
(1) Tenant shall not make any alterations, additions, or
improvements of or to the Premises (collectively "Alterations") without the
prior written consent of Landlord, which consent shall not be unreasonably
withheld. At the time such consent is requested, Tenant shall furnish to
Landlord for Landlord's written approval (which shall not be unreasonably
withheld) the names of Tenant's architect, Tenant's contractor(s) and all
subcontractors who will be supplying materials or performing work in connection
with such Alterations, a copy of all plans for the proposed work, an estimate of
the cost thereof and such other information as shall be requested by Landlord
substantiating Tenant's ability to pay for such work. No less than ten (10) days
prior to the commencement of any Alterations, Tenant shall deliver to Landlord
certificates of insurance from the carrier(s) providing insurance to Tenant's
architect and Tenant's contractor(s) evidencing the following types of coverage
in such amounts as are reasonably determined by Landlord to be necessary: (i)
professional liability insurance; (ii) commercial general liability insurance;
(iii) business automobile liability insurance; (iv) workers' compensation
insurance; and (v) umbrella liability insurance. The insurance specified in (i),
(ii), (iii) and (v) above shall name Landlord as an additional insured, and all
such policies shall provide that thirty (30) days' written notice must be given
to Landlord prior to termination or cancellation. Landlord, at its sole option,
may require as a condition to the granting of such consent to any work costing
in excess of $20,000 that Tenant provide to Landlord, at Tenant's sole cost and
expense, a lien and completion bond in an amount equal to one and one-half
(1-1/2) times any and all estimated costs of the proposed work, to insure
Landlord against any liability for mechanics' and materialmen's liens and to
insure completion of the work. Landlord may also require as a condition to
Landlord's consent
3.
{PAGE}
to any Alterations pursuant to this Paragraph 7(b) that, following completion of
any such Alterations, Tenant shall provide Landlord with unconditional waivers
of lien in statutory form from all parties performing labor and/or supplying
equipment and/or materials in connection with such Alterations, including
Tenant's architect(s). Before commencing any work, Tenant shall give Landlord at
least ten (10) days written notice of the proposed commencement of such work in
order to give Landlord an opportunity to prepare, post and record such notice as
may be permitted by law to protect Landlord's interest in the Premises and the
Building from mechanics' and materialmen's liens. Within a reasonable period
following completion of any work, Tenant shall furnish to Landlord, at Tenant's
cost, "as built" plans showing the changes made to the Premises including one
(1) complete set of reproducible drawings for the entire Premises (including,
but not limited to, a floor plan, HVAC, plumbing, electrical and reflected
ceiling), including such Alterations. Notwithstanding anything in the foregoing
to the contrary, Tenant may perform certain Tenant's Alterations that do not
affect the structural integrity of the Building and which do not cost greater
than Twenty Thousand Dollars ($20,000) in the aggregate in any twelve (12) month
period without the requirement of obtaining Landlord's prior consent; provided
that the right to perform such Alterations is personal to Regen Biologics, a
Delaware corporation, and any Permitted Transferee (as defined in Paragraph 15
(i) hereof), and may not be exercised by, and shall not be transferable or
assignable (voluntarily or involuntarily) to, any person or entity; and further
provided that Tenant shall give Landlord notice prior to the commencement of
such Alterations. Landlord reserves the right to deny any Contractor or
Subcontractor entry to the Building but Landlord's failure to exercise this
right shall not be deemed an approval of either the financial stability or
quality of workmanship of any such Contractor or Subcontractor.
(2) All such Alterations shall be made at Tenant's sole
expense (including, without limitation, the reasonable cost of any review of
Tenant's plans by Landlord's architect and/or Landlord's engineer) and in
conformity with plans therefor approved by Landlord in writing prior to the
commencement of such work, and such work shall be performed by a contractor(s)
approved by Landlord. All work performed by Tenant shall comply with the laws,
rules, orders, directions, regulations and requirements of all governmental
entities having jurisdiction over such work and shall comply with the rules,
orders, directions, regulations and requirements of any nationally recognized
board of insurance underwriters. Tenant shall use
4.
{PAGE}
all commercially reasonable efforts (including, without limitation, scheduling
overtime and weekend work) not to interfere with other tenants in the Building
and the Project when performing any Alterations. All such alterations,
additions' or improvements (except movable furniture, furnishings and trade
fixtures) shall, at Landlord's option, become the property of Landlord and shall
be surrendered with the Premises, as a part thereof, at the expiration or
earlier termination of the Term. Upon any termination of this Lease, Tenant
shall, upon demand by Landlord and at Tenant's sole expense, immediately remove
any Alterations installed at the Premises and Tenant shall repair and restore
the Premises to their original condition, reasonable wear and tear excepted. Any
personal, property left on the Premises at the expiration or other termination
of this Lease may, at the option of Landlord, either be deemed abandoned or be
placed in storage at a public warehouse in the name of and for the account of
and at the expense and risk of Tenant or otherwise disposed of by Landlord in
the manner provided by law; or, alternatively, in the event that Tenant leaves
personal property on the Premises following the expiration or other termination
of this Lease, Landlord may, in Landlord's sole and absolute discretion, deem
Tenant to be holding over pursuant to the terms of Paragraph 26 below. Tenant
expressly releases Landlord of and from any and all claims and liability for
damage to or destruction or loss of property left by Tenant upon the Premises at
the expiration or other termination of this Lease and, to the extent permitted
by then applicable law, Tenant shall protect, indemnify, defend and hold
Landlord harmless from and against any and all claims and liability with respect
thereto.
(3) Removal of Alterations. At the time that Landlord
gives Tenant Landlord's consent to any proposed Alterations, or if Landlord's
consent is not required, at the time that Tenant notifies Landlord in writing of
Tenant's intention to commence Alterations, Landlord shall notify Tenant in
writing whether Landlord will require Tenant to remove such Alterations
("Tenant's Alterations") or whether Landlord will require that such Alterations
remain at the Premises ("Landlord's Alterations"). Landlord shall have a
reasonable time to decide whether any particular Alteration shall be a
Landlord's Alteration or a Tenant's Alteration. In the event that, due to a
failure of either Landlord or Tenant to comply with the provisions hereof,
Landlord does not indicate in writing whether any particular Alteration shall be
a Landlord's Alteration or a Tenant's Alteration, such Alteration shall be
deemed to be a Tenant's Alteration. All Tenant's Alterations
5.
{PAGE}
shall be removed by Tenant upon the expiration or early termination of this
Lease, and Tenant shall repair and restore the Premises to the condition
existing immediately before such removal, reasonable wear and tear excepted. If,
upon the request of Landlord, Tenant does not remove all Alterations and
property of Tenant (excluding Landlord's Alterations), Landlord may remove them
and Tenant shall pay the expense of such removal to Landlord upon demand. All
Landlord's Alterations shall become the property of Landlord and shall remain
upon the Premises at the expiration or early termination of this Lease without
compensation, allowance or credit to Tenant. [Last sentence intentionally
deleted because not incorporated into Sublease.]
LIENS
PARAGRAPH 8
Tenant shall keep the Premises free from any liens arising out of any
work performed, materials furnished or obligations incurred by or for Tenant,
its assignees or sublessees. In the event that Tenant shall not, within ten (10)
days following the imposition of any such lien, cause such lien to be released
of record by payment or posting of a proper bond, Landlord shall have, in
addition to all other remedies provided herein and by law, the right but not the
obligation to cause such lien to be released by such means as Landlord shall
deem proper, including payment of or defense against the claim giving rise to
such lien. All sums paid by Landlord and all expenses incurred by it in
connection therewith shall create automatically an obligation of Tenant to pay
an equivalent amount to Landlord as rent on Landlord's demand therefor, together
with interest at the maximum rate per annum then permitted by law until paid to
Landlord. Nothing herein shall imply any consent by Landlord to subject
Landlord's estate to liability under any mechanics, or other lien law.
Tenant shall give Landlord adequate opportunity, and Landlord shall
have the right at all times, to post such notices of nonresponsibility as are
provided for in the mechanics, lien laws of California.
USE OR PREMISES
PARAGRAPH 9
6.
{PAGE}
(a) Compliance with Law. Tenant shall use the Premises only as set
forth in Item 13 of the Basic Lease Provisions and shall not use or permit the
Premises to be used for any other purpose. Tenant shall not use or occupy the
Premises in violation of any law or of the certificate of occupancy issued for
the Building and shall, upon five (5) days' written notice from Landlord,
discontinue any use of the Premises which is declared by any governmental
authority having jurisdiction to be a violation of law or of such certificate of
occupancy. Tenant shall comply with any direction of any governmental authority
having jurisdiction which shall, by reason of the nature of Tenant's use or
occupancy of the Premises, impose any duty upon Tenant or Landlord with respect
to the Premises or with respect to the use or occupancy thereof (collectively
"Legal Requirements"). Tenant shall comply with all covenants, conditions and
restrictions affecting the Project, as such may be amended, from time to time,
and all articles, bylaws and rules of the Seaport Centre Owners' Association.
Tenant shall be responsible for obtaining all necessary governmental approvals
in connection with Tenant's use of the Premises. Tenant shall not do or permit
to be done anything which will invalidate, or increase the cost of, any fire,
extended coverage or other insurance policy covering any part of the Project or
any property located thereon. Notwithstanding the provisions of Paragraph 3
above, Tenant shall, within ten (10) days following Landlord's demand, reimburse
Landlord for the full amount of any additional premium charged for any such
policy by reason of Tenant's failure to comply with the provisions of this
Paragraph 9(a), it being understood that such demand for reimbursement shall not
be Landlord's exclusive remedy. Tenant shall not in any way obstruct or
interfere with the rights of other tenants or occupants of the Building or the
Project, or injure or annoy them, or use or allow the Premises to be used for
any improper, immoral, unlawful or objectionable purpose; nor shall Tenant
cause, maintain or permit any nuisance in, on or about the Premises or commit or
suffer to be committed any waste in or upon the Premises. Notwithstanding
anything to the contrary contained herein, Tenant shall not be required to (a)
make any alterations or structural changes to the Premises, including but not
limited to the electrical, mechanical., or plumbing systems of the Building
unless such work is required as a result of Tenant's specific use of the
Premises, Tenant's acts or improvements made by Tenant, and is not generally
applicable to the Building or Project, other tenants in the Building and
Project, or office tenants in general, and (b) undertake any work necessitated
by defects in the construction of the Building. Landlord shall comply in a
timely fashion with all
7.
{PAGE}
Legal Requirements that are not Tenant's responsibility under this paragraph to
the extent noncompliance would adversely affect Tenant's use and occupancy of
the Premises.
(b) Hazardous Materials. Tenant shall not use, generate,
manufacture, produce, store, release, discharge, or dispose of, on, under or
about the Premises or any part of the Project, or transport to or from the
Premises or any part of the Project, any Hazardous Material (as defined below)
or allow its employees, agents, contractors, licensees, invitees or any other
person or entity to do so.
(1) Notwithstanding the foregoing, Tenant or any
Permitted Transferee with a net worth equal to or better than Tenant's as of the
Commencement Date, as defined in Paragraph 15(i) below, or alternatively
provides Landlord with a lease guaranty from a guarantor acceptable to Landlord
in Landlord's good faith discretion, shall be permitted to use and store in, and
transport to and from, the Premises the Hazardous Materials identified on
Exhibit D hereto and by this reference incorporated herein ("Permitted Hazardous
Materials") so long as: (a) each of the Permitted Hazardous Materials is used or
stored in, or transported to and from, the Premises only to the extent necessary
for Tenant's operation of its business at the Premises; (b) at no time shall any
Permitted Hazardous Material be on, under or about the Premises in excess of the
quantity specified therefor in Exhibit D; and (c) the conditions set forth in
this Paragraph 9(b) are strictly complied with. The right to use and store in,
and transport to and from, the Premises the Permitted Hazardous Materials is
personal to Regen Biologics and may not be assigned or otherwise transferred by
Regen Biologics without the prior written consent of Landlord, which consent may
be withheld in Landlord's sole discretion. Any consent by Landlord pursuant to
Paragraph 15 of this Lease to an assignment, transfer, subletting, mortgage,
pledge, hypothecation or encumbrance of this Lease, and any interest therein or
right or privilege appurtenant thereto, shall not constitute consent by Landlord
to the use or storage in, or transportation to, the Premises of any Hazardous
Material (including a Permitted Hazardous Material) by any such assignee,
sublessee or transferee unless Landlord expressly agrees otherwise in writing.
Any consent by Landlord to the use or storage in, or transportation to or from
the Premises, of any Hazardous Material (including a Permitted Hazardous
Material) by an assignee, sublessee or transferee of Tenant shall not constitute
a waiver of Landlord's right to refuse such consent as to any subsequent
assignee or transferee.
8.
{PAGE}
(2) Tenant shall comply with and shall cause Tenant's
employees, agents, contractors, licensees and invitees (collectively, "Tenant's
Agents") to comply with, and shall keep and maintain the Premises and cause
Tenant's Agents to keep and maintain the Premises, in compliance with all
Environmental Laws (as defined below). Neither Tenant nor Tenant's Agents shall
violate, or cause or permit the Premises to be in violation of, any
Environmental Laws.
Tenant shall, at its own expense prior to Tenant's
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