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EXHIBIT 10.9
FIRST AMENDMENT TO LEASE
THIS FIRST AMENDMENT TO LEASE (this "First Amendment") is entered into
as of the 1st day of April, 1999, by and between AMGEN INC., a Delaware
corporation ("Landlord") and ARRAY BIOPHARMA INC., a Delaware corporation
("Tenant").
RECITALS:
A. On or about July 7, 1998, Landlord and Tenant entered into that
certain Lease (the "Lease"), covering certain space commonly known as Amgen
Building AC-1 of the Amgen Complex and located at 0000 00xx Xxxxxx, Xxxxxxx,
Xxxxxxxx (the "Premises").
B. Tenant has requested: (i) to enlarge the Premises by leasing an
additional 3,931 rentable square feet located on the bridge of the Amgen
Complex, as shown on Exhibit A attached hereto (the "Expansion Space"); and
(ii) to further amend and modify the Lease in certain respects as provided
herein, and Landlord has agreed to such modifications, all on the terms and
conditions contained herein.
C. Unless otherwise expressly provided herein, capitalized terms used
herein shall have the meanings as designated in the Lease.
AGREEMENT:
In consideration of the sum of Ten Dollars ($10.00), the mutual
covenants and agreements contained herein and in the Lease, and for other good
and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows:
1. Addition of Expansion Space to Premises. Effective as of April 1,
1999 (the "Effective Date"), the Expansion Space is hereby added to the
Premises. As of the Effective Date, all references in the Lease to the Premises
shall be deemed to include the Expansion Space. The Expansion Space shall be
added to the Premises, for all purposes, as of the Effective Date and for the
balance of the Term (as the same may be extended pursuant to the provisions of
the Lease), upon and subject to all of the terms, covenants and conditions of
the Lease.
2. Expansion Space Delivery and Acceptance.
(a) Delivery of Expansion Space. On or before the Effective Date,
Landlord shall deliver the Expansion Space to Tenant in its then
current "as is" condition. Notwithstanding the foregoing, in the event
that Landlord is unable to deliver the Expansion Space to Tenant by
the Effective Date, regardless of the reason therefor, Landlord shall
not be liable for any claims, damages or liabilities by reason
thereof, nor shall such circumstances make the Lease or this First
Amendment void or voidable, and Tenant's sole and exclusive remedy for
such delay shall be a postponement of Tenant's obligation to pay Rent
and Additional Rent for the Expansion Space; provided, however, that
if Landlord is unable to deliver the Expansion
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Space to Tenant on or before the Effective Date due to a delay caused
by Tenant or for any other cause related to Tenant's acts or
omissions, Tenant's rental obligations under the Lease as amended
hereby with respect to the Expansion Space shall begin on the
Effective Date.
(b) Tenant's Acceptance of Expansion Space and Obligation to Pay Rent.
Tenant agrees to accept the Expansion Space in its "as is" condition,
and acknowledges that Landlord makes no representations or warranties
whatsoever with respect thereto. Notwithstanding any other provision
contained in the Lease or this First Amendment, except as provided in
subparagraph 2(a), Tenant agrees that its obligation to pay Rent and
Additional Rent with respect to the Expansion Space shall commence on
the Effective Date.
3. Rent - Expansion Space. Commencing on the Effective Date, and
continuing through the Initial Term, the annual Rent due and payable for each
rentable square foot contained in the Expansion Space (in addition to any other
Rent payable pursuant to the terms of the Lease), shall be $17.00, payable in
equal monthly installments of $5,568.92. The Rent for the Expansion Space set
forth herein shall be deemed to include rental for the office furniture
identified on Exhibit B attached hereto and incorporated herein by this
reference. In the event that the Initial Term of the Lease is extended pursuant
to Paragraph 5(b) of the Lease, Rent for the Expansion Space for any extension
term of the Lease shall be increased in the same manner as provided in Exhibit
B to the Lease. In addition, Tenant shall pay to Landlord all Additional Rent
attributable to the Expansion Space, in accordance with the terms and
provisions of Paragraph 8(b) of the Lease. All rental shall be payable in
accordance with the terms and provisions of the Lease.
4. Payment for Fire Exit and Security Camera. Landlord agrees to
install a separate fire exit with security camera (the "Fire Exit") at a
location on the Premises to be determined by Landlord. The Fire Exit shall be
installed in a good and workerlike manner and, subject to Landlord's right to
partial reimbursement by Tenant as provided in this paragraph, at Landlord's
cost and expense, but otherwise at such time and in such manner as Landlord
shall determine in its sole discretion. Tenant agrees to reimburse Landlord for
fifty percent (50%) of Landlord's costs and expenses related to the
construction and installation of the Fire Exit (the "Fire Exit Payment").
Landlord shall notify Tenant of the cost of the Fire Exit and the amount of the
Fire Exit Payment as soon as reasonably practicable after it is known, and
Tenant shall make the Fire Exit Payment to Landlord on or before the Effective
Date. In the event that Landlord has not notified Tenant of the amount of the
Fire Exit Payment by the Effective Date, Tenant shall pay the amount of
$1,750.00, which the parties agree is one-half of the estimated cost of the
Fire Exit (the "Estimated Fire Exit Payment"), and at such time that the exact
cost of the Fire Exit is calculated, Landlord shall notify Tenant of such cost
and the corresponding Fire Exit Payment. If the Estimated Fire Exit Payment is
less than the actual Fire Exit Payment, Tenant shall pay the difference within
fifteen (15) days after receipt of such notice, and if the Estimated Fire Exit
Payment is greater than the actual Fire Exit Payment, Tenant shall receive a
corresponding credit of Rent for the difference. All payments to be made by
Tenant pursuant to the provisions of this Paragraph 4 shall be deemed to be
Additional Rent pursuant to the terms of the Lease, and Tenant's failure to
make any payment as required herein shall constitute an event of default by
Tenant under the Lease.
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5. Removal of Cabling. Prior to the Effective Date, Tenant shall
disconnect, at the Amgen VDER room, any and all fiber and copper cables that
lead from the VDER room to the Expansion Space (the "Cabling"). Tenant shall
pull the Cabling back to the Expansion Space and remove it from the cable trays
at that point. The disconnection and removal of the Cabling shall be conducted
at Tenant's sole cost and expense, in a good and workerlike manner acceptable
to Amgen, and otherwise in accordance with the provisions of the Lease,
including but not limited to Paragraph 10(c) thereof. Tenant may retain and use
the Cabling.
6. Parking. As of the Effective Date, Tenant shall have the right to
use eight (8) additional parking spaces in the general parking area of the
Amgen Complex as assigned by Amgen. All of the other terms of the Lease
applicable to Tenant's parking rights shall be applicable to Tenant's parking
rights provided in this Paragraph 6. The parking rights provided in this
Paragraph 6 are in addition to any other parking rights provided in the Lease.
7. Binding Effect. Except as modified by this First Amendment, the
terms and provisions of the Lease shall remain in full force and effect, and
shall be binding upon the parties hereto, their successors and permitted
assigns. This First Amendment shall become effective only after the full
execution and delivery hereof by Landlord and Tenant.
8. Conflict. In the event of any conflict between the provisions of
this First Amendment and the provisions of the other portions of the Lease, the
provisions of this First Amendment shall control.
9. Ratification of Lease. All of the terms and provisions of the
Lease, as herein amended and supplemented, are hereby ratified and confirmed,
and shall remain in full force and effect.
10. Time is of the Essence. Time is of the essence with regard to this
First Amendment.
LANDLORD: TENANT
AMGEN INC., a Delaware corporation ARRAY BIOPHARMA INC., a Delaware
corporation
By: /s/ XXXXX XXXXXXX By:
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Name: Xxxxx Xxxxxxx Name:
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Title: COO Title:
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EXHIBIT 10.9
EXHIBIT A
[FLOOR PLAN OF EXPANSION SPACE]
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EXHIBIT B
LISTING OF OFFICE FURNITURE TO BE INCLUDED IN RENT
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ROOM # TABLES WORK SURFACE BINDERBIN TACK PANEL
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19 42" round 30"x30", 48"x30"
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18 42" round 48"x30", 30"x30"
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17 Conference
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16 (2) 48"x30", 36"x30" w/trans top (3) 48"
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15 00" xxxxx 00"x00", 00"x00" double door 66"
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14 5' veclor 48"x30", 30"x30", 36"x24" (3) 48" (1) 36"
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13 00" xxxxx 00"x00", 00"x00" double door 66"
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12 42"x24", 30"x24", 24"x24" 30", (2) 42" (2) 42", 30"
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11 Conference
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10 (2) 36"x60" (2) 36"x72" (2) 30"x24"
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9 (2) 48"x30", 42"x24" (2) 48"
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8 32"x24", 24"x24" 32" 24", 32"
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7 36" round 48"x24", 66"x24" 66" double door 66"
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6 (2) 36"x24"
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5 3'x6' conf.
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4 30" round (2) 48"x24", 42"x24" (2) 48"
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3 48"x30", 42"x30" 48"
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2 (2) 46"x30" 48" 48"
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ROOM # PEDESTALS FILE TOWER BOOKCASE CHAIRS
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19 12-12, 6-6-12 1 desk, 1 visitor
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18 12-12, 6-6-12 1 desk, 1 visitor
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17 1 half oak 5 conf. 1 visitor
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16 12-12, (2) 6-6-12 1 desk, 1 visitor
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15 6-6-12, 12-12 5 high file tower 2 desk
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14 (2) 6-6-12 (2) 12-12 5 high file tower 2 desk
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13 6-6-12, 12-12 5 high file tower 1 desk, 1 visitor
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12 (2) 6-6-12 (2) 12-12 5 high file tower 1 desk
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11 6 conf.
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10 6 desk, 2 visitor
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9 (3) 6-6-12, 12-12 5 high file tower 36"x55" 2 desk
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8 6-6-12, 12-12 1 desk, 2 visitor
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7 6-6-12, 12-12 5 high file tower 36"x55" 1 desk
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6 (2) 6-6-12 5 high file tower 36"x55" 1 desk
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5 7 desk
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4 (2) 6-6-12
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3 6-6-12, 12-12 5 high file tower 1 desk
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2 6/6/12 5 high file tower 1 desk
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ROOM # CORNER SURFACE MISC.
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19 6'x48"
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18
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17 Plant stand
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16 48"x48" 36"x60" table
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15 48"x48" ergonomic adjustable
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14 (2) 48"x6'
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13 48"x48" ergonomic adjustable
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12 (2) 48"x48" ergonomic adjustable
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11 Plant stand
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10
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9 48"x6'
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8 48"x48" ergonomic adjustable
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7 48"x48" ergonomic adjustable
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6 42"x42"
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5 maple serving cart
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4 (2) 42"x42"
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3 48"x48" ergonomic adjustable
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2 48"x48"
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