EIGHTH AMENDMENT TO LEASE
Exhibit 10.17
EIGHTH AMENDMENT TO LEASE
THIS EIGHTH AMENDMENT TO LEASE (the "Amendment") dated this 1st of November 2019 amends that certain Lease dated July 24, 2007 as amended on November 4, 2008, March 2, 2012, June 15, 2012, November 26, 2012, August 19, 2014, March 3, 2017 and December 4, 2018 by and between BIOLIFE SOLUTIONS, INC. ("Tenant") and XXXXX XXXXX FARMS LLC ("Landlord") (the "Lease") in the project known as "Xxxxx Xxxxx Farms" located in Bothell, Washington.
RECITALS
WHEREAS, Tenant is desirous of leasing additional square footage, and Landlord is desirous of leasing additional square footage to Tenant on the terms and conditions set forth herein.
NOW, THEREFORE, in consideration of the above recitals and other good and valuable consideration, the receipt and sufficiency of which is acknowledged by each of the parties hereto, Landlord and Tenant agree to amend the Lease as follows:
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1. |
Add Whereas paragraph: |
"WHEREAS, Tenant is desirous of leasing approximately 246 rentable square feet in Floor 3 ("the Floor") of the Administration Building (3303) ("Server Expansion Premises"), and Landlord is desirous of leasing additional space to Tenant on the terms and conditions set forth herein.
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2. |
Paragraph 1.1(d) shall be added to read as follows: |
"The Commencement Date for the Server Expansion Premises shall be November 1, 2019.
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3. |
Paragraph 1.1(e) shall be added to read as follows: |
"The Expiration Date for the Demised Premises shall be July 31, 2021."
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4. |
Paragraph 1.2, line 4, add "C.8" after "... C.7". |
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5. |
Paragraph 1.2 add to the end of the paragraph: |
"246 RSF in the Server Expansion Premises (Exhibit C.8)"
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6. |
The Office Expansion Premises, the Clean Room Premises, the Production Expansion Premises, the Cleanroom Support Premises, the Second Office Expansion Premises, the Cold Room Premises and the Server Expansion Premises shall forthwith be collectively known as the "Demised Premises". The revised total rentable square footage of leased space shall be measured according to BOMA standard. |
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7. |
Paragraph 2.6 (a) line 3, delete "31,860" and insert "32,106". |
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8. |
Paragraph 2.6(a) line 5, delete "11.48%" and insert "11.57%". |
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9. |
Exhibit 8.6 shall be replaced by Exhibit B. 7. |
Other than set forth above, all terms and conditions of the lease remain in full force and effect. The parties hereby reaffirm and confirm such terms and conditions. This agreement may be executed in several counterparts, each of which shall be an original, but all of which shall constitute one and the same instrument. Facsimile copies will be considered originals.
| TENANT | LANDLORD |
| BIOLIFE SOLUTIONS, INC. | XXXXX XXXXX FARMS LLC, |
| a Delaware corporation | a Washington limited liability company |
| By: /s/ Xxxxxxxx xx Xxxxx | By Bothell Land Co. a Washington |
| corporation | |
| Name: Xxxxxxxx xx Xxxxx | |
| Its: CFO | By: /s/ Xxxxxx X. Xxxxx |
| Name: Xxxxxx X. Xxxxx | |
| Its: President |
EXHIBIT B.7
BASIC ANNUAL RENT
25,864 RSF
| Applicable Portion of Lease Term | Monthly Base | ||||||||||||||
|
Beginning |
Ending |
Rate Per Rentable Sq. Ft. / Annum |
Annual Base Rent |
Rent Installment (Annual + 12) |
|||||||||||
|
1-Aug-19 |
31-Jul-20 |
$ | 24.60 | $ | 636,254.40 | $ | 53,021.20 | ||||||||
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1-Aug-20 |
31-Jul-21 |
$ | 25.09 | $ | 648,927.76 | $ | 54,077.31 | ||||||||
4,493 RSF
| Applicable Portion of Lease Term | Monthly Base | ||||||||||||||
|
Beginning |
Ending |
Rate Per Rentable Sq. Ft. / Annum |
Annual Base Rent |
Rent Installment (Annual + 12) |
|||||||||||
|
1-Jan-19 |
31-Dec-19 |
$ | 19.87 | $ | 89,269.76 | $ | 7,439.15 | ||||||||
|
1-Jan-20 |
31-Dec-20 |
$ | 20.37 | $ | 91,501.51 | $ | 7,625.13 | ||||||||
|
1-Jan-21 |
31-Jul-21 |
$ | 20.87 | $ | 93,789.05 | $ | 7,815.75 | ||||||||
* In months 1, 6, 58 and 60 no base rent will be due
1,503 RSF
| Applicable Portion of Lease Term | Monthly Base | ||||||||||||||
|
Beginning |
Ending |
Rate Per Rentable Sq. Ft. / Annum |
Annual Base Rent |
Rent Installment (Annual + 12) |
|||||||||||
|
1-Aug-19 |
31-Jul-20 |
$ | 20.50 | $ | 30,811.50 | $ | 2,567.63 | ||||||||
|
1-Aug-20 |
31-Jul-21 |
$ | 21.01 | $ | 31,578.03 | $ | 2,631.50 | ||||||||
246 RSF
| Applicable Portion of Lease Term | Monthly Base | ||||||||||||||
|
Beginning |
Ending |
Rate Per Rentable Sq. Ft. / Annum |
Annual Base Rent |
Rent Installment (Annual + 12) |
|||||||||||
|
1-Jan-19 |
31-Dec-19 |
$ | 19.87 | $ | 4,888.02 | $ | 407.34 | ||||||||
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1-Jan-20 |
31-Dec-20 |
$ | 20.37 | $ | 5,011.02 | $ | 417.59 | ||||||||
|
1-Jan-21 |
31-Jul-21 |
$ | 20.87 | $ | 5,134.02 | $ | 427.84 | ||||||||
Landlord has the right to create up to 50,000 SF of additional space on the Property (the "Additional Space"). The creation of the Additional Space will reduce the Operating Expenses for the Premises (the "Additional Space Expense Reduction"). Tenant agrees that should Landlord create the Additional Space then the Rent shall be increased (effective as of the date of the inclusion of the Additional Space) by the amount of any Additional Space Expense Reduction. Such a reduction shall be computed (within six months of the inclusion of Additional Space) by subtracting (i) the Tenant's Proportionate Share of the Operating Expenses and Taxes computed after the inclusion of the Additional Space in the square footage calculations from (ii) Tenant's Proportionate Share of the Operating Expenses and Taxes computed before the inclusion of the Additional Space in the square footage calculations. Landlord shall provide Tenant with such computations for Tenant's review.
EXHIBIT C.8
SERVER EXPANSION PREMISES
