THIS LEASE AGREEMENT (this "LEASE") is made this 19th day of November, 2003, between ARE-ONE
INNOVATION DRIVE, LLC, a Delaware limited liability company ("LANDLORD"), and ARAIOS, INC., a
Delaware corporation ("TENANT").
RENTABLE AREA OF PREMISES: 6,897 sq. ft.
RENTABLE AREA OF PROJECT: 115,179 sq. ft.
TENANT'S SHARE OF OPERATING EXPENSES: 5.99%
SECURITY DEPOSIT: $50,000.00 TARGET COMMENCEMENT DATE: JANUARY 1, 2004
RENT ADJUSTMENT PERCENTAGE: 3%
The following Exhibits and Addenda are attached hereto and incorporated herein by this reference:
[X] EXHIBIT A - PREMISES DESCRIPTION [X] EXHIBIT B - DESCRIPTION OF PROJECT
[X] EXHIBIT C - SCOPE OF WORK AND [X] EXHIBIT D - COMMENCEMENT DATE
[X] EXHIBIT E - RULES AND REGULATIONS [X] EXHIBIT F - TENANT'S PERSONAL
ADDRESS: One Innovation Drive, Worcester, Massachusetts
PREMISES: That portion of the Project, containing approximately 6,897
rentable square feet, as determined by Landlord, as shown on
PROJECT: The real property on which the building (the "BUILDING") In
which the Premises are located, together with all improvements
thereon and appurtenances thereto as described on EXHIBIT B.
BASE RENT: $12,069.75 per month, subject to adjustment as provided for in
Section 4 below.
BASE TERM: 24 months from the first day of the first full month following
the month in which the Commencement Date occurs.
PERMITTED USE: Research and development laboratory, executive and
administrative office and other related uses consistent with
the character of the Project and otherwise in compliance with
the provisions of Section 7 hereof.
ADDRESS FOR RENT PAYMENT: LANDLORD'S NOTICE ADDRESS:
135 N. Los Robles Avenue, Suite 250 135 N. Los Robles Avenue, Suite