Leases | Leases Redwood City, CA Existing Lease The Company leases its office and laboratory space pursuant to an operating lease ("Existing Lease"), which commenced on September 1, 2018 and expires in February 2029. Upon the execution of the Existing Lease, the Company provided the landlord with a letter of credit in the amount of $1.0 million, which is classified as restricted cash under long term assets on the Company's condensed consolidated balance sheet. Rent expense for the three months ended March 31, 2021 and 2020 was $1.3 million, and $1.7 million, respectively, which includes variable lease costs for utilities, parking, maintenance, and real estate taxes. Variable lease expenses for the three months ended March 31, 2021 and 2020 were $0.4 million and $0.5 million, respectively. The undiscounted future non-cancellable lease payments under the Existing Lease as of March 31, 2021 is as follows: Year ending December 31, (In thousands) 2021 (remaining 9 months) $ 3,532 2022 4,846 2023 5,016 2024 5,191 2025 5,373 Thereafter 18,273 Total undiscounted lease payments 42,231 Less: Present value adjustment (12,025) Total $ 30,206 Redwood City, CA Expansion Lease On April 22, 2021, the Company entered into the first amendment to the Existing Lease pursuant to which the Company will lease an additional approximately 79,675 rentable square feet (the “Expansion Premises”) with a term of 10 years ("Expansion Lease"). The Expansion Premises will provide additional needed space at the Company's corporate headquarters. The Expansion Lease also extends the term of the Existing Lease to expire coterminously with the Expansion Lease, with an option to extend the Existing Lease and the Expansion Lease for a period of eight years. The Company plans to occupy the Expansion Premises in the second half of 2021. The monthly base rent for the Expansion Premises will start at $454,148 and will increase annually throughout the term of the Expansion Lease. In addition, the Company will pay the landlord certain operating expenses, property management fees and taxes related to the Expansion Premises on an annual basis. The Expansion Lease provides a total of tenant improvement allowances for up to $10.2 million. Upon the execution of the Expansion Lease, the Company provided the landlord with a letter of credit in the amount of $2.5 million, which will replace the letter of credit delivered in connection with the Existing Lease. North Carolina Lease On January 8, 2021, the Company entered into an operating lease agreement pursuant to which the Company will lease approximately 174,000 rentable square feet located at 14 TW Alexander Drive, Durham, North Carolina ("NC Premises"). The NC Premises will support the Company’s commercial manufacturing of its novel gene therapy candidates and is expected to be production-ready by the end of 2023. The lease term is 16.5 years beginning upon delivery of the Premises in April 2021 with two options to extend the lease term for a period of five years each. The Company has the right to make tenant improvements with a lease incentive allowance of up to $42.4 million. The rent payments begin in eighteen months after the lease commencement date. The lease agreement provides for an escalation of rent payment each year. In connection with the lease, the Company provided the landlord with a letter of credit in the amount of $2.8 million, which is classified as restricted cash under long term assets on the condensed consolidated balance sheet. Under Topic 842, the Company will measure and record right-of-use asset and operating lease liability for this long-term operating lease starting in the quarter when the lease commences. The table below summarizes the undiscounted future non-cancellable lease payments for the Expansion Premises and the NC Premises under the respective lease agreements. Year ending December 31, (In thousands) 2021 (remaining 9 months) $ — 2022 4,588 2023 11,484 2024 11,857 2025 12,242 Thereafter 150,841 Total undiscounted lease payments $ 191,012 |