Right-of-use asset and lease liabilities | 5 Right-of-use asset and lease liabilities The Company adopted ASU 2016-02 “Leases as well as ASU 2018-10 and ASU 2018-11 which both relate to improvements of ASU 842. The standard requires balance sheet recognition for leases. The Company adopted the standard using the modified retrospective approach with an effective date as of the beginning of the Company’s fiscal year, January 1, 2019. Prior year interim periods were not recast under the new standard and therefore, those amounts are not presented below. The Company elected to utilize practical expedients available for expired or existing contracts which allowed the Company to carryforward historical assessments of (1) whether contracts are or contain leases, (2) lease classification, and (3) initial direct costs. The Company leases various office space and laboratory space under the following operating lease agreements: Lexington, Massachusetts / United States In July 2013, the Company entered into a lease for a facility in Lexington, Massachusetts, United States. The term of the lease commenced in November 2013, was set for 10 years and is non-cancellable. Originally, the lease for this facility had a termination date of 2024. In November 2018, the term was expanded by five years to June 2029. The lease continues to be renewable for two subsequent five-year terms. Additionally, the lease was expanded to include an additional 30,655 square feet within the same facility and for the same term. The expansion date of the expansion space is expected to occur in the second quarter of 2019. The original lease provides for annual minimum increases in rent through 2024, which are fixed payments. These increases are already identified throughout the term of the lease and included within minimal rental payments. The lease then resets to the same rate schedule as the expansion space. Amsterdam / The Netherlands In March 2016, the Company entered into a 16-year lease for a facility in Amsterdam, the Netherlands, and amended this agreement in June 2016. The lease for this facility terminates in 2032, with an option to extend in increments of five-year periods. The lease contract provides for annual minimum increases in rent based on a consumer price index which is calculated on a yearly basis. These increases will be classified as variable lease payments. On December 1, 2017, the Company entered into an agreement to sub-lease three of the seven floors of its Amsterdam facility for a ten-year term ending on December 31, 2027, with an option for the sub-lessee to extend until December 31, 2031. The minimum rentals to be received during the remaining term amount to $9.2 million as of March 31, 2019. Operating lease liabilities As no implicit rate in relation to the two above facility leases was readily available, the Company used an incremental borrowing rate to discount the lease payments. The Company derived the discount rate, adjusted for differences in the term and payment patterns, from the Company’s loan from Hercules Capital, which was refinanced immediately prior to the January 1, 2019 adoption date in December 2018. The components of lease cost were as follows: Three months ended March 31, 2019 (in thousands) Operating lease cost $ 897 Variable lease cost 4 Sublease income (268) Total lease cost $ 633 The lease expense for the three months ended March 31, 2018 was $0.7 million. The table below presents the lease-related assets and liabilities recorded on the consolidated balance sheets. March 31, 2019 (in thousands) Assets Operating lease right-of-use assets $ 18,678 Liabilities Current Current operating lease liability 3,808 Non-current Non-current operating lease liability 23,344 Total lease liabilities $ 27,152 Weighted-average remaining lease term Operating leases 11.5 years Weighted-average discount rate Operating leases Other information The table below presents supplemental cash flow information related to leases. March 31, 2019 (in thousands) Cash paid for amounts included in the measurement of lease liabilities Operating cash flows for operating leases $ 1,413 Undiscounted Cash Flows The table below reconciles the undiscounted cash flows as of March 31, 2019, for each of the first five years and the total of the remaining years to the operating lease liabilities recorded on the consolidated balance sheets. Lexington Amsterdam Total (in thousands) 2019 (nine months remaining) $ 1,436 $ 1,419 $ 2,855 2020 1,956 1,892 3,848 2021 2,009 1,892 3,901 2022 2,063 1,892 3,955 2023 2,116 1,892 4,008 Thereafter 15,754 15,137 30,891 Total minimum lease payments $ 25,334 $ 24,124 $ 49,458 Less: amount of lease payments representing interest (10,941) (11,365) (22,306) Present value of future minimum lease payments 14,393 12,759 27,152 Less: current obligations under operating leases (1,916) (1,892) (3,808) Non-current operating lease obligations 12,477 10,867 23,344 As of March 31, 2019, the Company has minimum lease payments related to an additional operating lease in respect of additional space at the Lexington facility that has not yet commenced of $15.8 million. The lease will commence in the second quarter of 2019 with a lease term of 10 years. As of December 31, 2018, aggregate minimum lease payments under the historical accounting standard ASC 840 for the calendar years and lease incentives received were as follows: Lexington Amsterdam Total (in thousands) 2019 $ 2,707 $ 1,963 $ 4,670 2020 3,360 1,970 5,330 2021 3,455 1,970 5,425 2022 3,552 1,970 5,522 2023 3,650 1,970 5,620 Thereafter 24,892 16,085 40,977 Total minimum lease payments $ 41,616 $ 25,926 $ 67,544 |