EXHIBIT 10.44

SECOND AMENDMENT TO LEASE

This Second Amendment to Lease (“Second Amendment”) is made as of November 14,
2016, by and between ARE-MA REGION NO. 40, LLC, a Delaware limited liability
company (“Landlord”), and BLUEBIRD BIO, INC., a Delaware corporation (“Tenant”).

RECITALS

A. Landlord and Tenant have entered into that certain Lease Agreement dated as
of September 21, 2015, as amended by a First Amendment to Lease (“First
Amendment”) dated June 21, 2016 (as so amended, the “Lease”), wherein Landlord
leases to Tenant certain premises (“Premises”) located at 60 Binney Street,
Cambridge, Massachusetts, which Premises are more particularly described in the
Lease.

B. Capitalized terms used and not otherwise defined herein shall have the
meanings ascribed to them in the Lease.

C. Landlord and Tenant desire to amend the Lease to add certain storage space to
the Premises and reconfigure certain storage space in the Premises, modify the
rentable square feet of the Premises and related terms accordingly and otherwise
to amend the Lease as provided herein.  

AGREEMENT

Now, therefore, the parties hereto agree as follows and agree that the Lease is
amended, effective as of the date first written above, as set forth below:

1. Recitals.  The Recitals set forth above are true and correct and are
incorporated as if fully set forth herein.

2. Storage Space; Amended Exhibit A.

 

(a)

The Premises demised under the Lease are hereby expanded to include the storage
space located on Levels P4, P5 and P6 of the Garage in the locations shown on
the pages showing Levels P4, P5 and P6 of Exhibit A attached hereto.  The
storage space located on Levels P2 and P3 of the Garage is hereby reconfigured
so that all the storage space included in the Premises on the Garage levels is
shown on Exhibit A attached hereto.  As a result of the addition and
reconfiguration of such storage space, the rentable area of the storage space in
the Premises prior to this Second Amendment is hereby increased by 1,383
rentable square feet (the “Additional Storage Space”), and the rentable square
feet in the Premises is increased accordingly, as provided below.

 

(b)

Exhibit A attached to the Lease is hereby deleted and replaced with Exhibit A
attached hereto and incorporated herein by this reference.  

 

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3. Base Rent on Additional Storage Space.  The Base Rent for the Additional
Storage Space shall be at the rate of $40.00 per rentable square foot per year
of Additional Storage Space, adjusted as provided in Section 4 of the Lease.  No
TI Allowance or Additional TI Allowance shall apply to the Additional Storage
Space.  

4. Amendment of Certain Basic Lease Provisions.  The defined terms in the Basic
Lease Provisions listed below are hereby deleted and replaced with the
following:  

 

Premises:

 

That portion of the Project containing approximately 254,491 rentable square
feet, as shown on Exhibit A, which Premises are located on Levels 1 through 10
and Levels P1 through P6.

Base Rent:

 

$72.50 per rentable square foot per year, adjusted as provided in Section 4, and
if Tenant elects pursuant to Section 6.2 of the Work Letter to receive the
Additional TI Allowance (as defined in the Work Letter) adjusted as provided in
Section 4 below; except that for the 1,383 rentable square feet of Additional
Storage Space, the Base Rent shall be at the rate of $40.00 per rentable square
foot per year, adjusted as provided in Section 4 of this Lease.  The Additional
Storage Space shall not be included in the calculation of the TI Allowance or
Additional TI Allowance under the Work Letter, and accordingly, the Base Rent
for the Additional Storage Space shall not be subject to adjustment if Tenant
elects to receive Additional TI Allowance as aforesaid.  Base Rent for the
entire Premises (including without limitation all the storage space included in
the Premises on the Garage levels as shown on Exhibit A attached hereto) shall
be payable at the times set forth in the Lease.

Rentable Area of

Building:

 

 

532,395 rentable square feet.

Rentable Area of

Premises:

 

 

254,491 rentable square feet.

Tenant’s Share of

Operating Expenses for

the Project:

 

 

 

47.80% (except as set forth in Section 3 for the 2-month period following the
Start Date).

Tenant’s Share of

Campus Expenses:

 

 

18.53% (except as set forth in Section 3 for the 2-month period following the
Start Date)  

Tenant’s Share of 60

Binney Building

Expenses:

 

 

 

99.16% (except as set forth in Section 3 for the 2-month period following the
Start Date)

Tenant’s Share of

Operating Expenses

for the Premises:

 

 

 

100% (except as set forth in Section 3 for the 2-month period following the
Start Date)

 

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Post Rent Credit Date:

 

As to the Initial Floors:

 

 

 

 

 

The Post Rent Credit Date as to the Initial Floors shall be the earlier of (w)
and (x), where (w) is the later of (i) April 1, 2017, or (ii) Substantial
Completion of the Shell and Core Improvements (as defined in the Work Letter),
and (x) the date on which Tenant first occupies any portion of the Initial
Floors for the Permitted Uses.

 

 

 

 

 

As to the Remaining Floors:

 

 

 

 

 

Tenant is deemed to have elected under Section 3.1 of the Work Letter to use a
general contractor for the Tenant Improvements for the Remaining Floors other
than the Construction Manager (a “Non-CM Build Election”), and accordingly, the
Post Rent Credit Date as to the Remaining Floors shall be the earlier of (w) and
(x), where (w) is the later of (i) April 1, 2017, or (ii) ninety-one (91) days
after Substantial Completion of the Shell and Core Improvements on the Remaining
Floors, and (x) is the date on which Tenant first occupies any portion of the
Remaining Floors for the Permitted Uses.

 

5. First Amendment and Non-CM Build Election.  As Tenant is deemed to have
elected the Non-CM Build Election as to the Remaining Floors in the 60 Binney
Building, then as provided in the First Amendment, the Rent Abatement (as
defined in Section 2(c) of the Lease), the Completion Deadline (as defined in
Section 2(d) of the Lease), the timing of the payment of Utilities (as provided
in Section 3(b) of the Lease) and the timing of access for the completion of the
Tenant Improvements (as provided in Section 3.1 of the Work Letter) shall be
treated separately for the Initial Floors and the Remaining Floors, except as
expressly set forth in the First Amendment.  In addition, the provisions of
Section 5 and Section 6 of the First Amendment shall apply as set forth
therein.  

6. Additional Amended Exhibits.  

 

(a)

Exhibit A-1 attached to the Lease is hereby deleted, and is replaced by the new
Exhibit A‑1 attached hereto and incorporated herein by this reference.

 

(b)

Exhibit B-1 is hereby deleted, and is replaced by the new Exhibit B-1 attached
hereto and incorporated herein by this reference.  

 

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7. Delivery under Section 2.7 of Work Letter.  Landlord and Tenant acknowledge
and agree that Landlord has delivered to Tenant the certification from the
Project Architect, dated September 30, 2016, regarding the status of completion
of the Shell and Core Improvements, and that the Delivery Date is deemed to have
occurred on September 30, 2016.

8. Miscellaneous.

 

(a)

As amended and/or modified by this Second Amendment, the Lease is hereby
ratified and confirmed.   All other terms of the Lease shall remain in full
force and effect, unaltered and unchanged by this Second Amendment.  This Second
Amendment (and the exhibits attached hereto) and the Lease, as amended hereby,
constitute the entire agreement between the parties with respect to the subject
matter hereof and supersede all prior and contemporaneous oral and written
agreements and discussions.  This Second Amendment may be amended only by an
agreement in writing, signed by the parties hereto.

 

(b)

Landlord and Tenant each represents and warrants to the other that it has not
dealt with any broker, agent or other person (collectively, “Broker”) in
connection with this Second Amendment and that no Broker brought about this
Second Amendment other than CB Richard Ellis-N.E. Partners LP, acting for
Landlord, and Colliers International, acting for Tenant.  Landlord and Tenant
each hereby agrees to indemnify and hold the other harmless from and against any
claims by any broker, finder or salesperson, other than the Brokers named in
this Section, for brokerage or other commissions relating to this Second
Amendment asserted by any broker, agent or finder engaged by such party or with
whom such party has dealt.  

 

(c)

This Second Amendment is binding upon and shall inure to the benefit of the
parties hereto and their respective permitted successors in interest and
permitted assigns.

 

(d)

This Second Amendment may be executed in any number of counterparts, each of
which shall be deemed an original, but all of which when taken together shall
constitute one and the same instrument.  Landlord and Tenant each warrant to the
other that the person or persons executing this Second Amendment on its behalf
has or have authority to do so and that such execution has fully obligated and
bound such party to all terms and provisions of this Second Amendment.

 

(e)

In the event of any conflict between the provisions of this Second Amendment and
the provisions of the Lease, the provisions of this Second Amendment shall
prevail.  Whether or not specifically amended by this Second Amendment, all of
the terms and provisions of the Lease are hereby amended to the extent necessary
to give effect to the purpose and intent of this Second Amendment.  All
references in the Lease to the “Lease” or this “Lease” shall be deemed to be
references to the Lease, as modified by this Second Amendment.

(Signatures on Next Page)

 

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IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment as of
the day and year first above written.

 

TENANT

 

BLUEBIRD BIO INC.,

a Delaware corporation

 

By:

 

/s/ Jason F. Cole

Name:

 

Jason F. Cole

Title:

 

Chief Legal Officer

 

LANDLORD

 

ARE-MA REGION NO. 40, LLC, a Delaware

limited liability company

 

By:

 

ALEXANDRIA REAL ESTATE

 

 

EQUITIES, L.P., a Delaware limited

 

 

partnership, managing member

 

 

 

By:

 

ARE-QRS CORP.,

 

 

 

 

a Maryland corporation,

 

 

 

 

general partner

 

 

 

 

 

 

By:

 

/s/ Eric S. Johnson

Name:

 

Eric S. Johnson

Its:

 

SVP, RE Legal Affairs

 

 

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EXHIBIT A

PREMISES DESCRIPTION

 

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EXHIBIT A-1

PRELIMINARY MEASUREMENTS

 

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EXHIBIT B-1

FLOOR PLANS SHOWING 50 BINNEY BUILDING

AND 60 BINNEY BUILDING

See attached

 

 

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LENDER CONSENT TO SECOND AMENDMENT TO LEASE

The undersigned, The Bank of Nova Scotia, having a place of business at 40 King
Street West, 62nd floor, Toronto, ON, Canada M5W 2X6, as administrative agent
(in its capacity as administrative agent, the “Agent”), for itself and any other
lenders (collectively, the “Lenders”) which may from time to time become parties
to that certain Loan Agreement (including any extensions, renewals,
replacements, modifications and amendments thereof) dated October 29, 2015,
among Agent, the Lenders and ARE-MA Region No. 40, LLC, as the Borrower, hereby
consents to the within Second Amendment to Lease between ARE-MA Region No. 40,
LLC, as Landlord, and bluebird bio, Inc., as Tenant, dated on or about the date
hereof (the “Second Amendment”).  This Lender Consent is attached to said Second
Amendment.

 

AGENT:

 

THE BANK OF NOVA SCOTIA

 

By:

 

 

Name:

 

 

Title:

 

 

Date:

 

 

 

 

ActiveUS 158507510v.4