exv10w4w1



 





EXHIBIT 10.4.1




TERMINATION OF SUBLEASE




     This Termination of Sublease (“Termination”) is entered into as of the 22nd day of
January, 2007 (“Effective Date”), by and between XenoPort, Inc. (“Sublandlord”), and Ilypsa, Inc.
(“Subtenant”).



     WHEREAS, Subtenant and Sublandlord are parties to that certain sublease dated as of April 30,
2004, (together with Exhibits thereto, the “Sublease”), covering 20,489 rentable square feet at
3410 Central Expressway, Santa Clara, California (the “Subleased Premises”); and



     WHEREAS, it is the desire of the parties hereto to terminate the Sublease effective as of the
Termination Date (as hereinafter defined).



     NOW THEREFORE, in consideration of the foregoing and other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, Sublandlord and Subtenant hereby
agree as follows in the numbered paragraphs hereinafter. (All capitalized terms used herein and not
otherwise defined in this Termination shall have the meanings set forth in the Sublease):



     1. Termination of Sublease. The Sublease shall hereby be terminated effective
January 31, 2007 (the “Termination Date”).



     2. Rental Obligations. Subtenant acknowledges and agrees that, in addition to its
obligations under this Termination, it shall continue to be obligated under the terms and
conditions of the Sublease for payment of rent up to and including the Termination Date.
Furthermore, all utilities and costs and expenses for which Subtenant is directly responsible with
respect to the Subleased Premises, shall be paid in full as of the Termination Date.



     3. Surrender of the Premises. Subject to the terms and conditions of this
Termination, Subtenant shall surrender the Subleased Premises, and Sublandlord agrees to accept the
Subleased Premises, in the same condition as received by Subtentant as of the Commencement Date,
reasonable wear and tear and damage by casualty or condemnation excepted. As of the Termination
Date, Subtenant shall have delivered to Sublandlord a copy of the appropriate closure report (final
report submitted to the appropriate licensing authority showing applicable licensed areas ready to
be closed by the licensing authority) for each of: the Radioactive Material License; the Hazardous
Waste Generators Permit; and the Medical Waste Generators Permit. As of the Termination Date,
Subtenant shall have completed the removal or reconfiguration of certain Subtenant improvements or
alternations, and make other mutually-agreeable changes, if any, to the specified Subleased
Premises, in each case solely as set forth on Exhibit A hereto. Each of the parties represents and
warrants that to their respective knowledge, Exhibit A constitutes a complete and sufficient
listing to return the Subleased Premises to the same condition as received by Subtentant as of the
Commencement Date, reasonable wear and tear and damage by casualty or condemnation excepted.



     4. Governmental Agency Closure Letters. Prior to the Termination Date, Subtenant shall
obtain the appropriate closure letters from the relevant government agencies with respect to the
Hazardous Waste Generators Permit and the Medical Waste Generators Permit, and shall provide copies
thereof to Sublandlord. After the Termination Date, Subtenant shall use commercially reasonable
efforts to promptly obtain the appropriate closure letter from the relevant government agency with
respect to the Radioactive Material License (the “Radioactive Closure Letter”) and to promptly
provide Sublandlord with copies thereof. It shall be Subtenant’s obligation to obtain such
Radioactive Closure Letter and deliver a copy thereof to Sublandlord, and upon Sublandlord’s
receipt of such Radioactive Closure Letter, Sublandlord shall then promptly return to Subtentant
the remaining 50% retained from the Security Deposit, as set forth in Section 5.



     5. Security Deposit. Sublandlord agrees to return to Subtenant Thirty-Five Thousand
Dollars ($35,000) (representing 50% of the Security Deposit in the aggregate amount of Seventy
Thousand Dollars



 









 




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($70,000.00)) provided (i) Subtenant has vacated the Subleased Premises prior to the
Termination Date pursuant to the terms of paragraph 3 above, and (ii) Subtenant is not in default
under the Sublease as of the Termination Date and has paid Sublandlord all rent and other expenses
arising out of the Sublease through the Termination Date. Pursuant to Section 4, Sublandlord shall
promptly return to Subtenant the retained Thirty-Five Thousand Dollars ($35,000) (representing the
remaining 50% of the Security Deposit) upon Sublandlord’s receipt of the Radioactive Closure
Letter.




     6. Governing Law. This Termination shall be governed by and construed and enforced in
accordance with the laws of the State of California.



     7. Counterparts. This Agreement may be executed in two or more counterparts, which
when taken together shall constitute one and the same instrument. The parties contemplate that
they may be executing counterparts of this Agreement transmitted by facsimile and agree and intend
that a signature by facsimile machine shall bind the party so signing with the same effect as
though the signature were an original signature.



     8. Broker. Sublandlord and Subtenant represent to each other that neither is obligated
to compensate any broker in connection with the negotiation or execution of this Termination.
Sublandlord and Subtenant shall indemnify and hold each other harmless from and against any loss,
cost, expense or damage arising from any claim for commission or other compensation made by any
broker claiming by, through or under such indemnifying party.



     9. Due Authority. Each party represents that each of the persons executing this
Termination on behalf of that party represents and warrants that they have the authority to bind
the party for when they are signing.



     10. Entire Agreement. This Termination and the Sublease to the extent applicable,
contain the entire agreement of the parties with regard to the subject matter hereof and there are
no other understandings, written or oral, between the parties relating to the subject matter of
this Termination.



     IN WITNESS WHEREOF, said parties have duly executed this Termination as of the Effective Date.



	
 	
 	 	 	 
	SUBTENANT:

	 	SUBLANDLORD:
	 	 
	 	 	 
	Ilypsa, Inc.,

	 	XenoPort, Inc.,
	a Delaware Corporation

	 	a Delaware Corporation
	 	 
	 	 	 
	/s/ William D. Waddill

	 	/s/ William G. Harris
	 

	 	 
	 	 
	 	 	 
	By:


	 William D. Waddill	 	By:


	 William G. Harris
	 	 
	 	 	 
	Its:

	Senior Vice President, CFO

	 	Its:

	Senior Vice President of Finance and
Chief Financial Officer
	 	 

	 	 	 
	 	 
	 	 	 
	Date: January 22, 2007

	 	Date: January 22, 2007






 









 






EXHIBIT A



Lab 1250 — Replace 2 sections of removed shelving along the wall at all three benches.



Room 1255 — Correct or remove signage. Remove the shower and repair the tile or remove a section of
the tile and repair the wallboard.



Rooms 1262 / 1264 — Replace wall.



Cubicle 2129 — Return this and all built-in cubicle spaces to original configuration.



Labs 2125 / 2127 — Re-hang safety glass trays and dirty glass holders at each lab opening.



Lobbies 1222 / 2142 planters — Return to original condition with plants.



Lab 2128 and Lab office 1269 — Repair damaged floor tiles.




General:



Lighting — Replace florescent lights mismatched with fixture ballast (i.e. T12 light with T12
ballast and T8 light with T8 ballast).



Walls & Ceiling Tiles — Repair or patch holes remaining after removal of installed services or
equipment.



Signage — Remove all signage and restore area to original condition.



Mailbox — Remove the exterior mailbox and cancel (and/or forward) mail delivery for the address
with the U.S. Post Office so all mail delivery is forwarded.