Exhibit 10.20
August 15, 2002
LEASE BETWEEN
LESSOR:
CRANBERRY 200 VENTURE, L.P.
AND
LESSEE:
NOMOS CORPORATION
DATED: AUGUST 22, 2002
TABLE OF CONTENTS
1.
PARTIES
2.
PREMISES
3.
TERM
4.
RENT; SECURITY DEPOSIT
5.
LATE PAYMENT
6.
REAL ESTATE TAX AND OPERATING EXPENSE PASS-THROUGH
7.
USE OF PREMISES
8.
CONSTRUCTION OF PREMISES
9.
ALTERATIONS
10.
MECHANICS' LIENS
11.
CONDITION OF PREMISES; BUILDING SERVICES
12.
ASSIGNMENT AND SUBLETTING
13.
ACCESS TO PREMISES
14.
REPAIRS
15.
SURRENDER OF PREMISES
16.
HOLDING OVER
17.
INDEMNIFICATION AND LIABILITY
18.
INSURANCE
19.
FIRE OR OTHER CASUALTY
20.
SUBORDINATION AND ATTORNMENT
21.
CONDEMNATION
22.
ESTOPPEL CERTIFICATES
23.
DEFAULT; REMEDIES
24.
REMEDIES
25.
WAIVER AND LESSOR'S LIEN
26.
QUIET ENJOYMENT
27.
UNFORESEEN DELAY
28.
SUCCESSORS
29.
GOVERNING LAW
30.
SEVERABILITY
31.
RELOCATION OF LESSEE - INTENTIONALLY REMOVED
32.
CAPTIONS
33.
NOTICES
34.
HAZARDOUS MATERIALS
35.
BROKERS
36.
EXECUTION
37.
EXHIBITS
38.
ENTIRE AGREEMENT
39.
EARLY TERMINATION OPTION
40.
OPTION TO EXPAND
41.
RIGHT OF FIRST REFUSAL
42.
OPTION TO RENEW
43.
SATELLITE DISH
44.
SIGNS
45.
FINANCIAL STATEMENTS
EXHIBIT A-1 LAND
EXHIBIT A-1 BUILDING
EXHIBIT A-2 PREMISES
EXHIBIT A-3 PARK
EXHIBIT A-4 EXPANDED PREMISES
EXHIBIT A-5 LESSEE VISITOR PARKING
EXHIBIT B-WORK LETTER
EXHIBIT C - COMMENCEMENT AGREEMENT
EXHIBIT D - RULES AND REGULATIONS
EXHIBIT E - SNDA
EXHIBIT F - AMORTIZATION CALCULATION
EXHIBIT G - SIGNAGE
LEASE
1.
PARTIES
THIS LEASE, made as of this 22 day of Aug, 2002, by and between CRANBERRY 200
VENTURE, L.P., a Pennsylvania Limited Partnership, having its principal office
at Suite 1410, USX Tower, Pittsburgh, PA 15219, (hereinafter called "Lessor"),
and NOMOS CORPORATION, a Delaware corporation whose principal office is 2591
Wexford Bayne Road, Sewickley, Pennsylvania (hereinafter called "Lessee".)
2.
PREMISES
Lessor hereby leases to Lessee the premises containing 33,214 square feet
designated as Suite No. 100 ("Premises") in the Building known as 200 Cranberry
Business Park (the "Building"), situate on the tract of land described on
Exhibit A-1, attached hereto and made a part hereof (the "Land") which Premises
have an address of 200 West Kennsiger Drive, which Premises, Building and Land
are part of and located within the Cranberry Business Park (the "Park") more
particularly described on Exhibit A-3 hereto located in Cranberry, Butler
County, Pennsylvania 16066.
Lessee shall be entitled, at no cost to Lessee, to parking spaces in the Park in
the amount and location as shall be designated by Lessor from time-to-time,
except, however, that Lessor agrees that the four (4) parking spaces indicated
on Exhibit A-5 shall be dedicated spaces for Lessee's visitor parking. Lessor
further reserves the right to require the Lessee's cooperation in enforcing
reasonable rules and regulations as may be adopted by the Lessor from
time-to-time for the benefit of all Tenants of the Park. Lessee shall be
provided with parking at a ratio of 4.3 spaces per 1,000 square feet throughout
the Term of the Lease and any renewals thereof.
The Premises are shown on Exhibit A-2 attached hereto and made a part hereof.
3.
TERM
(a)
The term