Document:

AMENDMENT TO LEASE DATED 10/4/2002

 Exhibit 10.43 
  
 DATED the 4th day of October, 2002 
  

  
 BETWEEN 
  
 KANATA RESEARCH PARK CORPORATION 
  
 OF THE FIRST PART 
  
 AND 
  
 COLEY PHARMACEUTICAL GROUP LTD. 
  
 OF THE SECOND PART 
  
 AND 
  

COLEY PHARMACEUTICAL GROUP INC. 
  
 OF THE THIRD PART 
  

  
 AMENDMENT TO LEASE 
  

 THIS AGREEMENT made the 4th day of October, 2002 
  
 BETWEEN 
  
 KANATA RESEARCH PARK CORPORATION 
  
 (the “Landlord”) 
  
 OF THE FIRST PART,

  
 AND 
  
 COLEY PHARMACEUTICAL GROUP LTD. 
  
 (Hereinafter called the “Tenant”) 
  
 OF THE SECOND PART 
  
 AND 
  
 COLEY PHARMACEUTICAL GROUP INC. 
  
 (Hereinafter called the “Indemnitor”) 
  
 OF THE
THIRD PART 
  
 AMENDMENT TO LEASE 
  
 By written lease dated the 5th day of July, 2002 (the “Lease”), the Tenant leased from the Landlord approximately Twenty Five Thousand Nine Hundred and Thirteen (25,913) rentable
square feet of space on the first (1st) floor and part of the second (2nd) in the building known municipally as 340 Terry Fox Drive, City of Ottawa (the “Building”). 
  
 The Tenant wishes to lease additional space from the Landlord and the
landlord is in agreement therewith. 
  
 In consideration of the
rents, covenants and conditions set out in this Agreement, the Landlord and Tenant agree as follows: 
  

	1.	The Tenant hereby agrees to lease from the Landlord additional space comprising approximately Five Hundred and Fifty Six (556) rentable square feet of space on the third
(3rd) floor in the Building (the “Additional Leased Premises”) commencing October 1st, 2002 and ending the fourteenth (14th) day of September 2012 unless otherwise specified herein. The parties acknowledge that the foregoing calculation of the area of the Additional Leased Premises has been estimated only and that the
actual area of the Additional Leased Premises and the Building shall be subject to certification by the Landlord. The Additional Leased Premises are more particularly outlined on the floor plan attached as Schedule “B1(A) and Bl(B)”.

  

	2.	The Lease shall be amended effective October 1st, 2002 as follows: 

  

	a)	Paragraph 1.00 shall be amended by adding after the words “(herein called the Leased Premises)” the words and numbers “and Five Hundred and Fifty Six (556) rentable
square feet of space on the third (3rd) floor (“Additional Leased Premises”)”.

	b)	Paragraph 1.00 shall also be amended by adding prior to the last sentence of the paragraph the following: “The Additional Leased Premises are more particularly outlined on the
floor plan annexed hereto and marked as Schedule “B1(A) and B1(B)”. 

  

	c)	Paragraph 1.00 shall also be amended by adding in the last sentence both times after the words “Leased Premises” the words “and Additional Leased Premises”.

  

	d)	Paragraph 1.00 shall also be amended by adding to the end of the paragraph the following sentence: “Unless otherwise specified herein, all references to Leased Premises in the
Lease shall include the Additional Leased Premises”. 

  

	e)	Paragraph 1.01 (c) shall be deleted and the following paragraph 1.01 (c) added in substitution: 

  
 “Tenant’s Proportionate Share” means thirty eight point four seven (38.47%) percent provided the said
percentage may be varied based on the actual area of the Leased Premises and the Building as certified by the Landlord.” 
  

	f)	Paragraph 3.00 “RENT – Basic Rent”, shall be amended by adding the following table: 

  

													
	 Year of Term

	  	 Rental Rate Per
 Sq. Foot Per
Annum

	  	For
Additional
Leased
Premises

	  	For Common
Area

	  	Total Per
Annum

	 1-10
	  	$	13.00	  	$	6,453.57	  	$	774.43	  	$	7,228.00

  
 herein called
“Annual Rent”. The Annual Rent will be adjusted proportionately for any lease year which is other than 12 months.” 
  

	g)	The attached Schedule “Bl” shall be added to the Lease. 

  

	3.	There shall be no leasehold improvement allowance provided by the Landlord for the Additional Leased Premises. Any improvements made by the Tenant to the Additional Leased Premises
shall be made subject to the terms and provisions of the Lease and at it’s sole cost and expense. 

  
 SAVE AND EXCEPT as set out herein all other terms and conditions of the Lease shall remain unchanged and shall apply to all capitalized terms used
herein shall have the same meaning as in the Lease. 
  
 (This
space intentionally left blank) 

 IN WITNESS WHEREOF the parties hereto have signed this Agreement by their duly authorized signing
representatives. 
  
 SIGNED, SEALED AND DELIVERED 
 In the Presence of: 
  

					
	KANATA RESEARCH PARK	 	 
	CORPORATION	 	 
	 	 	 
	 Per:
	 	 /s/ Bronwen Heins

	 	 
	 Name:
	 	Bronwen Heins	 	 
	 Title:
	 	President	 	 
	 	 	 	 	 
	I have the authority to bind the corporation.
	 	 	 
	 	 	 
	COLEY PHARMACEUTICAL GROUP LTD.
	 	 	 
	 Per:
	 	 /s/ Robert Bratzler

	 	 
	 Name:
	 	Robert Bratzler	 	 
	 Title:
	 	President	 	 
	 	 	 
	I have the authority to bind the corporation.	 	 
	 	 	 
	 	 	 
	COLEY PHARMACEUTICAL GROUP INC.
	 	 	 
	 Per:
	 	 /s/ Robert Forrester

	 	 
	 Name:
	 	Robert Forrester	 	 
	 Title:
	 	Asst. Secretary	 	 
	 	 	 	 	 
	I have the authority to bind the corporation.AMENDMENT TO LEASE DATED 5/22/2003

 Exhibit 10.44 
  
 DATED the 22nd day of May, 2003 
  

  
 BETWEEN: 
  
 KANATA RESEARCH PARK CORPORATION 
  
 OF THE FIRST PART 
  
 AND: 
  
 COLEY PHARMACEUTICAL GROUP LTD. 
  
 OF THE SECOND
PART 
  
 AND: 
  
 COLEY PHARMACEUTICAL GROUP INC. 
  
 OF THE THIRD PART 
  

  
 AMENDMENT TO LEASE 
  

  

 THIS AGREEMENT made the 22nd day of May, 2003 
  
 BETWEEN: 
  
 KANATA RESEARCH PARK CORPORATION 
  
 (hereinafter
referred to as the “Landlord”) 
  
 OF THE FIRST PART

  
 AND: 
  
 COLEY PHARMACEUTICAL GROUP LTD. 
  
 (hereinafter referred to as the “Tenant”) 
  
 OF THE SECOND PART 
  
 AND: 
  
 COLEY PHARMACEUTICAL GROUP INC. 
  
 (hereinafter referred to as the “Indemnitor”) 
  
 OF THE THIRD PART 
  
 SECOND AMENDMENT TO LEASE 
  
 WHEREAS by written lease dated the 5th day of July, 2002 (the “Lease”), the Tenant leased from the Landlord approximately Twenty-Five Thousand Nine Hundred and Thirteen (25,913) rentable square feet of space on the first (1st) floor and part of the second (2nd) floor (the “Leased Premises”) in the building known municipally as 340 Terry Fox Drive, City of Ottawa (the “Building”); 
  
 AND WHEREAS by Amendment to Lease dated the 4th day of October, 2002 the Tenant leased additional space from the Landlord comprising Five Hundred and Fifty-Six (556) rentable
square feet of space on the 3rd floor (the “Additional Leased Premises”) of the Building; 
  
 AND WHEREAS the Tenant wishes to lease from the Landlord additional
space for: (a) housing the compressor, effective March 5, 2003, and (b) storage purposes, effective April 15, 2003, for the balance of the Term, and the Landlord is in agreement therewith; 
  
 AND WHEREAS the area of each of the Leased Premises, Additional Leased
Premises, and the aforementioned additional space has now been certified by the Landlord’s architect; 
  
 NOW THEREFORE in consideration of the rents, covenants and conditions set out in this Agreement, the Landlord and Tenant agree as follows:

  

	1.	The area of the Leased Premises and Additional Leased Premises have been certified and are as follows: 

  

					
	Leased Premises:	  	First Floor:	  	 10,637.50 useable
 11,679.97
rentable

			
	 	  	Second Floor:	  	 13,017.80 useable
 14,293.54
rentable

  

					
	Additional Leased Premises:	  	Third Floor:	  	 578.60 useable
 635.30 rentable

  

	2.	The Lease shall be amended effective June 26, 2002 as follows: 

  

	 	a)	Paragraph 1.00 shall be deleted in its entirety and replaced with the following paragraph 1.00 added in substitution: 

  
 “The Landlord hereby leases to the Tenant all those premises consisting
of Ten Thousand, Six Hundred and Thirty-Seven point Five Zero (10,637.50) certified useable [Eleven Thousand, Six Hundred and Seventy-Nine point Nine Seven (11,679.97) certified rentable] square feet of space on the first (1st) floor of the building known municipally as 340 Terry Fox Drive, in the City of Ottawa (herein called the
“Building”) and Thirteen Thousand and Seventeen point Eight Zero (13,017.80) certified useable [Fourteen Thousand Two Hundred and Ninety-Three point Five Four (14,293.54) certified rentable] square feet of space on the second
(2nd) floor of the Building (collectively called the “Leased Premises”) of the Building, which said
building is erected on the lands (the “Lands”) described in Schedule “A” annexed hereto. The rentable area of the Leased Premises shall be increased by the amount of rentable area used by the Tenant in the Building other than in
the Leased Premises for any special HVAC, ducting, exhaust equipment or other thing serving the Leased Premises (the “Additional Rentable Area”). The Leased Premises are more particularly outlined on the floor plan annexed hereto and
marked as Schedules “B” and Exhibit “B2”.” 
  

	 	b)	Paragraph 3.00 “RENT – Basic Rent” shall be deleted in its entirety and replaced with the following table in substitution: 

  

													
	Year of Term

	 	Rental Rate Per
Sq. Foot
Per Annum

	  	For Leased
Premises

	  	For
Common Area

	  	Total
Per Annum

	1-10	 	$	13.00	  	$	307,518.90	  	$	30,136.73	  	$	337,655.63

  

	 	c)	Paragraph 1.01(c) shall be deleted and the following paragraph 1.01(c) added in substitution: 

  
 “Tenant’s Proportionate Share” means Thirty-Seven point Six Five (37.65%) percent.” 
  

	 	d)	Paragraph 3.01 Monthly Rental shall be deleted and replaced with the following paragraph 3.01 added in substitution: 

  
 “3.01 MONTHLY RENTAL 
  
 The Annual Rent shall be payable in equal monthly installments (hereinafter
called the “Monthly Rent”) in advance on the first day of each calendar month during the Term. If the Term commences on any day other than the first (1st) or ends on any day other than the last of a calendar month, rent for the fraction of
a month at the commencement and at the end of the Term shall be prorated at a rate per day equal to l/365th of the Annual Rent payable. The Annual Rent and the Monthly Rent may be varied based on the actual area of the Leased Premises, the
Additional Leased Premises and Building as certified by the Landlord.” 
  

	3.	The Lease shall be amended effective October 1, 2002 as follows: 

  

	 	a)	 Paragraph 1.00 shall be amended by adding after the words “(collectively 

  

 2 

	 	 
called the “Leased Premises”)” the words and numbers “Five Hundred and Seventy-Eight point Six Zero (578.60) certified useable [Six
Hundred and Thirty-Five point Three Zero (635.30) certified rentable] square feet of space on the third (3rd) floor
(the “Additional Leased Premises”) of the Building.” 

  

	 	b)	Paragraph 3.00 “RENT - Basic Rent” shall be amended by adding the following table: 

  

													
	Year of
Term

	  	Rental Rate Per
Sq. Foot
Per Annum

	  	For
Additional
Leased
Premises

	  	For
Common Area

	  	Total
Per Annum

	1-10	  	$	13.00	  	$	7,521.80	  	$	737.10	  	$	8,258.90

  

	 	c)	Paragraph 1.01(c) shall be deleted and the following paragraph 1.01(c) added in substitution: 

  
 “Tenant’s Proportionate Share” means Thirty-Eight point Five Seven (38.57%) percent. “ 
  

	 	d)	Any reference in the Lease to the Leased Premises shall include the Additional Leased Premises. 

  

	4.	The Lease shall be amended effective March 5, 2003 as follows: 

  

	 	a)	Paragraph 1.00 shall be amended by adding after the words “(the “Additional Leased Premises”)” the words and numbers “Fifty-Nine point Eight (59.8)
certified useable [Sixty-Five point Six Six (65.66) certified rentable] square feet of space on the first (1st)
floor (the “Second Additional Leased Premises”) of the Building.” 

  

	 	b)	Paragraph 3.00 “RENT - Basic Rent” shall be amended by adding the following table: 

  

													
	Year of
Term

	  	Rental Rate Per
Sq. Foot
Per Annum

	  	For second
Additional
Leased
Premises

	  	For
Common Area

	  	Total
Per Annum

	1-10	  	$	13.00	  	$	777.40	  	$	76.18	  	$	853.58

  

	 	c)	Paragraph 1.01(c) shall be deleted and the following paragraph 1.01(c) added in substitution: 

  
 “Tenant’s Proportionate Share” means Thirty-Eight point Six Six (38.66%) percent.” 
  

	 	d)	The attached Schedule “B3” (Second Additional Leased Premises- Compressor Room) shall be added to the lease, 

  

	 	e)	Any reference in the Lease to the Leased Premises shall include the Additional Leased Premises and the Second Additional Leased Premises. 

  

	5.	The Lease shall be amended effective April 15, 2003 as follows: 

  

	 	a)	Paragraph 1.00 shall be amended by adding after the words “(the “Second Additional Leased Premises”)” the words and numbers “and Twenty point Five (20.5)
certified useable square feet of space on the loading dock (the “Storage Premises”).” 

  

 3 

	 	b)	Paragraph 3.00 “RENT - Basic Rent” shall be amended by adding the following tables: 

  

													
	Year of
Term

	  	Rental Rate Per
Sq. Foot
Per Annum

	  	For Storage
Premises
per Annum

	  	For
Common Area

	  	Total
Per Annum

	1-10	  	$	10.00	  	$	205.00	  	$	0	  	$	205.00

  

	 	c)	The attached Schedule “B4” (Storage Premises) shall be added to the lease. 

  

	 	d)	Any reference in the Lease to the Leased Premises shall include the Additional Leased Premises, Second Additional Leased Premises and the Storage Premises. 

 

	5.	The parties agree to adjust the Annual Rent and Additional Rent payable based on the foregoing certifications of the Leased Premises, Additional Leased Premises, Second Additional
Leased Premises, and Storage Premises, retroactive to their respective effective dates. 

  

	6.	Schedule “A” of the Lease (Legal Description) shall be deleted and replaced with the attached Schedule “A”. 

  
 SAVE AND EXCEPT as set out herein all other terms and conditions of
the Lease shall remain unchanged and shall apply to all capitalized terms used herein shall have the same meaning as in the Lease. 
  
 IN WITNESS WHEREOF the parties hereto have signed this Agreement by their duly authorized signing representatives. 
  
 SIGNED, SEALED AND DELIVERED 
     In the Presence of: 
  

					
	KANATA RESEARCH PARK	 	 
	CORPORATION	 	 
	 	 	 
	 Per:
	 	 /s/ Martin A. Vandewouw

	 	 
	 Name:
	 	Martin A. Vandewouw	 	 
	 Title:
	 	President	 	 
	 	 	 	 	 
	I have the authority to bind the corporation.
	 	 	 
	 	 	 
	COLEY PHARMACEUTICAL GROUP LTD.
	 	 	 
	 Per:
	 	 /s/ Robert Bratzler

	 	 
	 Name:
	 	Robert Bratzler	 	 
	 Title:
	 	President	 	 
	 	 	 
	I have the authority to bind the corporation.	 	 
	 	 	 
	 	 	 
	COLEY PHARMACEUTICAL GROUP INC.
	 	 	 
	 Per:
	 	 /s/ Robert Forrester

	 	 
	 Name:
	 	Robert Forrester	 	 
	 Title:
	 	Asst. Secretary	 	 
	 	 	 	 	 
	I have the authority to bind the corporation.

  

 4 

 SCHEDULE “A” 
  
 LEGAL DESCRIPTION 
  
 FIRSTLY 
  
 PIN: 04517-0904 
  
 Part of Block 2, Plan 4M-642 being Part 1 on 4R-13076; 
  
 PIN: 04517-0905 
  
 Part of Block 2, Plan 4M-642 being Part 2 on Plan 4R-13076, subject to Hydro Easement; 
  
 PIN: 04517-0909 
  

Part of Lot 8, Cone. 4, Township of March, being Parts 1 and 3 on 4R-17106, subject to Right of Way on Part 3, 4R-17106; 
  
 PIN: 04517-0910 
  
 Part of Lot 8, Cone. 4, Township of March, being Part 2 on 4R-17106;

  
 SECONDLY 
  
 PIN: 04517-0922 
  

Part of Lot 8, Concession 4, Township of March, designated as Parts 5 and 6 on Plan 4R-16648, subject to hydro easement Part 6 on Plan 4R-16648;

  
 PIN: 04517-0908 
  
 Part of Lot 8, Concession 4, Township of March, being Parts 4 and 5 on
4R-17106; 
  
 PIN: 04517-0928 
  
 Part of Lot 8, Concession 4, Township of March, being Part 9 on 4R-17106;

  
 THIRDLY 
  
 PIN: 04517-0902 
  

Part Block 10, Plan 4M-1096, Part 1, Plan 4R-16648; 
  
 FOURTHLY 
  
 PIN: 04517-1056 
  
 Part of Lot 8, Concession 4, Township of March, and Part of Blocks 10 and 11 on Plan 4M-1096, being Parts 2 and 4 on Plan 4R-16648 and Parts 6, 8, 10, 11,
13 and 15 on Plan 4R-17106, Ottawa, Together with a Right of Way as in N343754 Subject to Storm and Sanitary Agreement, Cost Sharing Agreement; 
  
 FIFTHLY 
  
 PIN: 04517-0745 
  
 Part of Block 2, Plan 4M-642, designated as Parts 2 to 7, 4R-12934; 
  
 PIN: 04517-0921 
  

Part of Lot 8, Concession 4, Township of March, designated as Part 1, 4R-12934, except Part 15, 4R-17106; 
  

 SCHEDULE “B3” 
  
 SECOND ADDITIONAL LEASED PREMISES-COMPRESSOR ROOM 
  
 

 
  

 SCHEDULE “B4” 
  
 STORAGE PREMISES

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