Document:

First Amendment to Lease dated December 2003

 EXHIBIT 10.5.1 
 FIRST AMENDMENT TO LEASE 
 THIS FIRST AMENDMENT TO LEASE is made and entered into as of December 2003 by and between
the Multi-Employer Property Trust, a trust organized under 12 CFR Section 9.18 (the “Landlord”), and BIOJECT MEDICAL TECHNOLOGIES, WC., an Oregon corporation (the “Tenant”). All capitalized terms not defined herein shall
have the meanings given to them in the Lease (defined below). 
 RECITALS 
  

	A.	Landlord and Tenant are parties to that certain Industrial Lease dated October 24,2003, (the “Lease”), for certain premises containing approximately 44,042 square
feet, 8,750 square feet of which is located in Building G (“Building G Space”) and the balance of 35,292 square feet is in Building H (“Building H Space”) of the Project. The Premises are more particularly described in the Lease.

  

	B.	Pursuant to Section 2.10 of the Lease, Tenant has the option to lease that certain 5,280 square foot space located at 20209 SW 95” Place as shown on Exhibit A attached
hereto and incorporated herein by this reference (the “New Space”), which space is in Building H, and to surrender its Building G Space. This exchange of space will allow Tenant to have contiguous space in Building H.

  

	C.	Tenant desires to exercise its option and Landlord desires to accept Tenant’s exercise of the same in accordance with the terms of Section 2.10 of the Lease and this
Amendment. 

 AGREEMENTS 
 For good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree to amend the Lease as follows: 
  

	1.	Premises. As of the date of this Amendment, Tenant shall surrender and terminate the Lease as to the Building G Space and lease the New Space on the same terms and conditions
as provided in the Lease. Landlord accepts the termination as to the Building G Space and the leasing of the New Space. From and after the date of this Amendment, the term “Premises” under the Lease shall mean and be deemed to refer to the
Building H Space and the New Space collectively for a total of 40,572 square feet. 

  

	2.	Monthly Base Rent. The Base Rent schedule of the Lease is deleted in its entirety and replaced with the following: 

  

							
	 Applicable Portion of Lease Term
	 	 Annual Base Rent
	 	 Monthly Base Rent
 Installment (Annual/12)

	 Beginning
	 	 Ending
	 	 
	 March 1, 2004
	 	October 31, 2004	 	Zero	 	Zero
	 November 1, 2004
	 	February 28,2005	 	$338,904.00	 	$28,242.00
	 March 1, 2005
	 	February 28,2006	 	$347,376.60	 	$28,948.05

							
	 Applicable Portion of Lease Term
	 	 Annual Base Rent
	 	 Monthly Base Rent
 Installment (Annual/12)

	 Beginning
	 	 Ending
	 	 
	 March 1, 2006
	 	February 28,2007	 	$356,061.00	 	$29,671.75
	 March 1, 2007
	 	February 29,2008	 	$364,962.60	 	$30,413.55
	 March 1, 2008
	 	February 28,2009	 	$374,086.56	 	$31,173.88
	 March 1, 2009
	 	February 28,2010	 	$383,438.76	 	$31,953.23
	 March 1, 2010
	 	February 28, 2011	 	$393,024.72	 	$32,752.06
	 March 1, 2011
	 	February 28, 2012	 	$402,850.32	 	$32,752.06
	 March 1, 2012
	 	February 28, 2013	 	$412,921.56	 	$34,410.13
	 March 1, 2013
	 	February 28, 2014	 	$423,244.68	 	$35,270.39
	 March 1, 2014
	 	February 28, 2015	 	$433.825.80	 	$36.152.15

 The beginning and ending dates shall be subject to change based on the actual Commencement Date. 
  

	3.	Tenant Improvements. Landlord shall provide a tenant improvement allowance of $35,910 for improvement of the office area within the New Space as provided under
Section 2.10 of the Lease. The plans and specifications for the tenant improvements shall be agreed to in accordance with the terms of Section 2.3. The cost of tenant improvements in excess of the allowance shall be paid by Tenant in
accordance with Section 2.5 of the Lease. 

  

	4.	Full Force and Effect. Except as modified by or as otherwise provided in this Amendment, the terms and conditions of the Lease shall remain in full force and effect with
respect to the Premises and are hereby ratified and affirmed. 

  

	5.	Landlord’s Authorized Agents. Notwithstanding anything contained in the Lease to the contrary only officers of Riggs & Company, a division of Riggs Bank N.A. or
Kennedy Associates Real Estate Counsel, Inc., are authorized to amend, renew or terminate this Lease, or to compromise any of Landlord’s claims under this Lease or to bind Landlord in any manner. Without limiting the effect of the previous
sentence, no property manager or broker shall be considered an authorized agent of Landlord to amend, renew or terminate this Lease, to compromise any of Landlord’s claims under this Lease or to bind Landlord in any manner.

 DATED as of the date first above written. 
  

									
	LANDLORD:	 		 	TENANT:
			
	 Multi-Employer Property Trust, organized
 under 12 CFR Section 9.18.
	 		 	 BIOJECT MEDICAL TECHNOLOGIES,
 an Oregon
Corporation

 LANDLORD: TENANT: 
 By: Kennedy Associates Real Estate Counsel, Inc., 
 its authorized Signatory 
  

									
					
	By:	 	/s/ Joseph R. Shea	 		 	By:	 	/s/Michael A. Temple
	Name:	 	Joseph R. Shea	 		 	Name:	 	Michael A. Temple
	Its:	 	Vice President	 		 	Its:	 	Executive V.P. and General ManagerSecond Amendment to Lease dated November 18, 2008

 EXHIBIT 10.5.2 
 SECOND AMENDMENT TO LEASE 
 THIS SECOND AMENDMENT is made and entered into as of November 18,
2008 by and between the NewTower Trust Multi-Employer Property Trust, a trust organized under 12 CFR § 9.18, fka Multi-Employer Property Trust (the “Landlord”), and Bioject Medical Technologies, Inc., an Oregon corporation (the
“Tenant”). All capitalized terms not defined herein shall have the meanings given to them in the Lease (defined below). 
 RECITALS 
 A.    Landlord and Tenant are parties to that certain Lease dated October 24, 2003, as
amended by that certain First Amendment to Lease dated December 2003, (collectively, the “Lease”), for certain Premises containing approximately 40,572 square feet (the “Premises”) within Building H of the project commonly known
as Tualatin Corporate Center (the “Project”). The Premises is more particularly described in the Lease. 
 B.    Tenant desires to temporarily defer the payment of a portion of its Base Rent. Landlord desires to accommodate Tenant’s request on the terms and conditions set forth below. 
 AGREEMENTS 
 For good and valuable
consideration, the receipt and sufficiency of which are acknowledged, the parties agree to amend the Lease as follows: 
 1.    Temporary (Partial) Base Rent Abatement. For the period commencing on November 1, 2008 through January 31, 2009, Tenant’s Base Rent shall be partially abated by $15,000 for each of the three
months during such period for a total of $45,000 (“Partial Abatement”). The Partial Abatement, plus accrued interest at the rate of 9% per annum, shall be due within sixty (60) days upon the earlier to occur of (i) sale of
all or substantially all of the assets of Tenant or the acquisition or merger of Tenant or the occurrence of any other transaction identified in Section 4.15.4 of the Lease, (ii) capital or equity raise of $3,000,000 (Three million
dollars) or more, (iii) strategic partnership with up-front payments over $300,000 (Three hundred thousand dollars), (iv) default by Tenant under the Lease; provided, that if none of the foregoing events have occurred by December 31,
2010, Tenant shall commence paying back the Partial Abatement (plus interest) in twelve (12) equal installments at the same time and in the same manner as Base Rent commencing on January 1, 2011 and on the first of each month thereafter
until paid in full. Until the Partial Abatement is paid in full, Tenant shall provide Landlord with monthly financial statements of the Tenant certified as true and accurate by the Vice 

 
President of Finance or other officer of Tenant on or before the 15th of each month for the prior month’s reporting period commencing on
December 15, 2008. 
 2.    Non-Waiver. The granting of the Partial Abatement shall not be deemed a waiver by
Landlord of its right to demand the prompt payment of Base Rent and other sums due under the Lease now or in the future. Further, the failure of the Tenant to comply with the terms of this Amendment or to pay the Partial Abatement when due shall be
a default and Landlord shall be entitled to pursue all of its remedies under the Lease for non-payment of Rent. 
 3.    Full Force and Effect. Except as provided in this Amendment, the terms and conditions of the Lease shall remain in full force and effect are hereby ratified and affirmed and. 
 DATED as of the date first above written. 
  

									
	 LANDLORD:
  
 NEWTOWER TRUST COMPANY
 MULTI-EMPLOYER PROPERTY TRUST,
a trust organized
under 12 C.F.R. Section 9.18
	 		 	 TENANT:
  
 BIOJECT MEDICAL TECHNOLOGIES, INC.,
an Oregon corporation

					
	 By:
	 	Kennedy Associates Real Estate Counsel, LP, Authorized Signatory	 		 		 	
					
	 By:
	 	Kennedy Associates Real Estate Counsel GP, LLC, its general partner	 		 	 By:
  
 Name:
  
 Its:
  
	 	 /s/ Ralph Makar
 Ralph Makar
 President and CEO

					
	By:	 	 /s/ Michael R. McCormick
	 		 		 	
	Name:	 	 Michael R. McCormick
	 		 		 	
	Its:	 	 Vice PresidentThird Amendment to Lease dated March 25, 2009

 EXHIBIT 10.5.3 
 THIRD AMENDMENT TO LEASE 
 THIS THIRD AMENDMENT is made and entered into as of March 25, 2009 by
and between MEPT Commerce Park Tualatin II and III LLC, a Delaware limited liability company (aka NewTower Trust Company Multi-Employer Property Trust, a trust organized under 12 C.F.R. § 9.18) (the “Landlord”), and Bioject
Medical Technologies, Inc., an Oregon corporation (the “Tenant”). All capitalized terms not defined herein shall have the meanings given to them in the Lease (defined below). 
 RECITALS 
 A.    Landlord and Tenant are parties to that
certain Lease dated October 24, 2003, as amended by that certain First Amendment to Lease dated December 2003 and a Second Amendment to Lease dated November 18, 2008 (collectively, the “Lease”), for certain Premises containing
approximately 40,572 square feet (the “Premises”) within Building H of the project commonly known as Tualatin Corporate Center (the “Project”). The Premises is more particularly described in the Lease. 
 B.    Tenant desires to extend the temporary Base Rent deferral arrangement set forth in the Second Amendment. Landlord desires to
accommodate Tenant’s request on the terms and conditions set forth below. 
 AGREEMENTS 
 For good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree to amend the Lease as follows: 

1.    Temporary (Partial) Base Rent Abatement. For the period
commencing on February 1, 2009 through April 30, 2009, Tenant’s Base Rent shall be partially abated by $12,000 for each of the three months during such period less a credit of $3,887.46 (for Tenant’s overpayment of Operating
Costs in 2008) for a total adjusted abatement of $32,112.54 (“Partial Abatement II”). Partial Abatement II, plus accrued interest at the rate of 9% per annum, shall be due within sixty (60) days upon the earlier to occur of
(i) sale of all or substantially all of the assets of Tenant or the acquisition or merger of Tenant or the occurrence of any other transaction identified in Section 4.15.4 of the Lease, (ii) capital or equity raise of $3,000,000
(Three million dollars) or more, (iii) strategic partnership with up-front payments over $300,000 (Three hundred thousand dollars), (iv) default by Tenant under the Lease; provided, that if none of the foregoing events have occurred by
December 31, 2010, Tenant shall commence paying back Partial Abatement II (plus interest) in twelve (12) equal installments at the same time and in the same manner as Base Rent commencing on January 1, 2011 and on the first of each
month thereafter until paid in full. Until the Partial Abatement is paid in full, Tenant shall provide Landlord with monthly financial statements of the Tenant certified as true and accurate by the Vice President of Finance or other officer of
Tenant on or before the 15th of each month for the prior month’s reporting period commencing on December 15, 2008. 
 2.    Non-Waiver. The granting of Partial Abatement II shall not be deemed a waiver by Landlord of its right to demand
the prompt payment of Base Rent and other sums due under the Lease now or in the future. Further, the failure of the Tenant to comply with the terms of this 

 
Amendment or to pay Partial Abatement II when due shall be a default and Landlord shall be entitled to pursue all of its remedies under the Lease for
non-payment of Rent. 
 3.    Full Force and Effect. The terms and conditions of the Lease, as modified by
this Amendment, shall remain in full force and effect are hereby ratified and affirmed. 
 DATED as of the date first above written.

  

															
	 LANDLORD:
  
 MEPT Commerce Park Tualatin II and III LLC,
a Delaware limited liability company
	 		 	 TENANT:
  
 BIOJECT MEDICAL TECHNOLOGIES, INC., an Oregon corporation

					
	By:	 	NewTower Trust Company, as Trustee of the	 		 	By:	 	/s/ Ralph Makar
		 	NewTower Trust Company Multi-Employer Property	 		 	Name:	 	Ralph Makar
		 	Trust, its sole member	 		 	Its:	 	President and CEO
		 		 		 		 		 		 		 	
		 	 By:
	 	Kennedy Associates Real Estate Counsel, LP, a Washington limited partnership, its authorized signatory	 		 	
		 		 		 		 	
		 		 	By:	 	Kennedy Associates Real Estate Counsel GP, LLC, a Washington limited liability company, its general partner	 		 		 	
		 		 		 		 		 	
		 		 		 	By:	 	/s/ R. Greg Skinner	 		 		 	
		 		 		 		 	 R. Greg Skinner 
 Vice President

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