Document:

Exhibit 10.53

 

SIXTH
AMENDMENT TO LEASE

 

THIS
SIXTH AMENDMENT TO LEASE (the “Sixth Amendment to Lease”), made as of the 3rd day of June, 2010,
by and between SOUTHPORT BUSINESS PARK LIMITED PARTNERSHIP, a North Carolina limited partnership (the “Landlord”),
and GENTRIS CORPORATION, a Delaware corporation (the “Tenant”).

 

WITNESSETH

 

WHEREAS,
Landlord and Tenant entered into a certain Lease Agreement dated as of June 12,2004, amended by letter agreement dated October
21,2004, by Second Amendment to Lease dated June 17, 2005, by Letter Agreement dated September 19, 2005, by Third Amendment to
Lease dated May 25,2006, by Fourth Amendment to Lease dated December 20, 2007, and by Fifth Amendment to Lease dated June 15,
2009 (as amended, collectively, the “Lease”), for certain space known as Suite 400 (the “Original Space”),
in the Building located at 133 Southcenter Court, Morrisville, Wake County, North Carolina, as more particularly described in
the Lease; and

 

WHEREAS,
Landlord and Tenant desire to modify the terms of the Lease to add 5,119 square feet to the Demised Premises, to change the Monthly
Minimum Rent and to amend certain other terms of the Lease.

 

NOW
THEREFORE, in consideration of the premises contained herein, the sum of Ten Dollars ($10.00) and other good and valuable consideration,
the mutual receipt and sufficiency of which is hereby acknowledged, the parties agree to amend the Lease as follows:

 

	1.	Page
    Two - Section 1.01 - Demised Premises

 

Add
the following:

 

Effective
as of the day after the date on which the tenant currently occupying the Expansion Space (as hereinafter defined) vacates such
space and returns possession thereof to Landlord (the “Expansion Space 2nd Commencement Date”), the Demised
Premises shall be increased to include an additional Five Thousand One Hundred Nineteen (5,119) square feet (as measured from
the centerline of all demising and exterior walls) in the Building, shown on EXHIBIT A, attached hereto and incorporated
herein by reference (the “Expansion Space”). As of the Expansion Space 2nd Commencement Date, the Demised
Premises leased pursuant to the Lease shall contain a total of Fifteen Thousand Three Hundred Twenty Six (15,326) rentable square
feet. Tenant agrees to execute and deliver a memorandum of acceptance of Expansion Space on the Expansion Space 2nd
Commencement Date, which memorandum shall confirm the actual date of the Expansion Space 2nd Commencement Date.

 

	2.	Page
    Three - Section 1.04 - Monthly Minimum Rent and Adjusted Monthly

 

Minimum
Rent.

 

As
of the Expansion Space 2nd Commencement Date, delete the following:

 

	 	 	Minimum 
 Annual Rent	 	 	Monthly 
Minimum Rent	 	 	Per Rentable

                                                                                Square Foot
	 
	(07/01/09 through 06/30/10)	 	$	106,356.94	 	 	$	8,863.08	(*)	 	$	10.42	 
	(07/01/10 through 06/30/11)	 	$	109,010.76	 	 	$	9,084.23	(*)	 	$	10.68	 
	(07/01/11 through 06/30/12)	 	$	111,766.65	 	 	$	9,313.89	 	 	$	10.95	 
	(07/01/12 through 06/30/13)	 	$	114,522.54	 	 	$	9,543.55	 	 	$	11.22	 
	(07/01/13 through 06/30/14)	 	$	117,380.50	 	 	$	9,781.71	 	 	$	11.50	 
	(07/01/14
through 06/30/15)
	 	$	120,340.53	 	 	$	10,028.38	 	 	$	11.79	 
	(07/01/15
through 12/31/15)
	 	 	N/A	 	 	$	10,275.05	 	 	$	12.08	 

 

* See Section 3 below regarding rent reduction and rent abatement.

 

    	 	 	 

     

    

 

And
insert the following:

 

	 	 	Minimum 
 Annual Rent	 	 	Monthly 
Minimum Rent	 	 	Per Rentable

                                                                                Square Foot
	 
	(07/01/09 through 06/30/10) the Expansion Space 2nd Commencement Date)	 	 	N/A	 	 	$	8,863.08	(*)	 	$	10.42	 
	(the Expansion Space 2nd Commencement Date through 06/30/10	 	 	N/A	 	 	$	13,512.84	(*)	 	$	10.58	 
	(07/01/10
through 06/30/11)
	 	$	164,807.86	 	 	$	13,733.99	 	 	$	10.75	 
	(07/01/11 through 06/30/12)	 	$	167,819.70	 	 	$	13,984.98	 	 	$	10.95	 
	(07/01/12 through 06/30/13)	 	$	172,015.19	 	 	$	14,334.60	 	 	$	11.22	 
	(07/01/13 through 06/30/14)	 	$	176,315.57	 	 	$	14,692.96	 	 	$	11.50	 
	(07/01/14 through 06/30/15)	 	$	180,723.46	 	 	$	15,060.29	 	 	$	11.79	 
	(07/01/15 through 12/31/15)	 	$	185,241.55	 	 	$	15,436.80	 	 	$	12.09	 

 

*As
of the Expansion Space 2nd Commencement Date, subject to the rent abatement set forth below, charges and sums based
on the square footage of the Demised Premises, including but not limited to Tenant’s proportionate share of Direct Expenses,
shall be revised based on the increased size of the Demised Premises as of the Expansion Space 2nd Commencement Date.

 

	3.	Page
    4 - Section 1.06 - Rent Abatement.

 

Add
the following at the end of Section 1.06:

 

Notwithstanding
the rent chart set forth in Section 2 of the Sixth Amendment to Lease, Monthly Minimum Rent for the period from October 1,2010
through December 31,2010 shall be abated and during the period from January 1,2011 through March 31,2011, Four Thousand Six Hundred
Forty Nine and 76/100 Dollars ($4,649.76) shall be abated; provided, however, that during such periods of abatement Tenant
shall continue to pay any and all Direct Expenses due under the Lease.

 

	4.	Page
    27 - Exhibit B - Description of Landlord’s Work.

 

The
Expansion Space will be taken in “as is” condition (see Exhibit B-l). The Expansion Space and the Original Space will
be connected by opening up the hallway (see Exhibit B-2). There will be no other Landlord’s Work.

 

    	 	-2-	 

    	 

    

 

 

	5.	Brokerage:
    Tenant represents and warrants to Landlord that it has had no dealings with any broker or agent in connection with this
    Sixth Amendment to Lease, other than Aldene E. “Dee” Creech Osborne and John Webster of NAI Carolantic Realty
    and Matthew Cooke and Bill Sandridge of Jones Lang LaSalle, and covenants to pay, hold harmless and indemnify Landlord from
    and against any and all cost, expense or liability for any compensation, commissions and charges claimed by any other broker
    or agent with respect to this Sixth Amendment to Lease or the negotiation thereof.
	 	 
	6.	Parking:
    As of the Expansion Space 2nd Commencement Date, Section 13.08 of the Lease is revised to delete “Twenty
    one (21)” unassigned parking spaces and insert in its place “thirty-one (31)” unassigned parking
    spaces. The second paragraph of Section 13.08 is revised as of the Expansion Space 2nd Commencement Date to delete
    “three spaces” as VISITORS spaces and insert in its place “five spaces” as VISITORS
    spaces.
	 	 
	7.	Delivery
    of Expansion Space: Tenant acknowledges and agrees that Landlord shall not be held liable for failure to deliver the
    Expansion Space as a result of the existing tenant’s failure to timely vacate the Expansion Space or such tenant’s
    failure to remove its equipment and personal property from the Expansion Space.
	 	 
	8.	Contingent
    Space: Notwithstanding any other provision of this Lease, as amended, to the contrary, in the event of a natural disaster
    that damages the Demised Premises, as expanded hereby, such that Tenant cannot operate its business out of the Demised Premises,
    Landlord will make commercially reasonable efforts to provide Tenant with approximately 2,000 square feet of “Alternate
    Space” on the Property (as defined in the Lease, as amended), the location of which shall be selected by Landlord, in
    Landlord’s sole discretion. In the event that Landlord provides Alternate Space to Tenant under this section, Landlord
    and Tenant shall execute a rental or lease agreement for such Alternate Space for so long as Tenant is unable to operate its
    business out of the Demised Premises because of the damage to the Demised Premises caused by such natural disaster, and Tenant
    shall pay fair market rent for such Alternate Space.
	 	 
	9.	No
    Further Right of First Offer; Tenant acknowledges and agrees that the Right of First Offer set forth on page 33, Exhibit
    C to the Lease, pursuant to the Fifth Amendment to Lease is hereby deleted in its entirety.
	 	 
	10.	Definitions:
    Capitalized terms used but not defined herein shall have the meaning given to such terms in the Lease, as amended.
	 	 
	11.	Amendment:
    Except as herein amended, the terms and conditions of the Lease shall remain in full force and effect.
	 	 
	12.	Counterparts:
    This Sixth Amendment to Lease may be executed in one or more counterparts, each of which shall constitute an original,
    but which together shall constitute one document.

 

[The
signature page follows.]

 

    	 	-3-	 

    	 

    

 

IN
WITNESS WHEREOF, the parties hereto have caused this Sixth Amendment to Lease to be executed this the day first above written.

 

	 	LANDLORD:
	 	 
	 	Southport
    Business Park Limited Partnership, 

a North Carolina limited partnership
	 	 
	 	BY:	Southport
    Business Park Investors Corporation, 
	 	 	General
    Partner
	 	 	 
	 	By:	/s/
    Richard G. Sullivan
	 	 	Richard
    G. Sullivan
	 	 	Vice
    President
	 	 	 
	 	TENANT:
	 	 
	 	Gentris
    Corporation
	 	a
    Delaware corporation
	 	 
	 	By:	/s/
    Dawn L. Bordeaux
	 	 	Dawn
    L. Bordeaux, Vice President

 

    	 	-4-	 

    	 

    

 

EXHIBIT
A – Site Plan and Building Plan

 

[Intentionally
omitted]

 

    	 

     

    

 

EXHIBIT
B-1 to Sixth Amendment to Lease – “As is” Space Plan

 

[Intentionally
omitted]

 

    	 

     

    

 

EXHIBIT
B-2 to Sixth Amendment to Lease – New Space Plan

 

[Intentionally
omitted]

 

    	 

     

    

 

Appendix 1

Bill of Sale

 

[Intentionally omitted.]Exhibit 10.54

 

SEVENTH
AMENDMENT TO LEASE

 

THIS
SEVENTH AMENDMENT TO LEASE (the “Seventh Amendment to Lease”), made as of the 20th day of October,
2010, by and between SOUTHPORT BUSINESS PARK LIMITED PARTNERSHIP, a North Carolina limited partnership (the “Landlord”),
and GENTRIS CORPORATION, a Delaware corporation (the “Tenant”),

 

WITNESSETH

 

WHEREAS,
Landlord and Tenant: entered into a certain lease dated as of June 12, 2004, amended by letter agreement dated October 21, 2004,
by Second Amendment to Lease dated June 17, 2005, by Letter Agreement dated: September 19, 2005, by Third Amendment to Lease dated
May 25, 2006, by Fourth Amendment to Lease dated December 20, 2007, by Fifth Amendment to Lease dated June 15, 2009, and by Sixth
Amendment to Lease dated June 3, 2010 (collectively, the “Lease”), for certain space known as Suite 400, in the Building
located at 133 Southcenter Court, Morrisville, Wake County, North Carolina, as more particularly described in the Lease; and

 

WHEREAS,
Landlord and Tenant desire to amend certain terms of the Lease.

 

NOW
THEREFORE, in consideration of the premises contained herein, the sum of Ten Dollars ($10.00) and other good and valuable consideration,
the mutual receipt and sufficiency of which is hereby acknowledged, the parties agree to amend the Lease as follows:

 

	1.	Page
    Thirty Three - Exhibit C - Special Provisions

 

Add
the following:

 

Right
of First Refusal

 

Provided
no uncured Event of Default by Tenant has occurred, Tenant shall have an ongoing right of first refusal once in any twelve month
period, to lease Suite 100 (as shown on Exhibit A, which is incorporated herein by reference) containing 5,048 rentable square
feet and is located adjacent to the Demised Premises (the “Second Expansion Space”), Landlord shall provide Tenant
the opportunity’ to lease the Second Expansion Space prior to any other prospective tenants^ excluding the current tenant
of the Second Expansion Space, by providing Tenant with a copy of the first written proposal to lease the space that is given
to a bonafide, prospective tenant (the “Bonafide Proposal”). If Tenant desires to lease the Second Expansion Space
under the terms of the Bonafide Proposal, Tenant must (1) notify Landlord in writing of its acceptance of the terms of the Bonafide
Proposal within ten (10) business days of receipt of the Bonafide Proposal, and (2) execute a lease amendment incorporating the
Second Expansion Space into the Lease on the terms and conditions contained in the Bonafide Proposal within fifteen (15) business
days of Landlord’s receipt of Tenant’s notice. If Tenant fails to give Landlord notice of its acceptance of the terms
of the Bonafide Proposal or enter into a lease amendment within the prescribed time, Tenant’s right to lease the Second
Expansion Space granted in this paragraph shall not be available to the Tenant for an addition twelve months from the date of
Landlord’s written notice to Tenant of a Bonafide Proposal and Tenant shall have no further rights with regard to the Second
Expansion Space until twelve months from the Landlord’s written notice to Tenant of a Bonafide Proposal. After that twelve
month period, Landlord will again give Tenant the same notice, copy of proposal, and response times as listed above. This cycle
shall repeat itself until the now current Term expires or the Second Expansion Space is leased to a third party, after which Landlord’s
obligation to offer the Second Expansion Space to Tenant shall cease.

 

    	 	 	 

    	 

    

 

Right
of First Offer

 

	 	1.
    	Provided
    no uncured Event of Default by Tenant has occurred, Tenant shall have the one-time right of first offer to lease Suite 600
    (as shown on Exhibit A, which is incorporated herein by reference) containing 4,100 rentable square feet and is located adjacent
    to the Demised Premises (the “Third Expansion Space”). Landlord shall provide Tenant the opportunity to lease
    the Third Expansion Space prior to any other prospective tenants, excluding the current tenant of the Third Expansion Space,
    by providing Tenant with a proposal to lease the Third Expansion Space (the “Third Expansion Space Proposal”).
    If Tenant desires to lease the Third Expansion Space Tenant must, within fifteen (15) business days of receipt of the Third
    Expansion Space Proposal, either notify Landlord in writing of its acceptance of the terms of the Third Expansion Space Proposal
    or negotiate revised terms to the Third Expansion Space Proposal that are acceptable to Landlord and Tenant (the “Agreed
    Upon Third Expansion Space Proposal). Additionally, within another fifteen (15) business days, Tenant must execute a lease
    amendment incorporating the Third Expansion Space into the Lease on the terms and conditions contained in the agreed upon
    Third Expansion Space Proposal or Agreed Upon Third Expansion Space Proposal. If Tenant fails to give Landlord notice of its
    acceptance of the terms of the Third Expansion Space Proposal or Agreed Upon Third Expansion Space Proposal and enter into
    a lease amendment within the prescribed time, Tenant’s right to lease the Third Expansion Space granted in this paragraph
    shall terminate and Tenant shall have no further rights with regard to the Third Expansion Space.

 

Provided
no uncured Event of Default by Tenant has occurred, Tenant shall have the one-time right of first offer to lease Suite 700 (as
shown on Exhibit A, which is incorporated herein by reference) containing 1.7,816 rentable square feet and is located adjacent
to the Demised Premises (the “Fourth Expansion Space”). Landlord shall provide Tenant the opportunity’ to lease
the Fourth Expansion Space prior to any other prospective tenants, excluding the current tenant of the Fourth Expansion Space,
by providing Tenant with a proposal to lease the Fourth Expansion Space (the “Fourth Expansion Space Proposal”). If
Tenant desires to lease the Fourth Expansion Space Tenant must, within fifteen (15) business days of receipt of the Fourth Expansion
Space Proposal, either notify Landlord in writing of its acceptance of the terms of the Fourth Expansion Space Proposal or negotiate
revised terms to the Fourth Expansion Space Proposal that are acceptable to Landlord and Tenant (the “Agreed Upon Fourth
Expansion Space Proposal). Additionally, within another fifteen (15) business days, Tenant must execute a lease amendment incorporating
the Fourth Expansion Space into the Lease on the terms and conditions contained in the agreed upon Fourth Expansion Space Proposal
or Agreed Upon Fourth Expansion Space Proposal. If Tenant fails to give Landlord notice of its acceptance of the terms of the
Fourth Expansion Space Proposal or Agreed Upon Fourth Expansion Space Proposal and enter into a lease amendment within the prescribed
time, Tenant’s right to lease the Fourth Expansion Space granted in this paragraph shall terminate and Tenant shall have
no further rights with regard to the Fourth Expansion

 

Except
as herein amended, the terms and conditions of the Lease shall remain in full force and effect. Each person signing as Landlord
or Tenant warrants and represents that she or he is authorized to execute and deliver’ this Seventh Amendment to Lease and
to make it a binding obligation of Landlord or Tenant,

 

    	 	-2-	 

    	 

    

 

IN
WITNESS WHEREOF, the parties hereto have caused this Seventh Amendment to Lease to be executed as a sealed instrument this the
day first above written.

 

	 	LANDLORD:
	 	 
	 	SOUTHPORT
    BUSINESS PARK LIMITED PARTNERSHIP, 

a North Carolina limited partnership
	 	 	 
	 	BY:	SOUTHPORT
    BUSINESS PARK INVESTORS CORPORATION, General Partner
	 	 	 
	 	By:	/s/
    Richard G. Sullivan
	 	 	Richard
    Sullivan
	 	 	Vice
    President
	 	 	 
	 	TENANT:
	 	 
	 	GENTRIS
    CORPORATION, 
	 	a
    Delaware corporation
	 	 	 
	 	By:
    	/s/
    Dawn L. Bordeaux
	 	 	Dawn
    L. Bordeaux, Vice President

 

    	 	-3-	 

    	 

    

 

EXHIBIT
A – Second Expansion Space

 

[Intentionally
omitted]

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