Document:

Sublease by and between Dendreon Corporation and Corus

 Exhibit 10.10 
  
 SUBLEASE 
  
 THIS SUBLEASE (“Sublease”), dated September 6, 2002, for reference purposes only, is entered into by and between DENDREON CORPORATION, a
Delaware corporation (“Dendreon”) and CORUS PHARMA, a Delaware corporation (“Subtenant”). 
  
 RECITALS 
  
 A. Dendreon leases certain premises consisting of an industrial building containing approximately 70,647 rentable square feet, located at 3005 1st Avenue,
Seattle, Washington (the “Master Premises”), pursuant to that certain Lease dated as of July 31, 1998 between ARE-3005 First Avenue, LLC, a Delaware limited liability company, as landlord (the “Master Landlord”) and
Dendreon, as tenant, as amended by that certain First Amendment to Lease dated May 3, 2000 by and between Master Landlord and Dendreon, and as further amended by that certain Second Amendment to Lease dated November 1, 2000 by and between Master
Landlord and Dendreon (collectively, the “Master Lease”). A copy of the Master Lease is attached hereto as Exhibit “A.” Capitalized terms used but not defined herein have the same meanings as they have in the Master Lease.

  
 B. Dendreon desires to sublease that portion of the Master
Premises consisting of approximately 2915 rentable square feet on the third floor of the Master Premises and depicted in Exhibit “B” attached hereto (the “Premises”) to Subtenant, and Subtenant desires to sublease the
Premises from Dendreon, on the terms and provisions hereof. 
  
 AGREEMENT 
  
 Now, THEREFORE, in consideration of the
mutual covenants and conditions contained herein, Dendreon and Subtenant covenant and agree as follows: 
  
 1. Premises. On and subject to the terms and conditions below, Dendreon hereby leases to Subtenant, and Subtenant hereby leases from Dendreon, the
Premises. 
  
 2. License. Notwithstanding anything to the
contrary in the Master Lease, Subtenant shall have the non-exclusive right, in common with Dendreon and any other subtenant, to use the restrooms and large conference room located outside of the Premises and on the third floor of the Master
Premises; provided that such use shall be subject to such reasonable and non-discriminatory rules and regulations as are hereafter promulgated by Dendreon in its reasonable discretion. Subtenant shall also have the non-exclusive right to use
the glass-wash room, which is also located outside of the Premises and on third floor of the Master Premises; provided that, throughout the term of this Sublease, Subtenant shall pay to Dendreon the sum of Two Hundred Dollars ($200.00) per
month as a fee for Subtenant’s use of the glass-wash room; and provided further that Subtenant shall use such glass-wash room only for glass-wash purposes and for no other purpose and such use shall be subject to such reasonable and
non-discriminatory rules and regulations as are hereafter promulgated by Dendreon in its reasonable discretion. 
  

 1 

 3. Term. This Sublease shall commence on September 15, 2002 or such other date as Dendreon has
obtained the consent of the Master Landlord to this Sublease and provided a copy of the same to Subtenant, whichever is later (the “Commencement Date”). In the event the Commencement Date is a date other than September 15, 2002,
Dendreon shall provide written notice to Subtenant of the new Commencement Date (subject to the preceding sentence) and the new expiration date of this Sublease (which date shall be the date which is eighteen (18) full calendar months from the
Commencement Date). This Sublease shall expire on March 15, 2004 or such other date as Dendreon shall have provided Subtenant with written notice of pursuant to the preceding sentence (the “Expiration Date”), unless sooner
terminated pursuant to any provision hereof. 
  
 4. Delivery of
Possession. On the Commencement Date, Dendreon shall deliver possession of the Premises to Subtenant in broom-clean condition, together with all laboratory fixtures and equipment therein in good working order (including, without limitation, lab
benches and chairs, autoclaves, baking oven, washer, chemical fume hoods, biosafety cabinets, refrigerators, freezers, incubators, pipes, vacuum, and de-ionized water distribution to the benches (collectively, the “Equipment”)),
pursuant to the provisions of Section 8 of this Sublease. No rent shall accrue under this Sublease, nor shall Subtenant have any obligation to perform the covenants or observe the conditions herein contained, until the Premises and Equipment have
been so delivered. 
  
 5. Rent. 
  
 (a) Rent. Subject to Section 4 of this Sublease,
commencing on the Commencement Date and continuing throughout the term of this Sublease, Subtenant shall pay monthly rent (“Rent”) to Dendreon in the following amounts: 
  
 (i) Base Rent in the amount(s) of $10,323.96 (“Base Rent”), inclusive of utilities and
other operating costs; provided that if Subtenant’s use of the Premises results in utility charges which are in excess of commercially reasonable levels for the Premises, Dendreon may impose and Subtenant may pay a reasonable additional
charge for such excess utility charge, subject to Subtenant’s review of all documentation regarding Dendreon’s assessment of such additional charge. Such documentation shall provide that the excess utility charge is directly connected to
the Premises and to Subtenant’s use of the same. If Subtenant believes, in its reasonable discretion, that the excess utility charge is not connected to the Premises or caused by Subtenant’s use of the Premises, Subtenant may dispute such
excess utility charge in writing to Dendreon, given within thirty (30) days of Subtenant’s receipt of same. In the event Subtenant does dispute the excess utility charge in writing to Dendreon, Subtenant and Dendreon agree to negotiate in good
faith the amount of such excess utility charge. 
  
 (ii) Parking Fees. A monthly fee for each parking stall designated for Subtenant’s use pursuant to Section 10 of this Sublease, equal to the monthly fee per parking stall payable by Dendreon pursuant to the Master Lease, as the
same may be adjusted by Master Landlord from time to time (“Parking Fees”). Parking Fees as of the date of execution of this Sublease are One Hundred and Four Dollars and 19/100 cents ($104.19) per parking stall per month.

  

 2 

 (iii) Payment of Rent. If the Commencement Date does not fall on the first day of
a calendar month, Rent for the first month shall be prorated on a daily basis based upon a thirty-day month. Rent shall be payable to Dendreon in lawful money of the United States, in advance, without prior notice, demand, or offset, on or before
the first day of each calendar month during the term hereof All Rent shall be paid to Dendreon at the address specified for notices to Dendreon in Section 16, below. 
  
 (b) Late Charges. Subtenant recognizes that late payment of any Rent will result in administrative
expenses to Dendreon, the extent of which are extremely difficult and economically impractical to ascertain. Subtenant therefore agrees that if any Rent shall remain unpaid seven (7) days after such amounts are due, the amount of such Rent shall be
increased by a late charge to be paid to Dendreon by Subtenant in an amount equal to the greater of ten percent (10%) of the amount of the delinquent Rent or One Thousand Dollars ($1,000.00). 
  
 (c) Initial Deposit of Base Rent. Upon execution of
this Sublease, Subtenant shall deliver to Dendreon the sum of Seven Thousand and Eighty-Four Dollars ($7,084.00), representing the first month’s Base Rent. 
  
 (d) Rent Abatement. In the event of any casualty or condemnation affecting the Premises, Rent payable
by Subtenant shall be abated hereunder, but only to the extent that Rent under the Master Lease is abated, and Subtenant waives any right to terminate this Sublease in connection with such casualty or condemnation except to the extent the Master
Lease is also terminated as to the Premises or any portion thereof. 
  
 6. Security Deposit. Upon execution of this Sublease, Subtenant shall deposit with Dendreon the sum of Thirty Five Thousand Dollars ($35,000.00) as a security deposit (“Security Deposit”). If Subtenant fails to pay
Rent or other charges when due (and after any applicable grace period) under this Sublease, or fails to perform any of its other obligations hereunder (after any applicable cure period), Dendreon may use or apply all or any portion of the Security
Deposit for the payment of any Rent or other amount then due hereunder and unpaid, for the payment of any other sum for which Dendreon may become obligated by reason of Subtenant’s default or breach, or for any loss or damage sustained by
Dendreon as a result of Subtenant’s default or breach. If Dendreon so uses any portion of the Security Deposit, Subtenant shall restore the Security Deposit to the full amount originally deposited within five (5) days after Dendreon’s
written demand. Dendreon shall not be required to keep the Security Deposit separate from its general accounts, and shall have no obligation or liability for payment of interest on the Security Deposit. The Security Deposit, or so much thereof as
had not theretofore been applied by Dendreon, shall be returned to Subtenant within sixty (60) days of the expiration or earlier termination of this Sublease, provided Subtenant has vacated the Premises. 
  
 7. Assignment and Subletting. Subtenant may not assign, sublet,
transfer, pledge, hypothecate or otherwise encumber the Premises, in whole or in part, or permit the use or occupancy of the Premises by anyone other than Subtenant, unless Subtenant has obtained Dendreon’s consent thereto (which consent
Dendreon may withhold in its sole discretion except as otherwise expressly provided herein) and the consent of Master Landlord as required by the Master Lease. Dendreon will not unreasonably withhold, condition or delay consent with respect to a
sublease or assignment of the Premises by Subtenant to a sub-subtenant that has financial 

  

 3 

 
resources substantially equivalent to those of Subtenant at the time of this Sublease and that is not engaged in a cancer therapeutics business that Dendreon
reasonably determines is competitive with that of Dendreon. Regardless of Dendreon’s consent, no subletting or assignment shall release Subtenant of its obligations hereunder. 
  
 8. Condition of Premises and Equipment. 
  
 (a) Subtenant has used due diligence in inspecting the Premises and agrees to accept the Premises in
“as-is” condition, broom-clean and with all faults as of the date of Subtenant’s execution of this Sublease, without any representation or warranty of any kind or nature whatsoever, or any obligation on the part of Dendreon to modify,
improve or otherwise prepare the Premises for Subtenant’s occupancy (except as set forth in Section 4 and subsection (b) of this Section 8); provided that, prior to Subtenant’s occupancy, Dendreon shall remove from the Premises all
personal property not permanently affixed to the Premises, except for the Equipment, and shall deliver the Premises to Subtenant in broom-clean condition and the Equipment in good working order. By entry hereunder, Subtenant accepts the Premises and
Equipment in their present condition and without representation or warranty of any kind by Dendreon (except as set forth in Section 4 and subsection (b) of this Section 8). 
  
 (b) Upon delivery with the Premises, all Equipment shall be in good working order. If any item of Equipment
delivered with the Premises does not or ceases to function properly within twelve (12) months after the Commencement Date, or if Subtenant elects to purchase an equivalent item for Subtenant’s use in the Premises, Subtenant shall have the right
to require Dendreon to remove such item of Equipment from the Premises and shall have no obligation to replace or repair such item of Equipment during the term or upon the expiration of this Sublease. If Subtenant elects to purchase and install new
equipment in the Premises, such installation shall be (i) done in a commercially acceptable and workmanlike manner, (ii) in accordance with all applicable governmental requirements, (iii) in accordance with applicable provisions of the Master Lease,
and (iv) subject to the consent of Dendreon and the Master Landlord, which shall not be unreasonably withheld or delayed. 
  
 9. Use. Subtenant may use the Premises only for the purposes allowed in the Master Lease, and shall not use the Premises, or permit or suffer the
Premises to be used, for any other purpose, without Dendreon’s prior written consent, which may be withheld in Dendreon’s reasonable discretion. Subtenant shall promptly comply with all applicable statutes, ordinances, rules, regulations,
orders, restrictions of record, and requirements in effect during the term of this Sublease governing, affecting and regulating the Premises, including but not limited to the use thereof. Subtenant shall not use or permit the use of the Premises in
a manner that will create waste or a nuisance, interfere with or disturb other tenants in the Building or violate the provisions of the Master Lease. Subtenant shall comply with Section 41.2 of the Master Lease, whereby Subtenant must furnish to
Dendreon certain documents (including, without limitation, a list of Hazardous Materials present within the Premises) pertaining to Hazardous Materials. Subtenant shall be responsible for obtaining any and all governmental permits required for its
storage and use of any Hazardous Materials within the Premises. 
  

 4 

 10. Parking. Subtenant shall have such the right to use two (2) of the covered parking stalls
reserved for Dendreon under the Master Lease and reasonably designated from time to time by Dendreon. 
  
 11. Incorporation of Master Lease. 
  
 (a) All of the terms and provisions of the Master Lease, except as provided in subsection (b) below, are incorporated into and made a part
of this Sublease and the rights and obligations of the parties under the Master Lease are hereby imposed upon the parties hereto with respect to the Premises, Dendreon being substituted for the “Landlord” in the Master Lease, and Subtenant
being substituted for the “Tenant” in the Master Lease. This Sublease is in all respects subject and subordinate to the terms and conditions of the Master Lease to the extent same have been incorporated into the Sublease, and to the
matters to which the Master Lease and Sublease, including any amendments thereto, are or shall be subordinate. It is further understood that where reference is made in the Master Lease to the “Demised Premises,” the same shall mean the
Premises as defined herein; where reference is made to the “Term Commencement Date,” the same shall mean the Commencement Date as defined herein- and where reference is made to the “Lease,” the same shall mean this Sublease.

  
 (b) The following Sections of the Master
Lease are not incorporated herein: 1, 2, 3, 4.1, 4.2, 4.4, 4.6, 5, 7, 9, 10.1, 11, the last sentence of Section 14, 15.2, 16. 1, the last two sentences in Section 17.1, 17.10, the first four sentences of 24.1, 40, 41.5.1, 42 and 45, and Exhibits A,
B and H thereto. 
  
 (c) Subtenant hereby assumes
and agrees to perform for Dendreon’s benefit, during the term of this Sublease, all of Dendreon’s obligations with respect to the Premises under the Master Lease, except as otherwise provided herein. Subtenant shall not commit or permit to
be committed any act or omission which violates any term or condition of the Master Lease. Except as otherwise provided herein, this Sublease shall be subject and subordinate to all of the terms of the Master Lease. 
  
 (d) Dendreon represents warrants and agrees as follows:

  
 (i) The Master Lease attached hereto as
Exhibit A is a true and complete copy of the Master Lease, and has not been amended or modified, except as shown in Exhibit A; 
  
 (ii) The Master Lease is in full force and effect and neither Dendreon, nor, to Dendreon’s knowledge, Master Landlord, is in default
(as defined in the Master Lease) thereunder; and 
  
 (iii) Dendreon will deliver to Subtenant any written notice which Dendreon receives from Master Landlord under the Master Lease, which notice affects or relates to the Subleased Premises or the rights of Subtenant under this Sublease,
within five (5) days of receipt thereof 
  
 12. Maintenance and
Repairs. Notwithstanding anything to the contrary in the Master Lease, Dendreon shall maintain and repair the Equipment and the mechanical, electrical, 

  

 5 

 
and plumbing systems (the “Systems”) within the Premises; provided that Dendreon shall have no duty to maintain and repair such
Equipment or Systems to the extent (a) such Equipment or Systems are materially modified by Subtenant; and (b) such maintenance and repairs are necessitated by Subtenant’s use of the Premises, ordinary wear and tear excepted. Furthermore,
Dendreon shall have no duty to maintain or repair any of the Subtenant’s alterations, additions or improvements (including without limitation any fixtures installed by Subtenant) to the Premises. 
  
 13. Right of First Refusal. Subject to the terms and conditions set
forth in this paragraph, Subtenant shall have the one-time right of first refusal to lease additional space (“Additional Space”) on the third floor of the Master Premises as such space becomes available. In order to exercise such
right of first refusal: (a) as of the date that Dendreon provides Subtenant with the notice triggering the right of first refusal, and as of the Commencement Date applicable to the Additional Space, there shall be no default by Subtenant under this
Sublease and there shall have occurred no act or omission which, with the passage of time or the giving of notice, or both, would become a default by Subtenant under this Sublease; and (b) at no point in time prior to the Commencement Date
applicable to the Additional Space shall Subtenant have assigned or subleased all or any part of the Premises to another party without the prior written consent of Dendreon and Master Landlord (if Master Landlord’s consent is required under the
Master Lease). If Dendreon receives a bona fide offer to lease the Additional Space, Dendreon shall notify Subtenant in writing of the terms of such offer, including the commencement date, base rent, tenant improvements, and other basic business
terms. Subtenant shall have ten (10) business days from receipt of such notice to exercise its right of first refusal. If Subtenant exercises its one-time right of first refusal to lease the Additional Space, it shall thereafter lease the Additional
Space under the terms of this Sublease as supplemented by the terms set forth in Dendreon’s notice triggering the right of first refusal, as such supplemental terms may be reasonably modified by the good faith negotiation of Dendreon and
Subtenant. If the Subtenant does not exercise its one-time right of first refusal within the time allotted, Dendreon may, in its sole and absolute discretion, lease the Additional Space pursuant to the bona fide offer. 
  
 14. Insurance. Subtenant shall be responsible for compliance with the
insurance provisions of the Master Lease. Such insurance shall insure the performance by Subtenant of its indemnification obligations hereunder and shall name Master Landlord and Dendreon as additional insureds. All insurance required under this
Sublease shall contain an endorsement requiring thirty (30) days written notice from the insurance company to Subtenant and Dendreon before cancellation or change in the coverage, insureds or amount of any policy. Subtenant shall provide Dendreon
with certificates of insurance evidencing such coverage prior to the commencement of this Sublease. 
  
 15. Default. In addition to defaults contained in the Master Lease, failure of Subtenant to make any payment of Rent when due hereunder, where such
failure continues for seven (7) days after notice from Dendreon of such delinquency, shall constitute an event of default hereunder. 
  

 6 

 16. Notices. The addresses specified in the Master Lease for receipt of notices to each of the
parties are deleted and replaced with the following: 
  

			
	To Dendreon at:	 	Dendreon Corporation
	 	 	3005 First Avenue
	 	 	Seattle, Washington, 98121
	 	 	Attn: Martin A. Simonetti
	 	 	Chief Financial Officer
		
	With copy to:	 	McNaul Ebel Nawrot Helgren & Vance PLLC
	 	 	Suite 2700
	 	 	600 University Street
	 	 	Seattle, WA 98101-3143
	 	 	Attn: Peter Vial
		
	To Subtenant at:	 	Corus Pharma
	 	 	2025 1st Avenue
	 	 	Suite 800
	 	 	Seattle, WA 98121
	 	 	Attn: Iain Duncan
		
	With a copy to:	 	Orrick, Herrington & Sutcliffe, LLP
	 	 	719 Second Avenue Suite 900
	 	 	Seattle, WA 98104
	 	 	Attn: Stephen M. Graham

  
 17. Master
Landlord’s Obligations. 
  
 (a) To the
extent that the provision of any services or the performance of any maintenance or any other act respecting the Premises or Building is the responsibility of Master Landlord under the Master Lease (collectively, “Master Landlord
Obligations”), upon Subtenant’s request, Dendreon shall make reasonable efforts to cause Master Landlord to perform such Master Landlord Obligations; provided that in no event shall Dendreon be liable to Subtenant for any
liability, loss or damage whatsoever in the event that Master Landlord should fail to perform the same, nor shall Subtenant be entitled to withhold the payment of Rent (except to the extent provided in Section 5(d) above) or terminate this Sublease.
It is expressly understood that the services and repairs constituting the Master Landlord’s Obligations, including but not limited to the maintenance of exterior walls, structural portions of the roof, foundations, walls and floors, will in
fact be furnished by Master Landlord and not by Dendreon, except to the extent otherwise provided for in the Master Lease. In addition, Dendreon shall not be liable for any maintenance, restoration (following casualty or destruction) or repairs in
or to the Building or Premises other than its obligation hereunder to use reasonable efforts to cause Master Landlord to perform its obligations under the Master Lease. With respect to any maintenance or repair to be performed by Master Landlord
respecting the Premises, the parties expressly agree that Subtenant shall have the right to contact Master Landlord directly to cause it to so perform. 
  

 7 

 (b) Except as otherwise provided in this Sublease, Dendreon shall have no other
obligations to Subtenant with respect to the Premises or the performance of the Master Landlord Obligations. 
  
 18. Early Termination of Sublease. If, without the fault of Dendreon, the Master Lease should terminate prior to the expiration of this Sublease,
Dendreon shall have no liability to Subtenant on account of such termination. To the extent that the Master Lease grants Dendreon any discretionary right to terminate the Master Lease, whether due to casualty, condemnation, or otherwise, Dendreon
shall be entitled to exercise or not exercise such right in its complete and absolute discretion, so long as the exercise of any such right does not substantially impair Subtenant’s rights to lease the Premises in accordance with the terms of
this Sublease. 
  
 19. Consent of Master Landlord and Dendreon.
If Subtenant desires to take any action which requires the consent or approval of Dendreon pursuant to the terms of this Sublease, prior to taking such action, including, without limitation, making any alterations, then, notwithstanding anything
to the contrary herein, (a) Dendreon shall have the same rights of approval or disapproval as Master Landlord has under the Master Lease, and (b) Subtenant shall not take any such action until it obtains the consent of Dendreon and Master Landlord,
as may be required under this Sublease or the Master Lease. This Sublease shall not be effective unless and until any required written consent of the Master Landlord shall have been obtained. 
  
 20. Indemnity. Subtenant shall indemnify, defend, protect, and hold
Dendreon and Master Landlord harmless from and against all actions, claims, demands, costs, liabilities, losses, reasonable attorneys’ fees, damages, penalties, and expenses (collectively, “Claims”) which may be brought or made
against Dendreon or which Dendreon may pay or incur to the extent caused by (i) a breach of this Sublease by Subtenant, (ii) any violation of law by Subtenant or its employees, agents, contractors or invitees (collectively,
“Agents”) relating to the use or occupancy of the Premises, (iii) any act or omission by Subtenant or its Agents resulting in contamination of any part or all of the Premises by Hazardous Materials, or (iv) the negligence or willful
misconduct of Subtenant or its Agents. Dendreon shall indemnify, defend, protect, and hold Subtenant harmless from and against all Claims which may be brought or made against Subtenant or which Subtenant may pay or incur to the extent caused by (a)
a breach of this Sublease by Dendreon, (b) any act or omission by Dendreon or its Agents, prior to the Commencement Date, resulting in contamination of any part or all of the Premises by Hazardous Materials, or (c) the negligence or willful
misconduct of Dendreon or its Agents. 
  
 21. Brokers. Each
party hereto represents and warrants that it has dealt with no broker in connection with this Sublease and the transactions contemplated herein, except The Staubach Company and Insignia/Kidder Matthews & Segner Inc. (“IKM”) and
The Staubach Company (together, the “Brokers”). Dendreon will shall pay any and all fees and commissions owed to the Brokers in connection with the Premises in accordance with a separate written agreement. Dendreon shall pay the
Brokers a real estate fee in connection with (i) any lease of Additional Space by Subtenant or (ii) any extension of the term of this Sublease or, if applicable, the lease of Additional Space, which fee shall be determined using the same formula and
paid in the same manner as the fee paid in connection with the Initial Space. Each party shall indemnify, 

  

 8 

 
protect, defend and hold the other party harmless from all costs and expenses (including reasonable attorneys’ fees) arising from or relating to a
breach of the foregoing representation and warranty. 
  
 22.
Surrender of Premises. Upon the expiration or earlier termination of this Sublease, Subtenant shall surrender the Premises in the same condition as they were in on the Commencement Date, except for ordinary wear and tear or damage caused by
casualty or condemnation, to the extent covered by Paragraphs 22 or 23 of the Master Lease, as incorporated herein; and except that Subtenant shall not be required to remove any alterations made by Subtenant to the Premises as to which Sublandlord
and Master Landlord have agreed need not be removed. In the event Subtenant removes any such alterations or any equipment installed by Subtenant pursuant to Section 8(b) hereof, Subtenant must repair any damage caused by or occasioned as a result of
such removal. In addition, Subtenant shall perform or cause to be performed any cleaning of the Premises that is reasonable and customary for Subtenant’s use of Premises. 
  
 23. No Third Party Rights. The benefit of the provisions of this Sublease is expressly limited to Dendreon and
Subtenant and their respective permitted successors and assigns. Under no circumstances will any third party be construed to have any rights as a third party beneficiary with respect to any of said provisions. 
  
 24. Counterparts. This Sublease may be signed in two or more
counterparts, each of which shall be deemed an original and all of which shall constitute one agreement. 
  
 [Signature Page Follows] 
  

 9 

 IN WITNESS WHEREOF, the parties have executed this Sublease as of the date first written above. 
  

									
	DENDREON:	 	 	 	SUBTENANT:
			
	Dendreon Corporation, a Delaware corporation	 	 	 	Corus Pharma, a Delaware corporation
					
	 By:
	 	 /s/ Martin A. Simonetti
	 	 	 	 By:
	 	 /s/ Alan B. Montgomery

	 Name:
	 	 Martin A. Simonetti
	 	 	 	 Name:
	 	 Alan B. Montgomery

	 Its:
	 	 CFO
	 	 	 	 Its:
	 	 CEO

  

 10 

			
	STATE OF WASHINGTON	 	)
	 	 	)
	COUNTY OF KING	 	)

  
 Personally appeared before me, a
Notary Public in and for the above County and State, known personally by me and acknowledged by me to be on the date of execution, Martin A. Simonetti the CFO of Dendreon Corporation, a Delaware corporation and he/she executed the foregoing
for and on behalf of said corporation. 
  
 Witnessed by hand and this notary seal,
this 9th day of September 2002. 
  

					
			
	 [Stamp of Notary]
	 	 	 	 /s/ Gloria M. Teves

	 	 	 	 	 Notary Public and for the
 State and County
aforesaid
 My commission expires: 10/27/04

  

			
	STATE OF WASHINGTON	 	)
	 	 	)
	COUNTY OF KING	 	)

  
 Personally appeared before me, a
Notary Public in and for the above County and State, known personally by me and acknowledged by me to be on the date of execution, Alan B. Montgomery the CEO of Corus Pharma, Inc., a Delaware corporation and he/she executed the foregoing for and on
behalf of said corporation. 
  
 Witnessed by hand and this notary seal, this 6th
day of September 2002. 
  

					
			
	 [Stamp of Notary]
	 	 	 	 /s/ William C. Neil

	 	 	 	 	 Notary Public and for the
 State and County
aforesaid
 My commission expires: 1/18/05

  

 11Consent to Amendment to Sublease

 Exhibit 10.11 
  
 CONFIDENTIAL & PROPRIETARY 
 DO NOT COPY OR DISTRIBUTE 
  
 CONSENT TO AMENDMENT TO SUBLEASE 
  
 This Consent
to Amendment to Sublease (this “Consent”) is made as of December 5, 2002, by ARE-3005 FIRST AVENUE, LLC, a Delaware limited liability company, having an address of 135 North Los Robles Avenue, Suite 250, Pasadena, California
91101 (“Landlord”), DENDREON CORPORATION, a Delaware corporation, having an address of 3005 First Avenue, Seattle, Washington 98121, Attention: Martin A. Simonetti (“Tenant”), and CORUS PHARMA, a
Delaware corporation, having an address of 2025 1st Avenue, Suite 300, Seattle, Washington 98121
(“Sublessee”) with reference to the following Recitals. 
  
 R E C I T A L S 
  
 A. Landlord and
Tenant have entered into that certain Lease dated as of July 31, 1998, as (i) amended by that certain First Amendment to Lease dated as of May 3, 2000, by and between Landlord and Tenant, and (ii) further amended by that certain Second Amendment to
Lease dated as of November 1, 2000, by and between Landlord and Tenant (as amended, the “Lease”), wherein Landlord leased to Tenant certain premises (the “Premises”) commonly known as and located at 3005 First
Avenue, Seattle, Washington 98121, and more particularly described in the Lease. 
  
 B. Prior to the date hereof, Tenant subleased to Sublessee a portion of the Premises consisting of approximately 2,915 rentable square feet (the “Original Subleased Premises”) more
particularly described in and pursuant to the provisions of that certain Sublease Agreement dated as of September 6, 2002, as amended by the Amendment to Sublease (as hereinafter defined) (as amended, the “Sublease”). 
  
 C. Tenant desires to sublease additional space to Sublessee consisting
of approximately 536 rentable square feet (the “Additional Subleased Premises”, and together with the Original Subleased Premises, the “Subleased Premises”) more particularly described in and pursuant to the
provisions of that certain Amendment to Sublease dated as of December 1, 2002 (the “Amendment to Sublease”), a true, correct and complete copy of which is attached hereto as Exhibit A. 
  
 D. Tenant desires to obtain Landlord’s consent to the Amendment
to Sublease. 
  
 NOW, THEREFORE, in consideration of the
foregoing and the agreements contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord hereby consents to: 
  

	 	(a)	the Amendment to Sublease; and 

  

	 	(b)	Sublessee’s use of the Additional Subleased Premises in accordance with the terms and provisions of the Lease. 

  

					
	 	  	1	  	 [3005 First Avenue]
 [Dendreon Corporation]
 ©Alexandria Real Estate Equities, Inc. 2001

 such consent being subject to and upon the following terms and conditions to which Tenant and Sublessee hereby agree:

  

	1.	All initially capitalized terms not otherwise defined in this Consent shall have the meanings set forth in the Lease unless the context clearly indicates otherwise.

  

	2.	This Consent shall not be effective and the Amendment to Sublease shall not be valid nor shall Sublessee take possession of the Additional Subleased Premises unless and until
Landlord shall have received: (a) a fully executed counterpart of the Amendment to Sublease, (b) a fully executed counterpart of this Consent, (c) reimbursement from Tenant for all of Landlord’s costs and expenses in preparing and negotiating
this Consent and the documents described herein, and (d) Landlord shall have received a Hazardous Materials List and all documents relating to Sublessee’s proposed use of the Additional Subleased Premises. Sublessee shall deliver to Landlord
and Tenant an updated Hazardous Materials List at least once each year and Sublessee shall also deliver an updated list before any new Hazardous Material is brought onto, kept, used, stored, handled, treated, generated on, or released or disposed of
from, the Additional Subleased Premises. 

  

	3.	Landlord neither approves nor disapproves the terms, conditions and agreements contained in the Sublease, all of which shall be subordinate and at all times subject to: (a) all of
the covenants, agreements, terms, provisions and conditions contained in the Lease, (b) superior ground leases, mortgages, deeds of trust, or any other hypothecation or security now existing or hereafter placed upon the real property of which the
Premises are a part and to any and all advances secured thereby and to all renewals, modifications, consolidations, replacements and extensions thereof, and (c) all matters of record affecting the Premises and all laws, ordinances and regulations
now or hereafter affecting the Premises. 

  

	4.	Nothing contained herein or in the Sublease shall be construed to: 

  

	 	a.	modify, waive, impair, or affect any of the terms, covenants or conditions contained in the Lease (including Tenant’s obligation to obtain any required consents for any other
or future sublettings), or to waive any breach thereof, or any rights or remedies of Landlord under the Lease against any person, firm, association or corporation liable for the performance thereof, or to enlarge or increase Landlord’s
obligations or liabilities under the Lease (including, without limitation, any liability to Sublessee for any portion of the security deposit held by Tenant under the Sublease), and all terms, covenants and conditions of the Lease are hereby
declared by each of Landlord and Tenant to be in full force and effect. 

  

	 	b.	require Landlord to accept any payments from Sublessee on behalf of Tenant, except as expressly provided in Section 7 hereof. 

  
 Tenant shall remain liable and responsible for the due keeping, performance
and observance of all the terms, covenants and conditions set forth in the Lease on the part of the Tenant to be kept, performed and observed and for the payment of the annual rent, additional rent and all other sums now and hereafter becoming
payable thereunder for all of the Premises, including, without limitation, the Subleased Premises. 
  

	5.	Notwithstanding anything in the Sublease to the contrary: 

  

	 	a.	 Sublessee does hereby expressly assume and agree to be bound by and to perform and comply with, for the benefit of Landlord, each and every obligation of Tenant

  

					
	 	  	2	  	 [3005 First Avenue]
 [Dendreon Corporation]
 ©Alexandria Real Estate Equities, Inc. 2001

	 	 
under the Lease to the extent applicable to the Subleased Premises. Landlord and Sublessee each hereby release the other, and waive their respective rights
of recovery against the other for direct or consequential loss or damage arising out of or incident to the perils covered by property insurance carried by such party to the extent of such insurance and waive any right of subrogation which might
otherwise exist in or accrue to any person on account thereof. 

  

	 	b.	Tenant and Sublessee agree to each of the terms and conditions of this Consent, and upon any conflict between the terms of the Sublease and this Consent, the terms of this Consent
shall control. 

  

	 	c.	The Sublease shall be deemed and agreed to be a sublease only and not an assignment and there shall be no further subletting or assignment of all or any portion of the Premises
demised under the Lease (including the Subleased Premises demised by the Sublease) except in accordance with the terms and conditions of the Lease. 

  

	 	d.	If Landlord terminates the Lease as a result of a default by Tenant thereunder or the Lease terminates for any other reason, the Sublease shall automatically terminate concurrently
therewith; provided, however, if Landlord elects, in its sole and absolute discretion and without obligation, exercisable by giving written notice to Sublessee within 7 days of such termination (a “Reinstatement
Notice”), to reinstate the Sublease and Sublessee shall attorn to Landlord, in which case the Sublease shall become and be deemed to be a direct lease between Landlord and Sublessee. If Landlord exercises the option provided under this
section, Landlord shall undertake the obligations of Tenant under the Sublease from the time of the Reinstatement Notice through the expiration or earlier termination of the Sublease, but Landlord shall not (a) be liable for more than 1 month’s
rent or my security deposit paid by Sublessee (except to the extent actually delivered to Landlord), (b) be liable for any prior act or omission of Tenant under the Lease prior to the Reinstatement Notice or for any other defaults of Tenant under
the Sublease prior to the Reinstatement Notice, (c) be subject to any defenses or offsets previously accrued which Sublessee may have against Tenant for any period prior to the Reinstatement Notice, or (d) be bound by any changes or modifications
made to the Sublease without the prior written consent of Landlord. 

  

	 	e.	Tenant and Sublessee acknowledge and agree that if Tenant or Landlord elects to terminate the Lease pursuant to the terms thereof, Landlord shall have no responsibility, liability
or obligation to Sublessee, and the Sublease shall terminate except as expressly provided in Section 5(d) above. 

  

	 	f.	Tenant and Sublessee represent and warrant that the Amendment to Sublease attached hereto as Exhibit A is a true, correct and complete copy of the Amendment to Sublease.

  

	6.	Any act or omission of Sublessee or anyone claiming under or through Sublessee that violates any of the provisions of the Lease shall be deemed a violation of the Lease by Tenant.

  

					
	 	  	3	  	 [3005 First Avenue]
 [Dendreon Corporation]
 ©Alexandria Real Estate Equities, Inc. 2001

	7.	Upon a default by Tenant under the Lease, Landlord may proceed directly against Tenant, any guarantors or anyone else liable under the Lease or the Sublease without first exhausting
Landlord’s remedies against any other person or entity liable thereon to Landlord. If Landlord gives Sublessee notice that Tenant is in default under the Lease, Sublessee shall thereafter make directly to Landlord all payments otherwise due
Tenant, which payments will be received by Landlord without any liability to Landlord except to credit such payments against amounts due under the Lease. The mention in this Consent of any particular remedy shall not preclude Landlord from any other
remedy in law or in equity. 

  

	8.	Tenant shall pay any broker commissions or fees that may be payable as a result of the Amendment to Sublease and Tenant hereby indemnifies and agrees to hold Landlord harmless from
and against any loss or liability arising therefrom or from any other commissions or fees payable in connection with the Amendment to Sublease which result from the actions of Tenant. Sublessee hereby indemnifies and agrees to hold Landlord harmless
from and against any loss or liability arising from any commissions or fees payable in connection with the Amendment to Sublease which result from the actions of Sublessee. 

  

	9.	Tenant and Sublessee agree that the Sublease will not be further modified or amended in any way without the prior written consent of Landlord, which consent shall not be
unreasonably withheld or delayed. Tenant and Sublessee hereby agree that it shall be reasonable for Landlord to withhold its consent to any further modification or amendment of the Sublease which would change the permitted use of the Subleased
Premises or which would affect Landlord’s status as a real estate investment trust. Any further modification or amendment of the Sublease without Landlord’s prior written consent shall be void and of no force or effect.

  

	10.	This Consent may not be changed orally, but only by an agreement in writing signed by Landlord and the party against whom enforcement of any change is sought.

  

	11.	This Consent may be executed in any number of counterparts, each of which shall be deemed an original, but all of which when taken together shall constitute but one and the same
instrument. 

  

	12.	This Consent and the legal relations between the parties hereto shall be governed by and construed and enforced in accordance with the internal laws of the State in which the
Property is located, without regard to its principles of conflicts of law. 

  
 [Signatures on next page] 
  

					
	 	  	4	  	 [3005 First Avenue]
 [Dendreon Corporation]
 ©Alexandria Real Estate Equities, Inc. 2001

 IN WITNESS WHEREOF, Landlord, Tenant and Sublessee have caused their duly authorized
representatives to execute this Consent as of the date first above written. 
  

													
	LANDLORD:	 	 	 	 ARE-3005 FIRST AVENUE, LLC.
 a Delaware limited liability company

					
	 	 	 	 	 	 	 By:
	 	Alexandria Real Estate Equities, L.P.,
a Delaware limited partnership,
managing member
						
	 	 	 	 	 	 	 	 	 By:
	 	ARE-QRS CORP.,
a Maryland corporation,
general partner
							
	 	 	 	 	 	 	 	 	 	 	 By:
	 	 /s/ Joel S. Marcus

	 	 	 	 	 	 	 	 	 	 	 Its:
	 	 CEO

			
	TENANT:	 	 	 	 DENDREON CORPORATION,
 a Delaware corporation

					
	 	 	 	 	 	 	 By:
	 	/s/ Martin A. Simonetti
	 	 	 	 	 	 	 Its:
	 	 CFO

			
	SUBLESSEE:	 	 	 	 CORUS PHARMA,
 a Delaware corporation

					
	 	 	 	 	 	 	 By:
	 	/s/ Alan B. Montgomery
	 	 	 	 	 	 	 Its:
	 	 CEO

  

					
	 	  	5	  	 [3005 First Avenue]
 [Dendreon Corporation]
 ©Alexandria Real Estate Equities, Inc. 2001

 EXHIBIT A 
  

Amendment to Sublease 
  
 [Attached] 
  

					
	 	  	6	  	 [3005 First Avenue]
 [Dendreon Corporation]
 ©Alexandria Real Estate Equities, Inc. 2001

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00071-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00071-of-00352.parquet"}]]