Document:

exv10w4w2

 

Exhibit 10.4.2

AMENDMENT TO SUBLEASE

     THIS AMENDMENT TO SUBLEASE (“Amendment”) is entered into as of October 29, 2003 between Corixa
Corporation and its affiliates, a Delaware corporation (“Tenant”) and Genomic Health, Inc.,
a Delaware corporation (“Subtenant”).

Recitals

     A. The predecessor in interest of Tenant and the predecessor in interest of Metropolitan Life
Insurance Company, a New York corporation (“Landlord”), have entered into that certain
lease dated January 3, 1992, as amended by (i) that certain First Amendment dated January 5, 1993,
(ii) that certain Second Amendment dated January 10, 1995, (iii) that certain Third Amendment dated
March 24, 1995, (iv) that certain holdover letter agreement dated February 12, 1999, (v) that
certain Fifth Amendment dated February 26, 1999 and (vi) that certain Sixth Amendment dated
September 29, 2000 (collectively referred to herein as the “Lease”), whereby Landlord
leases to Tenant that certain premises in Building 11 of Phase II, with the current street address
of 301 Penobscot Drive, Redwood City, CA, (“Premises”).

     B. Tenant and Subtenant entered into a sublease dated June 1, 2001 (the “Existing
Sublease”), respecting a portion of the Premises (the “Sublease Premises”).
Capitalized terms not otherwise defined herein shall have the meanings set forth in the Existing
Sublease. The term “Sublease Agreement” shall mean the Existing Sublease as amended
hereby.

     C. Tenant and Subtenant wish to hereby modify certain terms and provisions under the Sublease
Agreement and are executing this Amendment to effectuate said modifications.

     NOW, THEREFORE, in consideration of the covenants set forth herein, Tenant and Subtenant
hereby agree as follows:

	 	1.  	Term.
	 
	 	1.1  	Extension of Sublease Term. The Term of the Sublease is hereby
extended for the period (the “Extension Term”) commencing on May 31, 2004, and ending
on May 31, 2005 (the “New Expiration Date”). Effective as of the date hereof, all
references in the Sublease to the Term shall be deemed to be references to the period
through the New Expiration Date.
	 
	 	1.2  	Option to Extend. The Option to Extend granted to Subtenant in Section
4.2 of the Existing Sublease is not exercised hereby and remains in full force and
effect; provided that such Option to Extend is hereby revised to provide that the Rent
for the Option Term shall be the then fair market rent for the Sublease Premises based
upon the terms of the Sublease, as extended. Fair market rent shall include the
periodic rental increases, if any, that would be included for space leased for the
period the space will be covered by the Sublease. For purposes of this Section 1.2,
the term “fair market rent” shall mean the rental rate for comparable space under
sublease to new subtenants, taking into consideration the quality of the Sublease
Premises and any amenities such as existing improvements, view, floor

 

 

	 	  	on which the Sublease Premises are situated and the like, situated comparable
buildings in comparable locations on the San Francisco Bay peninsula, in comparable
physical and economic condition, taking into consideration the then prevailing
ordinary rental market practices with respect to tenant concessions (if any). The
fair market rent shall be mutually agreed upon by Tenant and Subtenant in writing
within the thirty (30) calendar day period commencing six (6) months prior to
commencement of the renewal period. If Landlord and Tenant are unable to agree upon
the fair market monthly rent within said thirty (30)-day period, then the fair
market rent shall be established by appraisal in accordance with the procedures set
forth in Exhibit A attached hereto.

     2. Rent. Section 2.1 of the Existing Sublease is hereby revised to provide that
commencing as of October 1, 2003 and continuing through the New Expiration Date, the Rent for the
Sublease Premises shall be in the amount of $74,838 per month. The Rent as so revised shall
continue to be the total monthly amount due to Tenant for rental of the Sublease Premises.

     3. Consent of Landlord. This Amendment is subject to the written consent of Landlord
in accordance with the terms of the Lease, which consent, Tenant shall diligently pursue, at no
cost to Subtenant.

     4. Counterparts. This Amendment may be executed in counterparts, each of which shall
be an original, but all of which shall constitute one and the same Amendment.

     5. Confirmation of Existing Sublease Agreement. Except as amended by this Amendment,
the Existing Sublease is unmodified, and as amended hereby, the Sublease Agreement remains in full
force and effect.

     IN WITNESS WHEREOF, Tenant and Subtenant have executed this Amendment as of the date first
above written.

	 	 	 	 	 
	 	 	CORIXA CORPORATION, a Delaware corporation
	 
	 	 	 	 
	

	 	By
	 	/s/ Steven Gillis
	

	 	 	 	 
	 
	 	 	 	 
	

	 	 	 	Its CEO
	 
	 	 	 	 
	 	 	GENOMIC HEALTH, INC., a Delaware corporation
	 
	 	 	 	 
	

	 	By
	 	/s/ Randy Scott
	

	 	 	 	 
	 
	 	 	 	 
	

	 	 	 	Its CEO

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Exhibit 10.4.3

SECOND AMENDMENT TO SUBLEASE

     THIS SECOND AMENDMENT TO SUBLEASE (“Amendment”) is entered into as of January 31,
2005, between Corixa Corporation and its affiliates, a Delaware corporation (“Tenant”) and
Genomic Health, Inc., a Delaware corporation (“Subtenant”).

Recitals

     A. The predecessor in interest of Tenant and the predecessor in interest of Metropolitan Life
Insurance Company, a New York corporation (“Landlord”), have entered into that certain
lease dated January 3, 1992, as amended by (i) that certain First Amendment dated January 5, 1993,
(ii) that certain Second Amendment dated January 10, 1995, (iii) that certain Third Amendment dated
March 24, 1995, (iv) that certain holdover letter agreement dated February 12, 1999, (v) that
certain Fifth Amendment dated February 26, 1999 and (vi) that certain Sixth Amendment dated
September 29, 2000 (collectively referred to herein as the “Lease”), whereby Landlord
leases to Tenant that certain premises in Building 11 of Phase II, with the current street address
of 301 and 333 Penobscot Drive, Redwood City, CA, (“Premises”).

     B. Tenant and Subtenant entered into a sublease dated June 1, 2001, as amended by that certain
Amendment to Sublease, entered into as of October 29, 2003 (the “Existing Sublease”),
respecting a portion of the Premises (the “Original Sublease Premises”). Capitalized terms
not otherwise defined herein shall have the meanings set forth in the Existing Sublease. The term
“Sublease Agreement” shall mean the Existing Sublease as amended hereby.

     C. Tenant currently subleases the remainder of the Premises, depicted on Exhibit A hereto (the
“Additional Sublease Premises”) to Discovery Laboratories, Inc. a Delaware corporation
(“Discovery”), pursuant to that certain Sublease Agreement effective as of January 18,
2002, by and between Tenant and Discovery (the “Discovery Sublease”).

     D. Tenant and Subtenant wish to hereby add the Additional Sublease Premises to the space
subleased under the Existing Sublease and are executing this Amendment to effectuate said
modifications.

     NOW, THEREFORE, in consideration of the covenants set forth herein, Tenant and Subtenant
hereby agree as follows:

     1. Additional Subleased Premises. Effective as of the Effective Date (as defined
below), the Additional Subleased Premises shall be added to the premises covered by the Sublease.
Commencing on the Effective Date, all references in the Sublease Agreement to the “Sublease
Premises” shall be deemed to include the Additional Sublease Premises, and Subtenant’s lease of
the Additional Sublease Premises shall be on all of the terms, covenants and conditions of the
Existing Sublease applicable to the Original Sublease Premises, except as hereinafter provided.
Tenant and Subtenant hereby stipulate for all purposes of the Sublease Agreement that the
Additional Sublease Premises contain 4,963 rentable square feet. The “Effective Date”
shall occur (and such date shall be the Commencement Date with respect to the Additional Sublease
Premises) on the later of: (a) the date of receipt of the Landlord Consent (as
defined below), provided that such Landlord Consent need not include approval to the removal

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of walls described in Section 7(c) below; and (b) receipt of a closure letter from the County of
San Mateo in a form acceptable to Genomic and approved by Tenant.

     2. Term. Effective as of the Effective Date, the Term of the Sublease Agreement is
extended for an additional period (the “Extension Period”) commencing on May 1, 2005 and
ending on February 28, 2006 (the “New Expiration Date”). During the Extension Period, all
of the terms, covenants and conditions of the Existing Sublease shall be applicable, except as set
forth herein. Effective as of the Effective Date, the Option to Extend granted to Subtenant in
Section 4.2 of the Existing Sublease and Section 1.2 of the Amendment to Sublease shall be deleted
in their entirety.

     3. Condition of the Additional Sublease Premises. On the Effective Date, Tenant shall
deliver the Additional Sublease Premises clean and free of debris with all existing services and
systems in good working condition. Tenant acknowledges that all vented fume hoods shall remain in
place as part of the Additional Sublease Premises. On the New Expiration Date, or earlier
termination of the Sublease Agreement, Subtenant shall surrender the Additional Sublease Premises
to Tenant in substantially the condition they are delivered to Subtenant, wear and tear excepted.

     4. Rent.

     (a) Original Sublease Premises. Effective as of the Effective Date, commencing as of
the June 1, 2005 through the New Expiration Date, Subtenant shall pay Rent for the Original
Sublease Premises in the amount of $39,744.00 per month.

     (b) Additional Sublease Premises. Commencing as of the Effective Date through the New
Expiration Date, in addition to the Rent payable for the Original Sublease Premises, Subtenant
shall pay Rent for the Additional Sublease Premises in the following amounts:

	 	 	 	 	 
	Period	 	Amount Per Month	 
	 
	Effective Date – January 31, 2005
	 	$	13,163.12	 
	February 1, 2005 – January 31, 2006
	 	$	13,558.01	 
	February 1, 2006 – New Expiration Date
	 	$	13,964.75	 

     5. Security Deposit. Upon the Effective Date, the Security Deposit under the Sublease
Agreement shall be increased by Eighteen Thousand Six Hundred Eleven and Twenty-Five One-Hundredths
Dollars ($18,611.25), and Subtenant shall pay the amount of such increase to Tenant on or before
the Effective Date.

     6. Parking. Subtenant’s rights to parking provided in Section 6 of the Existing
Sublease shall not be prorated but shall be 100% of the parking spaces attributed to the Premises.

     7. Landlord Consent. Tenant shall promptly request from Landlord and use commercially
reasonable efforts to obtain Landlord’s consent (the “Landlord Consent”) to: (a) this
Amendment in accordance with the terms of the Lease; (b) Subtenant’s use in the Sublease Premises
of the Hazardous Materials listed in Exhibit B hereto; and (c) Subtenant’s removal of the
interior walls as shown on Exhibit C hereto.

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     8. Tenant Consent. Tenant hereby consents to Subtenant’s use in the Sublease Premises
of the Hazardous Materials listed in Exhibit B hereto in accordance with applicable law and
the terms and conditions of the Lease.

     9. Reimbursement for Expenses. Subtenant shall reimburse Tenant for the reasonable
expenses incurred by Tenant in connection with the review and negotiation of this Amendment,
including, by not limited to, attorneys’ fees and disbursements, within 30 days following Tenant’s
receipt of an invoice therefor.

     10. Brokers. Tenant and Subtenant each represents and warrants that it has negotiated
this Amendment directly with each other and has not authorized or employed, or acted by implication
to authorize or to employ, any other real estate broker or salesman to act on its behalf in
connection with this Amendment. Tenant and Subtenant shall indemnify, defend and hold each other
harmless from and against any and all claims by any other real estate broker or salesman for a
commission, finder’s fee or other compensation through it as a result of entering into this
Amendment.

     11. Counterparts. This Amendment may be executed in counterparts, each of which shall
be an original, but all of which shall constitute one and the same Amendment.

     12. Confirmation of Existing Sublease Agreement. Except as amended by this Amendment,
the Existing Sublease is unmodified, and as amended hereby, the Sublease Agreement remains in full
force and effect.

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     IN WITNESS WHEREOF, Tenant and Subtenant have executed this Amendment as of the date first
above written.

	 	 	 	 	 
	 	 	CORIXA CORPORATION, a Delaware corporation
	 
	 	 	 	 
	

	 	By
	 	     /s/ Gregory Cox
	

	 	 	 	 
	 
	 	 	 	 
	

	 	 	 	Its      TREASURER
	 
	 	 	 	 
	 	 	GENOMIC HEALTH, INC., a Delaware corporation
	 
	 	 	 	 
	

	 	By
	 	     /s/ Randal W. Scott
	

	 	 	 	 
	 
	 	 	 	 
	

	 	 	 	Its     Chairman & CEO

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