Document:

Second Amendment to Lease Agreement by and between Alpha Exchange, LLC

 EXHIBIT 4.16 
 SECOND AMENDMENT TO LEASE 
 THIS SECOND AMENDMENT TO LEASE (this “Amendment”) is made as of
April 30, 2008 (the “Amendment Date”) by and between ALPHA EXCHANGE, LLC, a Georgia limited liability company (successor-in-interest to Highwoods Realty Limited Partnership) (“Landlord”) and WUXI APPTEC, INC., a Delaware
corporation (f/k/a Apptec Laboratory Services, Inc., a Delaware corporation) (“Tenant”). 
 RECITALS 
 Landlord and Tenant have previously entered into that certain Lease Agreement dated February 28, 2003, as amended by that First Amendment to Lease
by and between Landlord and Tenant, dated April 4, 2005 (collectively, the “Lease”) for the lease of premises located at 1279 Kennestone Circle, Suites 200-300, Marietta, Georgia 30066 being approximately 10,563 rentable square feet
of office/warehouse space (the “Premises”). 
 Landlord and Tenant hereby desire to amend the Lease as more particularly set forth
below. 
 NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars ($10.00) and other good and valuable consideration in hand paid
by each party hereto to the other, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows: 
  

	1.	Recitals. The foregoing Recitals are true and correct and incorporated herein by reference. 

  

	2.	Definitions. All capitalized terms used herein but undefined shall have the meaning as defined in the Lease. 

  

	3.	Lease Term. The Lease Term shall commence on May 1, 2008 and expire on July 1, 2013. 

  

	4.	Base Rent. As of May 1, 2008, the Base Rent shall be payable according to the following schedule, and otherwise in accordance with the Lease: 

 

											
	 Period
	 	 Rentable Square
 Footage
	 	 Annual Base
 Rental
 Per Square Foot

	 	 Annual Base
 Rental
	 	 Monthly Installment
 of Base Rental

	 from
	 	 through
	 	 	 	 
	 5/1/08
	 	6/30/08	 	10,563	 	FREE	 	FREE	 	FREE
	 7/1/08
	 	6/30/09	 	10,563	 	$7.40	 	$78,166.20	 	$6,513.85
	 7/1/09
	 	6/30/10	 	10,563	 	$7.55	 	$79,729.52	 	$6,644.13
	 7/1/10
	 	6/30/11	 	10,563	 	$7.70	 	$81,324.11	 	$6,777.01
	 7/1/11
	 	6/30/12	 	10,563	 	$7.85	 	$82,950.60	 	$6,912.55
	 7/1/12
	 	6/30/13	 	10,563	 	$8.01	 	$84,609.61	 	$7,050.80

  

 -1- 

	5.	Improvements to the Premises. Landlord, at Landlord’s expense, hereby agrees to complete the improvements to the Premises stipulated by S & E Contractors as
identified on Exhibit A attached hereto and made a part hereof or such other improvements which the Landlord and Tenant agree upon; provided, however, Landlord shall only be responsible for expenses related to such improvements up to but not
exceeding $24,000.00 (“Landlord’s Work”). Landlord’s Work shall be performed by Landlord in accordance with the laws of the State of Georgia. 

  

	6.	Tenant’s Exclusive Expansion Options. 

 (a) So
long as Tenant is not in default under the Lease and the Lease is then continuing and no facts or circumstances then exist which, with the giving of notice or the passage of time, or both, would constitute an event of default under the Lease by
Tenant, Landlord hereby grants to Tenant an exclusive option (the “Expansion Option I”) to expand the Premises to include that 4,559 square foot area located at 1279 Kennestone Circle, Suite 600, Marietta, Georgia 30066 (“MRP
Premises”) currently leased to MRP Design Group, Inc. (“MRP”) pursuant to that Lease Agreement between Landlord and MRP dated January 26, 1995 (as amended, “MRP Lease”) shown on Exhibit B to this Lease (the
“Expansion Space I”), as set forth herein. 
 (b) So long as Tenant is not in default under the Lease and the Lease is then
continuing and no facts or circumstances then exist which, with the giving of notice or the passage of time, or both, would constitute an event of default under the Lease by Tenant, Landlord hereby grants to Tenant another exclusive option (the
“Expansion Option II”) to expand the Premises to include that 3,242 square foot area located at 1279 Kennestone Circle, Suite 100, Marietta, Georgia 30066 (“NCS Premises”) currently leased to NCS Pearson, Inc. (“NCS”)
pursuant to that Lease Agreement between Landlord and NCS dated June 29, 1998 (as amended, “NCS Lease”) shown on Exhibit C to this Lease (the “Expansion Space II”), as set forth herein. 
 (c) In the event that Tenant shall desire to exercise the Expansion Option I and/or the Expansion Option II, Tenant shall, within one hundred eighty
(180) calendar days before (x) December 31, 2009, the expiration date of the MRP Lease (the “MRP Lease Expiration”), with respect to Expansion Option I and (y) July 31, 2011, the expiration date of the NCS Lease
(“NCS Lease Expiration”), with respect to Expansion Option II, (i) deliver written notice to Landlord to such effect and (ii) negotiate and agree with Landlord on the final terms and execute the amendments to the Lease for either
Expansion Space I or Expansion Space II, as the case may be, pursuant also to terms and conditions of the Lease, subject to, but not limited to, the following changes: 
 (1) The terms of either Expansion Option I or Expansion Option II shall commence and expire on a date that is mutually agreed upon by
Tenant and Landlord. 
 (2) The Expansion Space I and Expansion Space II shall be added to the Premises, as the case may be.

  

 -2- 

 (3) Tenant’s Additional Rent shall be increased to reflect the addition of each
Expansion Space I and Expansion Space II. 
 (4) The Base Rent for Expansion Space I and Expansion Space II shall be mutually
agreed upon by Landlord and Tenant. 
 Upon receipt by Landlord of notice from Tenant of Tenant’s exercise of either
Expansion Option I or Expansion Option II, Landlord and Tenant shall negotiate and execute such respective Lease amendment. In the event that Landlord and Tenant do not execute such respective Lease amendment by the date which is one hundred eighty
(180) calendar days prior to (i) the MRP Lease Expiration with respect to Expansion Option I and (ii) the NCS Lease Expiration with respect to Expansion Option II, the respective Expansion Option I or Expansion Option II shall expire
and shall be of no further force or effect. 
 (d) Notwithstanding the foregoing, if the MRP Space becomes available prior to the MRP Lease
Expiration, Landlord shall notify (the “Landlord Notice”) Tenant of the availability of the MRP Premises and Tenant shall have sixty (60) calendar days to (i) provide written notice to Landlord of Tenant’s desire to exercise
the Expansion Option I and (ii) negotiate and execute an amendment to the Lease including the MRP Premises pursuant to terms and conditions mutually agreed upon by Landlord and Tenant and also subject to Section 6(c)(ii) of this Amendment.
In the event that (i) Tenant fails to notify Landlord of Tenant’s desire to exercise the Expansion Option I and/or (ii) Landlord and Tenant do not negotiate and execute such Lease amendment within sixty (60) calendar days after
the Landlord Notice, the Expansion Option I shall expire and shall be of no further force or effect. 
 (e) Notwithstanding the foregoing, if
the NCS Space becomes available prior to the NCS Lease Expiration, Landlord shall notify (the “Landlord Notice”) Tenant of the availability of the NCS Premises and Tenant shall have sixty (60) calendar days to (i) provide written
notice to Landlord of Tenant’s desire to exercise the Expansion Option II and (ii) negotiate and execute an amendment to the Lease including the NCS Premises pursuant to the terms and conditions mutually agreed upon by Landlord and Tenant
and also subject to Section 6(c)(ii) of this Amendment. In the event that (i) Tenant fails to notify Landlord of Tenant’s desire to exercise the Expansion Option II and/or (ii) Landlord and Tenant do not negotiate and execute
such Lease amendment within sixty (60) calendar days after the Landlord Notice, the Expansion Option II shall expire and shall be of no further force or effect. 
 (f) Expansion Option I and Expansion Option II are personal to WUXI APPTEC, INC. and shall become null and void upon the occurrence of an assignment of Tenant’s interest in the Lease or a sublet of all or a part
of the Premises. 
  

	7.	 Tenant’s Authority. If Tenant signs as a corporation, each of the persons executing this Amendment on behalf of Tenant represents and warrants that
Tenant has been and is qualified to do business in the state of Georgia, that the corporation has 

  

 -3- 

	 	 
full right and authority to enter into this Amendment, and that all persons signing on behalf of the corporation were authorized to do so by appropriate
corporate actions. Tenant agrees to furnish promptly upon request a corporate resolution and any other appropriate documentation evidencing the due authorization of Tenant to enter into this Amendment. 

  

	8.	Miscellaneous. 

 (a) Tenant represents to Landlord
that, as of the date hereof, Landlord is not in default of the Lease. 
 (b) All notices for Landlord shall be sent to the following address:

 Alpha Exchange, LLC 
 NAI
Brannen Goddard 
 1300 Parkwood Circle, NW 
 Suite LL-100 
 Atlanta, GA 30339 
 Attn: Mary Waples 
 (c) Except as amended
hereby, the Lease shall be and remain in full force and effect and unchanged. As amended hereby, the Lease is hereby ratified and confirmed by Landlord and Tenant. To the extent the terms hereof are inconsistent with the terms of the Lease, the
terms hereof shall control. 
 (d) The submission of this Amendment to Tenant for examination or consideration does not constitute an offer
to amend the Lease, and this Amendment shall become effective only upon the execution and delivery thereof by Landlord and Tenant. 
 [Remainder of Page Intentionally Left Blank] 
  

 -4- 

 IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed and sealed as of the
Amendment Date. 
  

					
		  	LANDLORD:
		
	 /s/    Lau Ra Williams
 Witness
 Print Name: Lau Ra Williams
	  	 ALPHA EXCHANGE, LLC, a Georgia
             limited liability company

		  	  
 By:
	 	  
 Eugenia Investments, Inc., a Delaware
     corporation, its sole member

			
	/s/    Diana E. Franceschi        	  	By:	 	/s/    Panos J.Kanes        
	 Witness
 Print Name: Diana E. Franceschi
	  		 	Panos J.Kanes, Vice President

 [Signatures to Second Amendment to Lease between Alpha Exchange, LLC and WuXi AppTec, Inc.

 continued on following page] 
  

 -5- 

 [Signatures to Second Amendment to Lease between Alpha Exchange, LLC and WuXi AppTec, Inc. 
 continued from previous page] 
  

					
		  		 	TENANT:
			
	 /s/    Lisa Olson        
 Witness
 Print Name: Lisa Olson
	  		 	 WUXI APPTEC, INC. a Delaware
 corporation 

	  	 
			
	/s/    James R. Johnson        	  	By:	 	/s/    William D. Smith        
	 Witness
 Print Name: James R. Johnson
	  	 Name: William D. Smith
 Title: VP Finance
& Administration

  

 -6- 

 Exhibit A 
 Landlord Improvements 
 Name: APPTEC 
  

			
	SUBMITTED BY	  	SUBMITTED TO
		
	 S & E CONTRACTORS, INC.
 5990 UNITY DRIVE
N.W.
 SUITE C
 NORCROSS, GA 30071
	  	 NAI BRANNEN GODDARD, L.C.
 5555 GLENRIDGE CONNECTOR,
SUITE 1100
 ATLANTA, GA 30342

		
	PROJECT INFORMATION	  	DRAWING INFORMATION
		
	Name: APPTEC	  	Plans By: TENANT WALL LAYOUT
	Property: KENNESTONE CORPORATE CENTER	  	Plans Dated: N/A
                                        Revised:

	Building/Suite #: 1279 SUITES 200 & 300	  	Plans Job No. N/A
	Date: JANUARY 23, 2008	  	Plans Nos. N/A
	Job No: 11895	  	Addendum Nos. N/A
	Project Manager: C. HEINTZMAN	  	Estimator. C. HEINTZMAN

  

				
	 DESCRIPTION OF WORK
	  	SUBTOTAL
	 DEMOLITION
	  	$	 269.16
	 DRYWALL
	  	$	1,052.30
	 PAINT/WALLCOVERING
	  	$	9,100.00
	 FLOORING
	  	$	7,913.50
	 GENERAL CONDITIONS
	  	$	2,463.32
	 FEES, PERMITS, BONDS
	  	$	 0.00
		  	 	 
	 SUBTOTAL
	  	$	20,798.28
	 OVERHEAD & PROFIT
	  	$	3,119.74
		  	 	 
	 TOTAL
	  	$	23,918.02
		  	 	 

  

 -7- 

 Name: APPTEC 
  

								
	 DESCRIPTION OF WORK
	  	 UNIT
	    	 QUANTITY
	    	SUBTOTAL
	 DEMOLITION
	  		    		    		
	 REMOVE WALLCOVERING
	  	SF	    	333	    		
	 REMOVE COVEBASE
	  	LF	    	960	    		
		  		    		    	 	 
	 SUBTOTAL
	  		    		    	$	269.16
		  		    		    	 	 
				
	 DRYWALL
	  		    		    		
	 SKIM WALLS WHERE W/C REMOVED
	  	SF	    	333	    		
	 SKIM WALLS WHERE COVE BASE DEMO
	  	LF	    	960	    		
	 MISC PATCHING
	  	LS	    	1	    		
		  		    		    	 	 
	 SUBTOTAL
	  		    		    	$	1,052.30
		  		    		    	 	 
				
	 PAINT/WALLCOVERING
	  		    		    		
	 FLAT LATEX (OCCUPIED/MOVE FURNITURE)
	  	LS	    	1	    		
	 DOOR & FRAMES
	  	EA	    	38	    		
	 WINDOW FRAME
	  	EA	    	7	    		
		  		    		    	 	 
	 SUBTOTAL
	  		    		    	$	9,100.00
		  		    		    	 	 
				
	 FLOORING
	  		    		    		
	 CARPET (ALLOWANCE)
	  	SY	    	410	    		
	 FURNITURE HANDLING
	  	EA	    	300	    		
	 RUBBER COVE BASE 4"
	  	LF	    	960	    		
	 FLOOR PREP
	  	EA	    	125	    		
	 REMOVE CARPET
	  	SY	    	410	    		
		  		    		    	 	 
	 SUBTOTAL
	  		    		    	$	7,913.50
		  		    		    	 	 
				
	 GENERAL CONDITIONS
	  		    		    		
	 JOB TOTAL
	  	LS	    	1	    		
	 FINAL CLEAN
	  	SF	    	7686	    		
		  		    		    	 	 
	 SUBTOTAL
	  		    		    	$	2,463.32
		  		    		    	 	 

  

 -8- 

 Name: APPTEC 
  

								
	 BONDS,FEES, PERMITS
	  		    		    		
	 BUILDING PERMIT
	  	EA	    	0	    		
		  		    		    	 	 
	 SUBTOTAL
	  		    		    	$	0.00
		  		    		    	 	 
				
	 SUBTOTAL
	  		    		    	$	20,798.28
	 OVERHEAD & PROFIT
	  		    		    	$	3,119.74
		  		    		    	 	 
	 TOTAL
	  		    		    	$	23,918.02
		  		    		    	 	 

 NOTES AND CLARIFICATIONS: 
  

	1.	ALL VCT FLOORING TO REMAIN AS IS, WE HAVE NOT INCLUDED REWAXING VCT. 

	2.	CERAMIC TILE FLOOR AT ENTRY TO SUITE 200 TO REMAIN AS IS. 

	3.	REPAINT ALL WALLS WITH SAME COLOR AND FINISH OF EXISTING WALL PAINT, THERE ARE A COUPLE OF ROOMS THAT WE WILL NOT REPAINT DUE TO TENANT EQUIPMENT, THEY ARE CHEMICAL GC LAB,
ENVIRONMENTAL CHAMBERS ROOM, AND WAREHOUSE,. 

	4.	CARPET IS PRICED USING AN INSTALLED ALLOWANCE OF $14.00 PER SQ.YD. 

	5.	ALL WORK EXCLUDING THE BASE REMOVAL AND WALL POINT-UP TO BE DONE OUTSIDE OF TENANT’S REGULAR WORK HOURS. 

  

 -9- 

 Exhibit B 
 Expansion Space I 
 

 
  

 -10- 

 Exhibit C 
 Expansion Space II 
 Marietta, GA 
 Kennestone Corporate Center 
 Bldg. 1279, suite 100 
 

 
  

 -11-First Amendment to Lease Agreement dated as of June 10, 2008

 EXHIBIT 4.18 
 FIRST AMENDMENT TO LEASE 
 This First Amendment to Lease (this
“Amendment”) dated June 10, 2008 is between 1201 Northland Drive LLC, a Minnesota limited liability company (“Landlord”), and WuXi AppTec, Inc., a Delaware corporation
(“Tenant”). 
 Recitals: 
 A. Landlord and Tenant are the parties to the Lease Agreement dated August 31, 2007 (the “Original Lease”)
that covers approximately 62,633 rentable square feet of floor area in the buildings at 1201 Northland Drive and 2540 Executive Drive, Mendota Heights, Minnesota 55120 (the “Original Premises”). At the time
the Original Lease was signed Tenant was known as AppTec Laboratory Services, Inc. Each capitalized term in this Amendment that this Amendment does not define has the meaning the Original Lease gives it. 
 B. Landlord and Tenant desire to expand the Premises under the Original Lease to include the remaining 20,221 rentable square feet of floor area
in the 1201 Northland Drive building (the “Expansion Premises”), with the effect that the expanded Premises shall encompass all of the rentable area in both Buildings, provided that: (i) for the period from
the date of this Amendment through February 28, 2009, Tenant shall continue to pay Net Rent and Tenant’s Share of Operating Expenses and Taxes with respect to the Original Premises only; (ii) for the period from March 1, 2009
(the “Expansion Date”) through June 30, 2010 Tenant shall pay Net Rent with respect to the Original Premises plus 5,000 rentable square feet of the Expansion Premises (i.e. 67,633 rentable square feet), but
Tenant shall pay Tenant’s Share of Operating Expenses and Taxes with respect to the entire Premises (i.e., 82,854 rentable square feet); and (iii) from July 1, 2010 throughout the remainder of the Term, Tenant shall pay Net Rent and
Tenant’s Share of Operating Expenses and Taxes with respect to the entire Premises, all in accordance with the terms of this Amendment. 
 C. In addition, Landlord and Tenant desire to extend the Initial Term by one year in accordance with the terms of this Amendment. 
 D. Finally, Landlord agrees to pay Tenant a tenant improvement allowance of $603,315 on the Expansion Date in accordance with the terms of this Amendment. 
 NOW, THEREFORE, Landlord and Tenant agree as follows: 
 1. Interpretation. The Original Lease
remains in full force and effect as amended by this Amendment. To the extent this Amendment conflicts with the Original Lease, this Amendment controls. The Original Lease, as amended by this Amendment, is the “Lease”.

 2. Expansion of Premises. Landlord hereby tenders possession of the Expansion Premises to Tenant, and Tenant hereby
accepts the Expansion Premises, in their “as-is” condition with all faults, on the date of this Amendment. Effective on the date of this Amendment and throughout the remainder of the Term, the Expansion Premises shall be part of the
Premises under the Lease, and each reference in the Original Lease to the “Premises” shall refer, collectively, to the Original Premises and the Expansion Premises. 
  

					
		 	1	 	 First Amendment to Lease
 AppTec Laboratory Services, Inc.

 3. Extension of Initial Term. The Initial Term is hereby extended by one year by extending
the scheduled expiration of the Initial Term from March 31, 2018 to March 31, 2019. Accordingly, the commencement and expiration dates of the Extension Term under Section 3.2 of the Original Lease are hereby deferred by one year to
April 1, 2019 and March 31, 2026, respectively. If Tenant desires to exercise the Extension Option under Section 3.2 of the Original Lease, its Notice to Extend will be due by not later than April 1, 2018. 
 4. Net Rent. Effective on the date of this Amendment, the table of Net Rent in the Basic Lease Information on pages ii and iii of the
Original Lease is hereby deleted with respect to all periods after June 1, 2008 and replaced with the following: 
  

												
	 Period
	  	Annual Net
Rent	  	Monthly
installments of
Net Rent	  	Annual Net
Rent per
rentable
square foot	  	Rentable
square feet for
Net Rent
purposes
	 June 1, 2008 through November 30, 2008
	  	$	908,172	  	$	75,682	  	$	14.50	  	62,633
	 December 1, 2008 through February 28, 2009
	  	$	926,340	  	$	77,195	  	$	14.79	  	62,633
	 March 1, 2009 through November 30, 2009
	  	$	1,000,296	  	$	83,358	  	$	14.79	  	67,633
	 December 1, 2009 through June 30, 2010
	  	$	1,020,312	  	$	85,026	  	$	15.086	  	67,633
	 July 1, 2010 through November 30, 2010
	  	$	1,249,932	  	$	104,161	  	$	15.086	  	82,854
	 December 1, 2010 through November 30, 2011
	  	$	1,274,952	  	$	106,246	  	$	15.388	  	82,854
	 December 1, 2011 through November 30, 2012
	  	$	1,300,392	  	$	108,366	  	$	15.695	  	82,854
	 December 1, 2012 through November 30, 2013
	  	$	1,326,408	  	$	110,534	  	$	16.009	  	82,854
	 December 1, 2013 through November 30, 2014
	  	$	1,352,928	  	$	112,744	  	$	16.329	  	82,854
	 December 1, 2014 through November 30, 2015
	  	$	1,380,012	  	$	115,001	  	$	16.656	  	82,854
	 December 1, 2015 through November 30, 2016
	  	$	1,407,612	  	$	117,301	  	$	16.989	  	82,854
	 December 1, 2016 through November 30, 2017
	  	$	1,435,776	  	$	119,648	  	$	17.329	  	82,854
	 December 1, 2017 through March 31, 2018
	  	$	1,464,444	  	$	122,037	  	$	17.675	  	82,854
	 April 1, 2018 through March 31, 2019
	  	$	1,493,772	  	$	124,481	  	$	18.029	  	82,854

  

					
		 	2	 	 First Amendment to Lease
 AppTec Laboratory Services, Inc.

 5. Tenant’s Share of Operating Expenses and Taxes. For the period from the date of
this Amendment through February 28, 2009, Tenant’s Share of shall remain 75.559%. On the Expansion Date and throughout the remainder of the Term, Tenant’s Share shall be 100%. 
 6. Expansion Allowance. Landlord shall, on the Expansion Date, provided that no uncured Event of Default then exists, pay Tenant an
allowance of $603,315 for tenant improvements to the Buildings (the “Expansion Allowance”). The Expansion Allowance is in addition to the Allowance described in the Basic Lease Provisions on pages iv and v of the
Original Lease, which Tenant acknowledges has been paid in full. 
 7. No Landlord’s Work. Tenant agrees that
Landlord timely, fully, and satisfactorily completed the Landlord’s Work the Original Lease required. Landlord has no obligation to erect any demising walls or perform any other work in connection with expanding the Premises to include the
Expansion Premises. 
 8. Parking Spaces. The “Tenant’s Number of Parking Spaces” paragraph of the Basic
Lease Information (on page vi of the Original Lease) and Section 21 of the Original Lease are both hereby deleted in their entireties. Subject to compliance with all applicable Laws, Tenant may from time to time, at its sole cost, designate any
parking stalls as exclusive or visitor parking stalls. Landlord has no obligation to increase or otherwise alter the size, number, or configuration of the parking spaces and drive aisles that exist on the Land on the date of this Amendment.

 Signature Page Follows 
  

					
		 	3	 	 First Amendment to Lease
 AppTec Laboratory Services, Inc.

 Tenant and Landlord hereby execute and deliver this First Amendment to Lease as of the date in the
preamble. 
  

									
		 		 	WuXi AppTec, Inc.
					
		 		 		 	By:	 	/S/ WILLIAM D. SMITH
		 		 		 	Name:	 	William D. Smith
		 		 		 	Its:	 	VP Futures and Administration
			
		 		 	1201 Northland Drive LLC
					
		 		 		 	By:	 	/S/ JOHN SCHEH
		 		 		 	Name:	 	John Scheh
		 		 		 	Its:	 	Manager

  

					
		 	4	 	 First Amendment to Lease
 AppTec Laboratory Services, Inc.

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