Document:

First Amendment to Lease with CWO/TCEP II Joint Venture #1

 Exhibit 10.2 
 FIRST AMENDMENT TO LEASE 
 THIS FIRST AMENDMENT TO LEASE (the “First Amendment”) is made this 10th day of
June, 1996, by and between CWO/TCEP II Joint Venture #1, a Texas joint venture (the “Landlord”) and Applied Precision, Inc., a Washington corporation (the “Tenant”). 
 WHEREAS, Landlord and Tenant entered into a Lease Agreement dated January 3, 1996, (the “Lease”), for the building located at 1040 12th
Avenue NW, lssaquah, WA 98027 (the “Premises”), as more fully described in the Lease; and 
 WHEREAS, the parties wish to confirm
and acknowledge certain events and amend the Lease in certain respects; and 
 NOW, THEREFORE, in consideration of the covenants and
agreements contained herein, the parties hereby mutually agree as follows: 
 1. Landlord and Tenant hereby acknowledge and confirm that the
Effective Commencement Date of the Lease shall be June 1, 1996 at which time Tenant’s obligation to pay to Landlord Base Rent and any other charges and sums provided for under the Lease shall commence, subject to any free rent provision in
the Lease. The Lease Termination Date shall be May 31, 2006. On or prior to the date of execution of this First Amendment, Tenant shall pay to Landlord for their first monthly installment of sums due under Paragraphs 4A, 7 and 1 3B of the Lease
Agreement which amount shall be $11,646.75. 
 2. Tenant hereby agrees that Landlord has satisfied its obligations under Addendum to
Paragraph 5A of the Lease with respect to providing reports regarding the condition of HVAC, electrical, plumbing, elevator, and fire sprinkler systems serving the Premises and Tenant shall be responsible for making any repairs, maintenance and/or
replacements so noted and Landlord shall have no responsibility therefore. In addition, Tenant further certifies and confirms to Landlord that the Lease is in full force and effect and has not been modified, that Landlord is not in breach of the
Lease, that no event, omission or condition has occurred which would result, with the giving of notice or the passage of time, in a breach of the Lease by Landlord. 
 3. Exhibit C of the Lease is hereby deleted and replaced with the following: 
 See Revised
Exhibit “C” attached hereto and incorporated by this reference. 
 4. Tenant warrants that the person executing this First
Amendment on behalf of Tenant has been duly authorized to execute an deliver this First Amendment, and all corporate consents required for execution of this First Amendment have been given, granted or obtained, and this First Amendment shall be
binding and enforceable against Tenant in accordance with its terms. 
 5. Landlord warrants that the person executing this First Amendment
on behalf of Landlord has been duly authorized to execute an deliver this First Amendment, and all corporate consents required for execution of this First Amendment have been given, granted or obtained, and this First Amendment shall be binding and
enforceable against Landlord in accordance with its terms. 
 6. Except as expressly modified above, all terms and conditions of the Lease
remain in full force and effect and are hereby ratified and confirmed. 

																	
	 LANDLORD:
  
  
 CWO/TCEP II JOINT VENTURE #1, a Texas joint venture
	 		 	 TENANT:
  
 Applied Precision, Inc.,
 a Washington corporation

					
	By:	 	Trammell Crow Equity Partners II, Ltd.,	 		 	By:	 	/s/ Ronald Seubert
		 	a Texas limited partnership,	 		 	Its:	 	Secretary
		 	Co-Venturer	 		 	Date:	 	10 June 1996
						
		 	By:	 	 Trammell Crow Ventures #2, Ltd.,
 a Texas
limited partnership,
 General Partner
	 		 		 	
							
		 		 	By:	 	 Trammell Crow Ventures #3, Ltd.,
 a Texas
limited partnership,
 General Partner
	 		 		 	
								
		 		 		 	 By:
	 	 Trammell Crow Ventures
 Management Company,
Inc.,
 a Texas Corporation,
 General Partner
	 		 		 	
							
		 		 	By:	 	/s/ Jeffrey C. Chavez	 		 		 	
		 		 	Name:	 	Jeffrey C. Chavez	 		 		 	
		 		 	Title:	 	Vice President	 		 		 	
					
	By:	 	 TCEP II Properties/First Plaza
 Limited
Partnership, a Texas limited
 partnership, Co-Venturer
	 		 		 	
						
		 	By:	 	 TCV/TCEP II Properties Limited
 Partnership,
General Partner
	 		 		 	
							
		 		 	By:	 	 Trammell Crow Ventures #3, Ltd.,
 a Texas
limited partnership,
 General Partner
	 		 		 	
								
		 		 		 	By:	 	 Trammell Crow Ventures
 Management Company,
Inc.,
 a Texas Corporation,
 General Partner
	 		 		 	
							
		 		 	By:	 	/s/ Jeffrey C. Chavez	 		 		 	
		 		 	Name:	 	Jeffrey C. Chavez	 		 		 	
		 		 	Title:	 	Vice President	 		 		 	

			
	STATE OF TEXAS	 	)
		 	)SS.
	County of Dallas	 	)

 On this 11th day of June, 1996, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Jeffrey C. Chavez, to me known to be the person who
signed as Vice President of Trammel Crow Ventures Management Company, Inc., the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of CWO/TCEP II Joint Venture #1
for the uses and purposes therein mentioned; and on oath stated that he was authorized to execute the said instrument on behalf of said CWO/TCEP II Joint Venture #1 . 
 IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year first above written. 
  

					
			
	[SEAL]	 		 	/s/ Julia M. Fuson
		 		 	 NOTARY PUBLIC in and for the State of Texas,
 residing
at Dallas County, TX
 My appointment Expires: 6/11/98

  

			
	STATE OF WASHINGTON	 	)
		 	)SS.
	County of King	 	)

 On this 10th day of June, 1996, before me, the undersigned, a Notary Public in and for the State
of Washington, duly commissioned and sworn, personally appeared Ronald C. Seubert, to me known to be the person who signed as Secretary of Applied Precision Inc., the corporation that executed the within and foregoing instrument, and acknowledged
said instrument to be the free and voluntary act and deed of Applied Precision Inc. for the uses and purposes therein mentioned; and on oath stated that he was authorized to execute the said instrument on behalf of said corporation. 
 IN WITNESS WHEREOF I have hereunder set my hand and official seal the day and year first above written. 
  

					
			
	[SEAL]	 		 	/s/ Marilyn Y. Sexton
		 		 	 NOTARY PUBLIC in and for the State of Texas,
 residing
at Bellevue, WA
 My appointment Expires: April 20, 1999

 REVISED EXHIBIT “C” 
 WORK LETTER 
 CWO/TCEP II JOINT VENTURE #1, a Texas joint venture

 and 
 APPLIED
PRECISION, INC. 
 1. Definitions. For the purpose of this Exhibit “C” the following terms shall have the meanings set forth
below. Terms which are capitalized in this Exhibit “C’, but which are not defined, shall have the meanings set forth in the body of this Exhibit “C” or the Lease. 
 1.1 “Improvement Allowance” shall mean the maximum amount to be contributed by the Landlord toward the Improvement Cost. The Improvement Allowance shall be a maximum amount equal to FOUR HUNDRED SIXTY
ONE THOUSAND THREE HUNDRED THIRTY SIX DOLLARS AND NO CENTS ($461,336.00). 
 1.2 “Contractor” shall mean Foushee & Associates, Inc.
or such other contractor as both Landlord and Tenant agree to utilize pursuant to the terms of this Exhibit “C” for the Improvements. In the event of a substitute contractor, acceptance will not be unreasonably witheld by Landlord.
Contractor shall be responsible for construction of the Improvements. 
 1.3 “Space Planner” for the Improvements shall mean Paul Engert of
Lance Mueller & Associates. Space Planner shall be employed by Landlord for the purposes of preparing Preliminary Plans and Working Drawings, and to Certify Substantial Completion of the Improvements. All costs of Space Planner incurred by
Landlord in designing and/or certifying completion of the Improvements shall be properly funded out of the Improvement Allowance. 
 1.4
“Improvements” shall mean all interior portions of the Leased Premises to be constructed by Tenant, including but not limited to, electrical, HVAC distribution and balancing, plumbing and fire sprinkler systems, interior partitions,
floor coverings, acoustical ceilings, interior and exterior painting, repair, maintenance or replacements to the building systems pursuant to Paragraph 2 of this First Amendment, conduit for installation of the wiring for Tenant’s phone and
communications system, and similar items, all constructed in accordance with the Working Drawings. Other than Tenant’s trade fixtures, including but not limited to Tenant’s equipment, workstations and lobby furniture, all Improvements
shall become the property of Landlord as and when constructed and installed. Tenant shall not grant any security interest in any of the Improvements other than Tenant’s trade fixtures and other personal property. Notwithstanding anything to the
contrary contained herein, Tenant may, without Landlord’s consent, assign this Lease to U.S. Bancorp. Any other proposed assignments of the Lease shall be in accordance with Paragraph 12 of the Lease. 
 1.5 “Improvement Cost” shall mean the costs of the design, permitting, construction and installation of the Improvements. The costs for construction and
installation shall include, but not be limited to, the following: 
 (i) All fees and costs of the Space Planner; 
 (ii) All costs of obtaining building permits and other necessary authorizations for the construction of the Improvements from the City of lssaquah, Washington and any
other governmental, quasi-governmental or regulatory agency; 
 (iii) A Construction Management Fee of $10,301 to Trammell Crow NW, Inc. 
 (iv) An allowance of up to $10,000 for purchase of the “Polymer HVAC Unit” or an equivalent replacement. 
 (vi) All direct and indirect costs of procuring, constructing and installing the Improvements including, but not limited to: 
 (A) Costs of material, supervision and labor; 
 (B) Contractors cost to install the Improvements, including overhead and profit; 
 (C) Cost of filing required statements of
completion if separate from those for the Building Shell, and; 
 (vi) Sewer permit and construction fees and any and all other utility fees to the extent
the fees relate to any special utilities to be supplied to the Premises at Tenant’s request. 
 To the extent that the Improvement Cost exceeds the
Improvement Allowance (the “Additional Costs”), 

 Tenant shall be solely responsible of paying such Additional Costs. The construction management fee and all costs paid to
date shall first be paid out of the Improvement Allowance and the Improvement Allowance reduced accordingly. The remaining Improvement Allowance shall be disbursed pursuant to Paragraph 4 below. The parties agree that the amount of the reduction of
the Improvement Allowance is $36,466.20 and the remaining Improvement Allowance shall be $424,869.80. 
 2. Working Drawings. Tenant has
provided to Landlord and Landlord has approved plans for Tenant’s intended leasehold improvements in form suitable for permit application (collectively called the “Working Drawings”). The Working Drawings, prepared by Space Planner,
dated June 4, 1996, are attached as Exhibit C-1. 
 3. Work Schedule. After Landlord approves the Working Drawings, Tenant shall provide
Landlord with a schedule setting forth the various items of work and duration of each task (the “Work Schedule”). The Work Schedule shall become the basis for completing the Improvements in the Premises. Landlord shall have the right to
observe and inspect the construction of the Improvements, provided that Landlord does not interfere with the progress of the work. Tenant shall provide Landlord with prior notice of all construction meetings. Landlord has the right to attend all
meetings of Tenant and the general contractor responsible for the work (including meetings with all subcontractors), and the construction contract(s) shall so provide. 
 4. Payment of Remaining Improvement Allowance. Once Tenant has agreed upon a Contract amount and entered into a contract with the Contractor, Tenant shall be responsible for making monthly progress
payments to Contractor in accordance with the construction contract, subject to reimbursement by Landlord pursuant to the following procedure. If the total contract price is in excess of the Improvement Allowance, Landlord shall reimburse Tenant
each month, within twenty (20) days of Landlord’s receipt of bills or invoices and lien waivers as provided below from Tenant representing the current months’ payment obligation to the Contractor, less retainage, (the “Monthly
Payment”), for that portion of the Monthly Payment determined by taking a fraction, the numerator of which is the remaining Improvement Allowance and the denominator of which is the contract price less retainage, and multiplying the Monthly
Payment by such fraction, It shall be a condition precedent to payment of the Improvement Allowance that Tenant deliver to Landlord lien waivers or releases satisfactory to Landlord for the Improvements, which have been completed, on a monthly
basis. In the event of any uncured default by Tenant, Landlord reserves the right to stop making payment of the remaining Improvement Allowance. In the event Landlord shall not remit its share of the Monthly Payment when due, except in the case of
an uncured default by Tenant, then Landlord shall pay interest to Tenant in an amount equal to twelve percent (12%) per annum from the date Landlord’s payment is due until the date the payment is received by Tenant. 
 5. Construction Representatives. Tenant hereby appoints Craig Parietti or Steve Guinn to act on its behalf and represent its interests with respect
to all matters requiring Tenant action under this Exhibit C. No consent, authorization or other action by Tenant with respect to matters set forth in this Exhibit shall bind Tenant unless in writing and signed by the aforementioned person. Landlord
hereby expressly recognizes and agrees that no other person claiming to act on behalf of Tenant is authorized to do so. 
 Landlord hereby appoints
Phillip Wood to act on its behalf and represent its interests with respect to all matters requiring Landlord action in this Exhibit C. No consent, authorization or other action by Landlord with respect to matters set forth in this Exhibit
shall bind Landlord unless in writing and signed by the aforementioned person. 
 6. Tenant’s Access During Construction. Tenant or its
representative(s) may enter upon the Premises during construction of the Improvements for purposes of conducting all such activities as are necessary, appropriate or desirable with respect to completing the Improvements without being deemed thereby
to have taken possession. Tenant’s use of the Premises for the purposes herein stated shall be on all of the terms, covenants, and conditions of this Lease, including Lease Commencement and payment of Rent. 
 7. Construction Insurance. During construction, Tenant or its general contractor shall procure and maintain in effect the following insurance coverages
with an insurance company or companies authorized to do business in the State of Washington with Landlord and Trammell Crow NW, Inc. named as an additional insured: 
 (a) Workmen’s Compensation. Statutory limits for the State in which the work is to be performed, together with “ALL STATES,” “VOLUNTARY COMPENSATION’ and “FOREIGN COMPENSATION”
coverage endorsements; 
 (b) Employers Liability Insurance. With a limit of not less than $1,000,000.00; 
 (c) Commercial General Liability. At least $5,000,000.00, Combined Single Limit, including Personal Injury, Contractual and Products/Completed Operations
and primary and non-contributing with additional insureds and include the following: 
 (i) Premises - Operations; 

 (ii) Elevators and Hoists; 
 (iii) Independent Contractor; 
 (iv) Contractual Liability assumed under the construction contract; 
 (v) Completed
Operations - Products; 
 (vi) Explosion, Underground and Collapse (XUC) Coverage. 
 (d) Automobile Liability. Including Owned, Hired and Non-owned licensed vehicles used in connection with performance of the construction work of at
least: $1,000,000.00 each person, Bodily Injury; $3,000,000.00 each occurrence, Bodily Injury; $300,000.00 each occurrence, Property Damage. Coverage must include the following: 
 (i) Owned vehicles; 
 (ii) Leased Vehicles; 
 (iii) Hired Vehicles; 
 (iv) Non-owned Vehicles; 
 (e) Procure or cause Contractor to procure and maintain builder’s risk insurance in the full amount of the contract to protect against the risk of physical damage until acceptance of the construction work with the Landlord named as
loss payee; 
 (f) Furnish the Landlord with certificates of insurance evidencing such coverage prior to the commencement of the construction
work. All insurance shall be carried in companies reasonably acceptable to Landlord; 
 (g) The following statement shall appear in each
certificate of insurance provided by Tenant to Landlord hereunder: 
 “It is agreed that in the event of any material change in, cancellation or
non-renewal of this policy, the Company shall endeavor to give ten (10) days prior notice to” 
 CWO/TCEP II Joint Venture #1

 c/o Trammell Crow Company 
 626
120th Avenue NE, Suite B104 
 Bellevue, WA 98005 
 (h) During construction of the Improvements, both parties shall give prompt notice to the other of all losses, damages, or injuries to any person or to property of Tenant, Landlord or third parties. Landlord or Tenant
shall promptly report to the other such claims of which that party has notice, whether related to matters insured or uninsured. No settlement or payment for any claim for loss, injury or damage or other matter as to which one party may have an
obligation for any payment or reimbursement, shall be make by the other without written approval of the affected party; 
 8. Work at Tenant’s
Expense. Subject to Landlord’s obligation to fund the Improvement Allowance, Tenant shall complete any work done by it pursuant to this Exhibit at Tenant’s sole cost and expense, and shall keep the Premises, Building, and Land free
and clear of liens of any kind. If any such liens are filed, Tenant shall have thirty (30) days from the receipt of notice from Landlord informing Tenant of such filing to either remove such liens or to provide a bond (or other security
acceptable to Landlord and its lender) in the amount of 150% of the lien claim indemnifying Landlord as security for the removal thereof. 
 9.
Standard of Quality. Tenant agrees that the construction and installation of the Improvements shall be done in a good and workmanlike manner using new materials and shall be in accordance with the approved Working Drawings and in
accordance with all government requirements.Second Amendment to Lease with 12th & Newport Partners

 Exhibit 10.3 
 SECOND AMENDMENT TO LEASE 
 THIS SECOND AMENDMENT TO LEASE is made and entered into as of
March             , 2006, by and between 12th & NEWPORT PARTNERS LLC, a Washington limited liability company (“Landlord”), and APPLIED PRECISION, LLC, a
Washington limited liability company (“Tenant”). 
 RECITALS: 
 A.     Landlord’s predecessor in title CWO/TCEP II Joint Venture #1, a Texas joint venture, and Tenant entered into that certain
Lease Agreement dated January 3, 1996, with respect to the lease by Tenant of the 53,566 square foot premises described therein, located at 1040 12th Avenue NW in Issaquah, Washington, more particularly described on EXHIBIT A attached
hereto (the “Premises”). The said lease was amended by First Amendment to Lease dated June 10, 1996. Such lease, as so amended, is referred to herein as the “Lease.” 
 B.     The initial term of the Lease will expire on May 31, 2006. The Lease provides, in Paragraph 29 thereof, for two five-year
extensions of the term of the Lease upon certain terms and conditions set forth therein, including the determination by the parties of the Fair Market Rental of the Premises. Tenant has exercised its option to renew the Lease for the first Extended
Term, and the parties have agreed to the Fair Market Rental to apply during such term. Accordingly, Landlord and Tenant desire to set forth herein their mutual agreement with respect to such terms. 
 AGREEMENT 
 NOW THEREFORE, for
good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 
 1.     Extension of Term. The term of the Lease is hereby extended for the Extended Term beginning on June 1, 2006 and ending on May 31, 2011 (the “First Extended Term”). Tenant has one further
option to renew the Lease for five (5) years. 
 2.     Monthly Base Rent. The Monthly Base Rent payable
during the First Extended Term shall be as follows: 
  

					
	 Period
	  	 Annual Rate Per
 Square Foot
	  	Monthly Base Rent
	 June 1, 2006-May 31, 2007
	  	$13.50	  	$60,261.75
	 June 1, 2007-May 31, 2008
	  	$13.91	  	$62,069.60
	 June 1, 2008-May 31, 2009
	  	$14.32	  	$63,931.69
	 June 1, 2009-May 31, 2010
	  	$14.75	  	$65,849.64
	 June 1, 2010-May 31, 2011
	  	$15.19	  	$67,825.13

 3. Abated Rent. Tenant shall be not be required to pay Monthly Base Rent for the first one
and one-half months of the First Extended Term. On or before July 15, 2006 Tenant shall pay to Landlord an amount equal to one half of a full month’s monthly base for the month of July 2006. 
  

 -1- 

 4.     Tenant Improvement Allowance. Landlord shall reimburse Tenant for
actual hard and soft out-of-pocket construction costs incurred by Tenant in performing improvements to the Premises during the first year of the first Extended Term, in an amount not to exceed $9.00 per rentable square foot of area in the Premises.
All such improvements must be approved by Landlord, which approval shall not be unreasonably withheld, and performed by Tenant in accordance with the terms of Section 8A of the Lease. Such reimbursement shall be made within thirty
(30) days after Landlord receives an accounting of such costs, accompanied by copies of paid invoices and full lien releases from all persons and entities performing such improvements. Landlord shall not be obligated to pay any such
reimbursement while Tenant is in default under the Lease. Landlord has no obligation to alter or improve the Premises in connection with the First Extended Term, and Tenant confirms that Landlord has maintained the Premises as required by the terms
of the Lease and that Landlord is not in any respect in default under the Lease. 
 5.     Tenant’s Broker.
Tenant shall be solely responsible for the payment of any commissions due and owing to Tenant’s broker Washington Partners, Inc. in connection with the extension of the Lease described herein and shall indemnify, defend and hold Landlord
harmless with respect thereto. 
 6.     Counterparts. This document may be executed in counterparts, each of
which shall be deemed an original, and all of which together shall constitute one and the same document. 
 7.     No
Other Modifications. Except as expressly provided herein, the Lease is unmodified and shall continue in full force and effect 
 IN
WITNESS WHEREOF, this instrument is executed as of the date shown above. 
  

			
	LANDLORD:
	
	12th & NEWPORT PARTNERS LLC, by
Stillwater Holdings LLC, Its Manager
	
	By Viking Ventures LLC, Its Manager
		
	By:	 	    /s/ Illegible Signature
	Its:	 	    Managing Member

  

			
	TENANT:
	
	APPLIED PRECISION, LLC
		
	By:	 	    /s/ Ronald Seubert
	Its:	 	    CEO

  

 -2- 

			
	 STATE OF WASHINGTON
	  	)
		  	) ss.
	 COUNTY OF   King  
	  	)

 On this   5th   day of   April  , 2006,
before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn personally appeared C. David Taylor, acting as the managing member of Viking Ventures LLC, which is the manager of Stillwater Holdings LLC,
the manager of 12th & NEWPORT PARTNERS LLC, the limited liability company that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company, for
the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. 
 I certify that I know or have
satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document. 
 WITNESS my hand and official seal hereto affixed the day and year in the certificate above written. 
  

					
			
	 	 		 	    /s/ Tom W. Grossi 
		 		 	Signature
			
	(seal)	 		 	     Tom W. Grossi 
		 		 	Print Name
			
		 		 	 NOTARY PUBLIC in and for the State of
 Washington,
residing at     Sammamish    .
 My commission expires
    2/2/10             .

  

 -3- 

			
	 STATE OF WASHINGTON
	  	)
		  	) ss.
	 COUNTY OF   King  
	  	)

 On this   12th   day of April, 2006, before me, the undersigned, a
Notary Public in and for the State of Washington, duly commissioned and sworn personally appeared Ronald C. Seubert known to me to be the CEO of APPLIED PRECISION, LLC, the limited liability company that executed the foregoing instrument, and
acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. 
 I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature
appears on this document. 
 WITNESS my hand and official seal hereto affixed the day and year in the certificate above written. 

 

					
			
	 	 		 	        /s/ Kathleen Sue Squires
		 		 	Signature
			
	(seal)	 		 	         Kathleen Sue Squires
		 		 	Print Name
			
		 		 	 NOTARY PUBLIC in and for the State of
 Washington,
residing at     Edmonds, WA  .
 My commission expires
    7/25/08                .

  

 -4-

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