Document:

Exhibit 10.63

 

CONSENT TO SUBLEASE

 

Reference is made to that certain Lease dated June 28, 2004 and amended by First Amendment to Lease dated April 30, 2007 (as amended, the “Prime Lease”), by and between Broadway/Hampshire Associates Limited Partnership, a Massachusetts limited partnership, as lessor (the “Lessor”), and Sonos, Inc., a Delaware corporation, as lessee (the “Lessee”), regarding certain premises consisting of approximately (i) 5,672 rentable square feet located on the 6th floor (the “6th Floor Premises”) and (ii) 5,944 rentable square feet located on the 7th floor (the “7th Floor Premises”) of the building (the “Building”) located at 201 Broadway, Cambridge, Massachusetts, all as more particularly described in the Prime Lease (the “Prime Lease Premises”).

 

Reference is also made to that certain Sublease (the “Sublease”) of even date herewith, between Lessee, as Sublandlord, and Radius Health, Inc., a Delaware corporation, as.  subtenant (the “Subtenant”), made with respect to the 6th Floor Premises (as used hereinafter, the “Subleased Premises”).

 

Lessor hereby grants its consent to the Sublease on the following terms and conditions:

 

1.                                       Lessee and Subtenant hereby represent and warrant that attached hereto as Exhibit A is a true, correct and complete copy of the Sublease, and that the Sublease constitutes the entire agreement of Lessee and Subtenant with respect to the matters therein described.  Lessee and Subtenant agree that the Sublease will not be modified or amended in any way without the prior written consent of Lessor, which consent shall not be unreasonably withheld or delayed.  Lessee and Subtenant represent and warrant to Lessor that no compensation or consideration of any kind for the use of the Subleased Premises other than as set forth in the Sublease has been or will be paid by Subtenant to Lessee in connection with the Sublease.

 

2.                                       Lessor grants its consent to the use of the Subleased Premises by Subtenant for the uses as allowed by the Prime Lease and no other use.  Lessor does not hereby consent to any future expansion of the Subleased Premises by Subtenant or to any extension, renewal or other extension of the term of the Sublease, notwithstanding anything in the Sublease to the contrary.

 

3.                                       This Consent to Sublease shall in no way release Lessee from any of its covenants, agreements, liabilities and duties under the Lease, all of which Lessee agrees it remains responsible for paying or performing as the case may be, including, without limitation, the payment for all rent and other sums now and/or hereafter becoming payable thereunder.  Nothing herein shall be treated as a waiver or release of Lessee’s obligation to obtain Lessor’s consent to any further or future subletting or assignment.

 

4.                                       Except to the extent otherwise provided in this Consent to Sublease, Subtenant shall pay all amounts due from Subtenant to Lessee pursuant to the Sublease, to Lessee in accordance with the terms of the Sublease.  Lessee agrees to remit to Lessor fifty percent (50%) of the excess of the Base Rent (as such terms defined in the Sublease) paid by Subtenant to Lessee.  Lessee and Subtenant each hereby acknowledge and agree that upon notice from Lessor to Subtenant that Lessee is in default of its obligations to Lessor under the Lease, Subtenant shall

 

 

thereafter pay any monies due under the Sublease directly to Lessor, and Lessee hereby directs Subtenant to abide by any such direction from Lessor.

 

5.                                       Lessee hereby assigns to Lessor, as security for the timely payment and performance of Lessee’s obligations under the Lease, all Lessee’s rights in the Sublease and all supporting obligations arising out of the Sublease (collectively, the “Rights”), such Rights being subject to the provisions of Paragraph 4 above; provided, however, that unless and until there is a Lessee default under the terms of the Lease that remains uncured after any applicable notice or cure period, if any (an “Uncured Default”), Lessee shall be entitled to a revocable license entitling it to exercise the Rights, subject to the provisions of Paragraph 4 above.  Lessee represents to Lessor that: (i) Lessee is the sole owner of all the Rights; (ii) except in favor of Lessor, there have not been and will not be any other grants of security interests in the Rights; and (iii) upon request of Lessor, Lessee shall execute and deliver such financing statements and other documents as Lessor may reasonably request to (a) evidence, confirm and perfect the security interests granted hereby, and/or (b) after an Uncured Default, to exercise any of the Rights and/or realize upon the collateral affected by the security interests granted hereby.  Any breach of the foregoing representations shall be deemed an Uncured Default.  The foregoing shall not obligate Lessor to pay or perform any of Lessee’s obligations arising out of the Sublease.

 

6.                                       Subtenant has read and understands the terms of the Lease, which is attached to and incorporated in the Sublease, and agrees that the Sublease is, in all respects, subject to and subordinate to the Lease.  If, at any time prior to the expiration of the term of the Sublease, the Lease shall terminate or be terminated for any reason, Subtenant shall, at the election and upon written demand of Lessor, in Lessor’s sole discretion, attorn to Lessor upon the terms and conditions of the Sublease for the remainder of the term of the Sublease, except only that, as concerns Lessor, no security deposit or advance rent shall be deemed to have been paid unless and until, if at all, such funds are actually paid to Lessor.  If, upon the termination of the Lease, Lessor elects to recognize the terms of the Sublease, Lessor shall not be liable for any prior default of Lessee under the Sublease.  The foregoing provisions of this paragraph shall: (i) control notwithstanding that otherwise, and as a matter of law, the Sublease would be deemed to terminate upon the termination of the Lease; and (ii) be self-operative upon Lessor’s notice to Subtenant of its election to recognize the Sublease, and no further instrument shall be required to give effect to said provisions.  If Lessor shall not make such written demand, the Sublease shall terminate upon the termination of the Lease, and the Subtenant shall immediately vacate and surrender possession of the Subleased Premises.  Upon Lessor’s demand, Subtenant shall execute document(s) in confirmation of the foregoing provisions of this paragraph, in form reasonably satisfactory to Lessor, acknowledging such attornment and setting forth the terms and conditions of its tenancy.

 

7.                                       Except to the extent expressly set forth herein, this Consent to Sublease shall not (a) modify, waive, impair or affect any of the covenants, agreements, terms, provisions or conditions in the Lease, (b) waive any breach thereof, or any rights of Lessor against any party liable or responsible for the performance thereof, or (c) enlarge or increase Lessor’s obligations under the Lease.

 

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8.                                       Lessee and Subtenant agree that Lessor is not responsible for the payment of any commission or fees in connection with this transaction and they each jointly and severally agree to indemnify and hold harmless Lessor from and against any claims, liabilities, losses or expenses, including reasonable attorneys’ fees, incurred by Lessor in connection with any claims for commissions or fees by any broker or agent in connection with this transaction.

 

9.                                       Notwithstanding anything in this Consent to Sublease to the contrary, Lessor may directly enforce Subtenant’s obligations under the Sublease if Subtenant’s failure to perform such obligations causes Lessee to fail to perform its obligations under the Lease.  At any time following thirty (30) days’ prior notice to each of Lessee and Subtenant (except in cases of emergency, noncompliance with laws, or health hazards as determined by Lessor when no notice shall be required), Lessor may (but shall not be obligated to) cure any default by Subtenant under the Sublease, and whenever Lessor so elects, all reasonable costs and expenses incurred by Lessor, including reasonable attorneys’ fees, in curing a default shall be paid by Lessee to Lessor as additional rent on demand, together with interest thereon, from the date of payment by Lessor to the date of reimbursement by Lessee, at the rate provided in the Lease.  In no event shall Subtenant have an independent right to enforce Lessor’s obligations under the Lease, nor shall Subtenant be subrogated, to the rights of Lessee to enforce Lessor’s obligations under the Lease.

 

10.                                 Subtenant agrees, from time to time, upon not less than ten (10) days’ prior written request by Lessor, to execute, acknowledge and deliver to Lessor a statement in writing addressed to such party as Lessor shall designate in its notice to Subtenant, certifying that the Sublease is unmodified and in full force and effect and that Subtenant has no defenses, offsets or counterclaims against its obligations to pay the rent and other amounts due under the Sublease and to perform its other covenants under the Sublease (or, if there have been any modifications that the same is in full force and effect as modified and stating the modifications and, if there are any defenses, offsets, counterclaims or defaults, setting them forth in reasonable detail), the dates to which the rent and other amounts due under the Sublease have been paid, a statement that Lessee is not in default under the Sublease (or if in default, the nature of such default, in reasonable detail), and any additional information reasonably requested by Lessor.  Any such statement delivered pursuant to this paragraph may be relied upon by any prospective purchaser or mortgagee of the Premises.

 

11.                                 Any notice required or permitted to be given under the Sublease shall also be delivered to Lessor, in the same manner of the notice to Lessee or Subtenant, as the case may be, addressed as follows:

 

Broadway Hampshire Associates Limited Partnership

c/o The Davis Companies

One Appleton Street

Boston, Massachusetts 02116

Attn: Jonathan G. Davis

 

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with copy to:

 

Broadway Hampshire Associates Limited Partnership

c/o The Davis Companies

One Appleton Street

Boston, MA

Attn: General Counsel

 

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

 

13.                                 Subtenant shall name Lessor, Lessor’s lender and Lessor’s management company for the Building (of which Lessor provides Subtenant written notice) as additional insureds on all liability policies and shall deliver certificates of such insurance to Lessor: (i) before taking possession of the Subleased Premises under the Sublease; and (ii) thereafter as necessary to evidence the continued existence of insurance, with any new certificate being delivered to Lessor not later than ten (10) days’ prior to the expiration date for the coverage evidenced by the prior certificate.

 

14.                                 Any improvements to be made to the Subleased Premises by Subtenant and/or Lessee shall be done in accordance with the Lease.

 

15.                                 Subtenant represents and warrants that it is not listed, nor is it owned or controlled by, or acting for or on behalf of any person or entity, on the list of Specially Designated Nationals and Blocked Persons maintained by the Office of Foreign Assets Control of the United States Department of the Treasury, or any other list of persons or entities with whom Lessor is restricted from doing business with (“OFAC List”).  Notwithstanding anything to the contrary herein contained, Subtenant shall not permit the subleased Premises or any portion thereof to be used, occupied or operated by or for the benefit of any person or entity that is on the OFAC List.  Subtenant shall provide documentary and other evidence of Subtenant’s identity and ownership as may be reasonably requested by Lessor at any time to enable Lessor to verify Subtenant’s identity or to comply with any legal requirement or applicable laws.  Subtenant agrees that breach of the representations and warranties set forth in this paragraph shall at Lessor’s election be a default under the Sublease for which there shall be no cure.  The provisions of this paragraph shall survive the termination or earlier expiration of the Sublease.

 

16.                                 All covenants of Lessor and Lessee are independent and all covenants, agreements, terms, provisions and conditions of the Lease are hereby declared to be in full force and effect.  In the event of any conflict between the terms of this Consent to Sublease and the Sublease, the terms of this Consent to Sublease shall prevail.

 

17.                                 Lessee and Subtenant each represent and warrant to Lessor that this Consent to Sublease has been duly authorized, executed and delivered by and on behalf of such party and constitutes the valid, enforceable and binding agreement of such party.

 

18.                                 This Consent may be executed in any number of counterparts, each of which shall be an original, but all of which shall constitute one instrument.

 

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[signatures on following page]

 

[remainder of this page intentionally left blank]

 

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Being duly authorized, witness our hands and seals as of this 19th day of January 2011.

 

 

	
WITNESS:
    	
 
    	
LESSEE:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
SONOS, INC.
    
	
 
    	
 
    	
 
    
	
Printed Name:
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Name:
    
	
 
    	
 
    	
 
    	
Title:
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
WITNESS:
    	
 
    	
SUBTENANT:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
RADIUS HEALTH, INC.
    
	
 
    	
 
    	
 
    
	
Printed Name:
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Name:
    
	
 
    	
 
    	
 
    	
Title:
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
WITNESS:
    	
 
    	
LESSOR:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
BROADWAY/HAMPSHIRE 

ASSOCIATES LIMITED   PARTNERSHIP
    
	
/s/ Jean Della   Piana
    	
 
    	
 
    
	
Printed Name: Jean Della Piana
    	
 
    	
By:
    	
BROHAM CORP.,
    
	
 
    	
 
    	
 
    	
its general partner
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
By:
    	
/s/ Jonathan Davis
    
	
 
    	
 
    	
 
    	
Jonathan Davis, its President
    
						

 

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Being duly authorized, witness our hands and seals as of this 14th day of January 2011.

 

 

	
WITNESS:
    	
 
    	
LESSEE:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
SONOS, INC.
    
	
/s/ Deborah J. Heer
    	
 
    	
 
    
	
Printed Name:    Deborah J. Heer
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
/s/ Craig A. Shelburne
    
	
 
    	
 
    	
 
    	
Name:
    	
Craig A. Shelburne
    
	
 
    	
 
    	
 
    	
Title:
    	
General Counsel
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
WITNESS:
    	
 
    	
SUBTENANT:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
RADIUS HEALTH, INC.
    
	
/s/ Antonia Harvery
    	
 
    	
 
    
	
Printed Name:    Antonia Harvey
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
/s/ B. N. Harvey
    
	
 
    	
 
    	
 
    	
Name:
    	
B. N. Harvey
    
	
 
    	
 
    	
 
    	
Title:
    	
CFO
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
WITNESS:
    	
 
    	
LESSOR:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
BROADWAY/HAMPSHIRE 

ASSOCIATES LIMITED   PARTNERSHIP
    
	
/
    	
 
    	
 
    
	
Printed Name:
    	
 
    	
By:
    	
BROHAM CORP.,
    
	
 
    	
 
    	
 
    	
its general partner
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Jonathan Davis, its President
    
							

 

 

EXHIBIT A

 

SUBLEASE

 

7Exhibit 10.64

 

SUBLEASE

 

THIS SUBLEASE (this “Sublease”) is entered into as of January 14, 2011, by and between Sonos, Inc., a Delaware corporation (“Sublandlord”), and Radius Health, Inc., a Delaware corporation (“Subtenant”).

 

RECITALS

 

WHEREAS, Sublandlord is the tenant under a written Lease dated as of June 28, 2004, as amended by that certain First Amendment to Lease dated as of April 30, 2007 (collectively, the “Master Lease”) with Broadway Hampshire Associates Limited Partnership, a Massachusetts limited partnership as Landlord (“Master Landlord”), pursuant to which Sublandlord is leasing from Master Landlord certain office space (the “Premises”) located in the building located at and numbered 201 Broadway, Cambridge, Middlesex County, Massachusetts (the “Building”).  Sublandlord warrants that a true and complete copy of the Master Lease is attached as Exhibit A to this Sublease.

 

WHEREAS, Subtenant desires to sublease from Sublandlord the portion of the Premises totaling approximately 5,672 rentable square feet located on the sixth (6th) floor of the Building and shown as the “Subleased Premises” on Exhibit B to this Sublease (the “Subleased Premises”), upon and subject to the terms and conditions set forth below.

 

WHEREAS, Sublandlord is willing to sublease the Subleased Premises to Subtenant, subject to Master Landlord’s approval, upon and subject to the terms and conditions set forth below.

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants contained herein, Sublandlord and Subtenant agree as set forth below.

 

1.                                       Defined Terms.  Capitalized terms not otherwise defined herein shall have the meanings ascribed to the same in the Master Lease.

 

2.                                       Sublease Agreement.  Sublandlord hereby subleases the Subleased Premises to Subtenant, and Subtenant hereby subleases the Subleased Premises from Sublandlord, on the terms and conditions set forth in this Sublease.

 

3.                                       Term of Sublease.

 

3.1                                 The Sublease Term.  The term of this Sublease (the “Sublease Term”) shall commence on the later to occur of (i) January 15, 2011, or (ii) the date which Master Landlord consents to this Sublease in writing (the “Sublease Commencement Date”) and shall expire on July 30, 2011 (the “Sublease Expiration Date”).

 

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4.                                       Sublease Rent; Security Deposit.

 

4.1                                 Base Sublease Rent.

 

(a)                                  Commencing on the Sublease Commencement Date, and continuing on the first day of each month thereafter through the Sublease Expiration Date, Subtenant shall pay to Sublandlord, in advance on the first day of each calendar month during the Sublease Term, without notice or demand, and without any set-off, counterclaim, abatement or deduction whatsoever, in lawful money of the United States, by check payable to Sublandlord, base sublease rental in the amount of eight thousand nine hundred eighty and 67/100 ($8,980.67) (the “Base Sublease Rent”).

 

(b)                                 If for any reason the Sublease Term does not commence on the first day of a calendar month or end on the last day of a calendar month, Base Sublease Rent for any partial calendar month shall be prorated by multiplying the monthly Base Sublease Rent by a fraction, the numerator of which is the total number of days of the partial calendar month and the denominator of which is the total number of days in the full calendar month.  The first installment of Base Sublease Rent shall be due upon receipt by Subtenant of fully executed copies of this Sublease and Landlord’s consent thereto and in any event, prior to Subtenant’s entry in the Subleased Premises.

 

4.2                                 Additional Rent for Electricity.  In addition to Tenant’s obligations to pay Base Sublease Rent to Sublandlord, Subtenant shall timely pay for Subtenant’s use of electricity directly to such utility provider.

 

4.3                                 Security Deposit.  Upon execution hereof, Subtenant has delivered to Sublandlord the amount of $8,980.67 (the “Security Deposit”), such sum to be held by Sublandlord as security for the performance of Subtenant’s obligations under this Sublease.  Upon the occurrence of any default by Subtenant hereunder after expiration of all grace or cure periods, if any, Subtenant agrees that Sublandlord may apply all or any part of Subtenant’s Security Deposit, together with accrued interest, if any, to any obligation of Subtenant hereunder.  If all or any portion of Subtenant’s Security Deposit is applied by Sublandlord against any of Subtenant’s obligations hereunder, Subtenant shall promptly restore Subtenant’s Security Deposit to its original amount.  Subtenant’s failure to restore the Security Deposit upon notice from Sublandlord shall be a material breach of this Sublease.  Interest on Subtenant’s Security Deposit, if any, shall in all instances be retained by Sublandlord.  Any balance of the Security Deposit held by Sublandlord and not used, applied or retained by Sublandlord as above provided, shall be returned to Subtenant within thirty (30) days after the Sublease Expiration Date and after surrender of the Subleased Premises to Sublandlord in accordance with the terms of this Sublease.

 

5.                                       Use.  Subtenant shall use the Subleased Premises for general office use and for no other purpose.

 

6.                                       Condition of Subleased Premises.  Sublandlord shall deliver the Subleased Premises to Subtenant in clean condition, and Subtenant has elected to sublease the Subleased Premises from Sublandlord under the terms of this Sublease in such clean condition but

 

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otherwise on a strictly “AS IS” and “with all faults” basis, and acknowledges that, unless otherwise set forth herein, Sublandlord has no obligation to make any improvements or provide any furnishings or equipment to Subtenant in connection therewith.  By taking possession of the Subleased Premises, Subtenant acknowledges that the Subleased Premises are in tenantable condition and complies with this Sublease.

 

7.             Existing Furniture.  Notwithstanding anything herein to the contrary, Landlord shall remove the twelve (12) red cubicles currently within the Premises, but otherwise the existing furniture shall remain in the Subleased Premises (the “Existing Furniture”) for use by Tenant during the Sublease Term for no additional cost.  In consideration of entering into this Sublease, the Existing Furniture shall become the property of Subtenant upon commencement of the Sublease Term and Subtenant shall be solely responsible for its maintenance and removal at the end of the Sublease Term in accordance with the Master Lease.

 

8.             Alterations.  Subtenant shall not make any alterations, additions or improvements to the Subleased Premises without first obtaining the written consent of Sublandlord and Master Landlord.  Any approved alterations, additions or improvements to the Subleased Premises shall be made by Subtenant at Subtenant’s sole cost and expense, and otherwise upon all applicable terms and conditions of the Master Lease (including any removal and restoration obligations) and this Sublease.  Upon the expiration or earlier termination of this Sublease, Subtenant shall deliver the Subleased Premises to Sublandlord in good condition, broom clean, ordinary wear and tear excepted and free of Subtenant’s personal property, including the Existing Furniture.

 

9.             No Assignment or Subletting.  Except as otherwise provided in the last paragraph of Section 13.01 of the Master Lease, Subtenant shall not directly or indirectly (by sale or transfer of a controlling interest in Subtenant’s capital stock or other form of proprietary interests, merger, consolidation, combination, reorganization, recapitalization or otherwise), voluntarily or by operation of law, sublet all or any portion of the Subleased Premises, or permit all or any portion of the Subleased Premises to be occupied by anyone other than Subtenant, or sell, assign, encumber, pledge or otherwise transfer or hypothecate all or any portion of Subtenant’s interest in or rights with respect to the Subleased Premises or this Sublease, without the prior written consent of Sublandlord and Master Landlord.  Notwithstanding anything to the contrary in the Master Lease, Subtenant shall pay Sublandlord’s reasonable out-of-pocket costs and expenses in connection with any request for consent relating to a proposed transfer, including, without limitation, Master Landlord’s out-of-pocket costs and expenses charged to Sublandlord.

 

10.           Parking.  Subject to and in accordance with the terms of the Master Lease, during the Sublease Term, Subtenant shall have the right, but not the obligation, to lease, for use by Subtenant and its employees, a total of one and a half (1.5) parking spaces for each one thousand (1,000) rentable square feet of the Subleased Premises in the Building parking garage.  The monthly parking fee shall be at adjustable market rates which, to the knowledge of Sublandlord, is $195 a month per parking space as of the execution of this Sublease.  In addition and subject to availability, Subtenant may lease additional parking spaces in the Building parking garage on a month-to-month basis.  All such parking use shall be subject to the reasonable rules and regulations adopted from time to time by Master Landlord.

 

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11.           Signage.  Subject to the terms of the Master Lease, Subtenant shall have the right to install building standard signage on the entrance to the Subleased Premises and have its name displayed on the directory in the main lobby of the Building.  Subtenant’s installation of signage shall be at Subtenant’s sole cost and expense.

 

12.           Security.  As of the execution of this Sublease, the Master Landlord provides security to the Building on weekday evenings and on Saturday mornings; provided, however, that nothing herein shall obligate Master Landlord or Sublandlord to provide such services throughout the Sublease Term.  Sublandlord shall have no responsibility for or with respect to the amount and type of security services, if any, to be provided to the Subleased Premises or the Building.  Sublandlord shall not be liable to Subtenant, and Subtenant hereby and expressly assumes all risk of loss in connection with, and waives any claim against Sublandlord for: (i) any unauthorized or criminal entry of third parties into the Subleased Premises or the Building, (ii) any damage or injury to property or persons, and (iii) any theft or loss of or damage to any property in or about the Subleased Premises or the Building from any unauthorized or criminal acts of third parties, regardless of any action, inaction, failure, breakdown or insufficiency of security.

 

13.           Application of Master Lease.

 

13.1         Sublease Subordinate to Master Lease.  This Sublease is and shall be at all times subject and subordinate to the Master Lease.  Subtenant shall not do anything that would constitute a default under the Master Lease or omit to do anything that Subtenant is obligated to do under the terms of this Sublease so as to cause there to be a default under the Master Lease.  If the Master Lease terminates with respect to the Subleased Premises, this Sublease shall terminate, and the parties shall be relieved of any further liability or obligation under this Sublease, except pursuant to any provision of this Sublease that survives the expiration or earlier termination of this Sublease.  As between Sublandlord and Subtenant, if there are inconsistencies between any provision of the Master Lease and any provision of this Sublease, this Sublease shall control.  Sublandlord agrees not to (a) cause any default under the Master Lease, or (b) terminate or amend the Master Lease with respect to the Subleased Premises, or consent to same, without the prior written consent of Subtenant, which consent shall not be unreasonably withheld, conditioned or delayed with respect to an amendment that will not materially reduce the area of the Subleased Premises or increase Subtenant’s monetary obligations hereunder.  The provisions of this section shall survive the termination or expiration of this Sublease.

 

13.2         Incorporation of Obligations Set Forth in Master Lease.  In addition to the obligations of Subtenant under the terms of this Sublease as set forth in the other sections of this Sublease (and except as otherwise expressly provided to the contrary in this Sublease), Subtenant shall also have and perform for the benefit of Sublandlord all obligations of the “Lessee” as are set forth in the Master Lease, which are hereby incorporated into this Sublease as though set forth herein in full, substituting “Subtenant” wherever the term “Lessee” appears, “Sublandlord” wherever the term “Lessor” appears, and “Subleased Premises” wherever the term “Premises” appears; provided, however, that Subtenant’s obligations under the Master Lease shall be limited to the extent of the Subleased Premises and for the duration of the Sublease Term.  In addition, whenever any period for notice from “Lessee” to “Lessor” is specified under the Master Lease, or any period within which “Lessee” is required to do anything under the Master Lease, the

 

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period applicable to Subtenant’s obligation to give such notice to Sublandlord or to perform under this Sublease shall be three (3) days shorter than the corresponding period applicable to “Lessee” under the Master Lease (so that Sublandlord shall always have at least three days within which to give its own notice or performance to Master Landlord).  Any non-liability, release, waiver, indemnity or hold harmless provision in the Master Lease for the benefit of Master Landlord is incorporated herein by reference and shall be deemed to inure to the benefit of Sublandlord in addition to Master Landlord, and any other person intended to be benefited by said provision.  Any right of Master Landlord under the Master Lease of access or inspection and any right of Master Landlord under the Master Lease in respect of rules and regulations, which is incorporated herein by reference, shall be deemed to inure to the benefit of Sublandlord, Master Landlord, and any other person intended to be benefited by said provision.  Sublandlord shall, at Subtenant’s request, use commercially reasonable efforts to cause Master Landlord to perform Master Landlord’s obligations under the Master Lease, but Sublandlord shall not be obligated to perform for the benefit of Subtenant any of the obligations of Master Landlord under the Master Lease.  Notwithstanding anything to the contrary contained herein, the following provisions of the Master Lease are not applicable to this Sublease as between Sublandlord and Subtenant, and are not incorporated herein by reference:

 

Lease: Article 2, Sections 3.01, 20.09, 20.10, 20.13 and Article 21.

 

First Amendment to Lease: Sections B.3, B.4, B.5, B.6, B.7, B.8, B.10, B.11, B.12 and C.

 

13.3         Modifications.  For purposes of incorporation herein, the terms of the Master Lease are subject to the following additional modifications:

 

(a)           In all provisions of the Master Lease requiring the approval or consent of Master Landlord, Subtenant shall be required to obtain the approval or consent of both Sublandlord and Master Landlord.

 

(b)           In all provisions of the Master Lease requiring Sublandlord to submit, exhibit to, supply or provide Master Landlord with evidence, certificates, or any other matter or thing, Subtenant shall be required to submit, exhibit to, supply or provide, as the case may be, the same to both Sublandlord and Master Landlord.

 

(c)           Sublandlord shall have no obligation to restore or rebuild any portion of the Subleased Premises after any fire or other casualty or taking.

 

13.4         Subtenant’s Insurance; Subrogation.  Subtenant shall keep in force at all times throughout the Sublease Term, at Subtenant’s expense, for the benefit of Sublandlord and Master Landlord, insurance as required under the Master Lease, with Sublandlord, Master Landlord and any other parties designated by Sublandlord or Master Landlord as additional insureds.  Subtenant hereby waives and shall cause its insurance carriers to waive any and all rights of recovery, claims, actions or causes of action against Sublandlord and Master Landlord for any loss or damage with respect to Subtenant’s property, improvements and alterations, the Property (as defined in the Master Lease), the Subleased Premises, or any contents thereof, including rights, claims, actions and causes of action based on negligence, which loss or damage

 

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is (or would have been, had Subtenant carried the insurance required by this Sublease) covered by insurance.

 

13.5         Default by Subtenant; Indemnification.  Upon the failure of Subtenant to pay rent or comply with any other provisions of this Sublease or the occurrence of any other event which constitutes a default under this Sublease, Sublandlord shall be entitled to all the same rights and remedies against Subtenant on account of such default by Subtenant under this Sublease as are granted in the Master Lease to Master Landlord against Sublandlord on account of a default by Sublandlord under the Master Lease.  In addition to, and not in limitation of, the indemnification obligations set forth in the Master Lease, Subtenant shall indemnify, defend and hold Sublandlord harmless from and against all liability, damages, claims, costs and expenses, including reasonable attorneys’ fees incurred in connection with a default by Subtenant hereunder which causes Sublandlord to be in default as lessee under the Master Lease.

 

13.6         Limitation of Liability.  In no event shall Sublandlord or its stockholders, principals, officers, directors, employees, lenders, or agents be liable to Subtenant for any lost profit, damage to or loss of business or any form of special, indirect or consequential damage.

 

14.           Miscellaneous.

 

14.1         Attorneys’ Fees.  If Subtenant defaults in the performance of any terms, covenants, agreements or conditions contained in this Sublease and Sublandlord places the enforcement of this Sublease or the collection of any rent due or to become due hereunder, or recovery of the possession of the Subleased Premises, in the hands of an attorney, or files suit upon the same, Sublandlord shall be responsible for Sublandlord’s reasonable attorneys’ fees and expenses.  In addition, if Subtenant requests any consent or other action on the part of Sublandlord, in connection with which Sublandlord deems it necessary for any documents to be prepared or reviewed by its counsel, Sublandlord shall pay all reasonable attorneys’ fees and expenses incurred by Sublandlord in connection therewith.

 

14.2         Entire Agreement.  This Sublease sets forth the entire understanding between Sublandlord and Subtenant concerning the Subleased Premises and supersedes any and all prior negotiations and understandings.  The parties hereto agree that there are no covenants, promises, agreements, conditions or understandings, either oral or written, between the parties hereto with respect to any subject covered by this Sublease other than those set forth herein.  No amendment, change or addition to this Sublease shall be binding upon Sublandlord or Subtenant unless in writing and signed by the party to be charged.

 

14.3         No Partnership.  Nothing contained in this Sublease shall be deemed or construed by the parties hereto or by any third person to create the relationship of principal and agent or of partnership or of joint venture, and neither the method of computation of rent nor any other provision contained in this Sublease nor any act of the parties hereto shall be deemed to create any relationship between Sublandlord and Subtenant other than the relationship of Sublandlord and Subtenant.

 

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14.4         Notices.  Any notice, approval, demand, request or other communication required or permitted to be given under this Sublease shall be in writing and shall be delivered to the following addresses:

 

If to Sublandlord:

 

Sonos, Inc.
 25 First Street
 Cambridge, MA 02141
 Attention:
 Tel:
 Fax:

 

with a copy to:

 

Bradley & Associates
 1270 Soldiers Field Road
 Boston, MA 02135
 Attention: Kendall E. Brook, Esq.
 Tel: 617-779-0438
 Fax: 617-782-9442

 

If to Subtenant:

 

At the Subleased Premises
 Attention: Chief Financial Officer

 

with a copy to:
 Bingham McCutchen LLP
 One Federal Street
 Boston, MA 02110
 Attention: Julio Vega, Esq.
 Tel: 617-951-8901
 Fax: 617-345-5016

 

14.5         Captions and Section Numbers.  The captions and section numbers appearing in this Sublease are inserted only as a matter of convenience.  They do not define, limit, construe or describe the scope or intent of the provisions of the Sublease.

 

14.6         Brokers’ Commissions.  Each party represents and warrants to the other that it has taken no act nor permitted any act to be taken pursuant to which it or the other party hereto might incur any claim for brokerage commissions or finder’s fees in connection with the execution of this Sublease except with respect to Colliers Meredith & Grew (the “Broker”).  Each party agrees to indemnify, defend and hold the other harmless against all liabilities and costs arising from a breach of such representation and warranty, including, without limitation, for attorneys’ fees and costs in connection therewith.  Sublandord shall compensate the Broker pursuant to a separate agreement.

 

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14.7         Partial Invalidity.  If any term, covenant or condition of this Sublease or the application thereof to any person or circumstances shall be invalid or unenforceable, the remainder of this Sublease, or the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid, shall both be unaffected thereby, and each term, covenant or condition of this Sublease shall be valid and be enforced to the fullest extent permitted by law.

 

14.8         Exhibits.  All Exhibits attached to this Sublease are hereby incorporated herein.

 

14.9         Authority.  If Subtenant is a corporation, limited liability company, partnership or other form of entity, the individuals signing this Sublease on behalf of Subtenant hereby represent and warrant that (a) Subtenant is duly organized, validly existing and in good standing and has all required power and authority to own, sublease, hold and operate properties and conduct business in the Commonwealth of Massachusetts and (b) such individuals have the authority to bind Subtenant to this Sublease.

 

14.10       Execution of Sublease; Counterparts.  This Sublease shall become effective as a Sublease, and Sublandlord shall become obligated hereunder, only upon the execution and delivery of this Sublease (theretofore executed by Subtenant) by Sublandlord to Subtenant.  This Sublease may be executed in counterparts, each of which shall be deemed an original as against the party whose signature is affixed thereto, and which together shall constitute but one and the same agreement.

 

14.11       Consents and Approvals.  In any instance when Sublandlord’s consent or approval is required under this Sublease, Sublandlord’s refusal to consent to or approve any matter or thing shall be deemed reasonable if, among other things, such consent or approval is required under the provisions of the Master Lease but has not been obtained from Master Landlord.

 

15.           Contingent Nature of Sublease.  This Sublease shall be contingent upon receipt of Master Landlord’s written consent to this Sublease.  Other provisions of this Sublease notwithstanding, in the event that Master Landlord has not provided written consent to this Sublease before the date which is thirty (30) days after full execution of this Sublease, then either party may, upon five (5) days written notice to the other, terminate all of the rights and obligations of the parties hereunder, unless within such five (5) day period such written consent of Master Landlord is received by the parties.

 

[remainder of page intentionally blank]

 

[signatures on following page]

 

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

 

 

	
SUBLANDLORD:  
    	
 
    	
SUBTENANT:  
    
	
 
    	
 
    	
 
    
	
SONOS, INC., 
    	
 
    	
RADIUS HEALTH, INC., 
    
	
a Delaware corporation  
    	
 
    	
a Delaware corporation  
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
By: 
    	
/s/ Craig A.   Shelburne  
    	
 
    	
By: 
    	
/s/ B. N. Harvey  
    
	
 
    	
Name: Craig A. Shelburne  
    	
 
    	
 
    	
Name: B. N. Harvey  
    
	
 
    	
Title: General Counsel
    	
 
    	
 
    	
Title: CFO
    

 

9

 

EXHIBIT A

 

Master Lease

 

[Attached]

 

10

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