Document:

Exhibit 10.1

 

SECOND AMENDMENT TO LEASE AGREEMENT

 

THIS SECOND AMENDMENT TO LEASE AGREEMENT (“Second Amendment”) made and entered into this 5th day of February, 2018, by and between UP 45/75 SIDNEY STREET, LLC, a Delaware limited liability company (“Landlord”); and VOYAGER THERAPEUTICS, INC., a Delaware corporation (“Tenant”).

 

W I T N E S S E T H:

 

WHEREAS, Landlord and Tenant entered into a Lease dated April 1, 2014, as amended by a First Amendment to Lease Agreement dated December 23, 2015 (collectively, the “Lease”) for space located on the fourth (4th) floor of the Building (the “Original Premises”) consisting of 18,852 rentable square feet of Premises (as defined in the Lease) located at 75 Sidney Street, Cambridge, Massachusetts; and

 

WHEREAS, effective February 5, 2018 (the “Expansion Commencement Date”), the parties desire to expand the Premises to include 10,710 RSF of additional floor area located on the fourth (4th) floor of the Building (the “Expansion Area”) as more particularly shown on the attached Exhibit A-2, which is hereby incorporated into the Lease; the Original Premises and the Expansion Area are hereafter collectively referred to herein as the “Premises” which shall contain a total area of 29,562 RSF;

 

WHEREAS, Landlord and Tenant desire and agree to amend and to otherwise modify the Lease as set forth below.

 

NOW, THEREFORE, for and in consideration of the mutual covenants and agreements hereinafter set forth and for other good and valuable consideration, the receipt and legal sufficiency of which are hereby mutually acknowledged, Landlord and Tenant hereby agree that the Lease shall be modified and amended as follows:

 

1.                                      Defined Terms.  Capitalized terms used in this Second Amendment which are not defined herein shall have the meanings ascribed thereto in the Lease.  The meanings of capitalized terms defined herein which are also defined in the Lease shall supersede the meanings given thereto in the Lease.  The parties confirm that the Expiration Date of the Lease is December 31, 2024.

 

2.                                      Expansion of the Premises.  The parties acknowledge and agree that the Premises shall be enlarged by the addition of the Expansion Area upon delivery thereof as of the Expansion Commencement Date by Landlord to Tenant, broom-clean (other than existing FFE of the current occupant pursuant to separate agreement between Tenant and the current occupant) and free of claims

 

 

of other occupants, but otherwise in its current condition, “As Is” and “Where Is,” with no representations or warranty by the Landlord as to the condition thereof or suitability thereof for Tenant’s intended use.  Tenant covenants that it shall perform Tenant’s Work in the Expansion Area (as more fully set forth in Paragraph 3 of this Second Amendment) and shall commence payment of Rent thereon on the Expansion Commencement Date.  From and after the Expansion Commencement Date, the Premises shall contain 29,562 rentable square feet for all purposes including the calculation of Tenant’s Percentage Share of Excess Operating Expenses and Taxes, and any reference in the Lease to Premises shall thereupon and thereafter include and refer to the Expansion Area, PROVIDED, HOWEVER, that Annual Fixed Rent on the Expansion Area shall be as set forth in Paragraph 5 of this Second Amendment.  Landlord agrees to provide an allowance to Tenant for the performance of Tenant’s Work as more fully set forth in Paragraph 4 hereof.

 

3.                                      Tenant’s Work.  Tenant shall prepare, at its sole cost and expense, and in full compliance with the provisions of Article IV and Exhibit F of the Lease to the extent not clearly inapplicable, complete plans and specifications (“Tenant’s Plans”) for Tenant’s proposed improvements in the Expansion Area (herein, “Tenant’s Work”) and shall submit Tenant’s Plans to Landlord or Landlord’s designated representative for approval promptly following the date on which this Second Amendment has been fully executed, which approval shall not be unreasonably withheld, conditioned or delayed, and shall thereupon perform the construction of Tenant’s Work in accordance with such provisions, at Tenant’s sole cost and expense (subject to Landlord’s payment of the Leasehold Improvements Allowance).

 

4.                                      Leasehold Improvements Allowance.  The Leasehold Improvements Allowance set forth in Exhibit A and Exhibit E of the Lease, and any other reference thereto in the Lease is hereby deleted and substituted with the amount of Thirty and 00/100 Dollars ($30.00) RSF for the Expansion Area.  The Leasehold Improvements Allowance shall be due and payable to Tenant in accordance with the provisions of Exhibit E.  The Leasehold Improvements Allowance will be applied by Tenant toward costs of design, preparation, renovation and construction of Tenant’s Work, and may also be applied toward non-building related costs including, but not limited to, permitting, space plans, moving, architectural and engineering fees, project management, wiring and cabling, special electrical power distribution, telephone and security systems, and the purchase of furniture, fixtures and equipment used in connection with Tenant’s occupancy.

 

5.                                      Annual Fixed Rent.  Commencing on the Expansion Commencement Date, and through the first anniversary of the Expansion Commencement Date, Annual Fixed Rent for the Expansion Area shall be $78.00 per rentable square foot, NNN, and thereafter, such rate shall be increased on each anniversary of the Expansion Commencement Date by three percent (3%)

 

6.                                      Parking Privileges.  The provision of Exhibit A entitled “Parking Privileges” is hereby modified and amended to add the following sentence to the end thereof: “Following the Expansion Commencement Date, Tenant shall be entitled to use and pay for an additional sixteen (16) parking passes.”

 

2

 

7.                                      Counterparts.  This Second Amendment may be executed in any number of multiple counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

 

8.                                      Ratification of Lease.  Except as expressly supplemented, amended or modified by this Second Amendment, the Lease including the term extension right contained therein, which shall apply to the premises as expanded pursuant to this Second Amendment is hereby ratified and confirmed in all respects, and shall continue in full force and effect.  In the event of any inconsistency between the terms of this Amendment and the Lease, the terms of this Second Amendment shall control.

 

9.                                      Successors and Assigns.  This Second Amendment shall be binding upon and inure to the benefit of the parties hereto, their respective successors and assigns.

 

10.                               Protection of REIT Status.  In the event that Landlord determines that any of the financial obligations of Tenant to Landlord as set forth in this Lease might (a) fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Internal Revenue Code of 1986, as amended (the “Code”), or (b) otherwise jeopardize the status of any of Landlord’s affiliates, including Forest City Realty Trust, Inc., as a “real estate investment trust” (“REIT”) within the meaning of Section 856 of the Code, then, at Landlord’s option, Landlord may, in its sole discretion, assign any of its rights and obligations under this Lease to a designee chosen by Landlord for such purpose (which, in each case, shall be an affiliate of Landlord), or cause one or more such designees (which, in each case, shall be an affiliate of Landlord) to perform such activities to the extent required to maintain such status as a REIT, provided, however, that any assignment permitted pursuant to this Section shall not increase Tenant’s obligations nor decrease Tenant’s rights in this Lease, and shall not result in the imposition of any additional charge or expense upon Tenant.

 

11.                               Mortgagee and Ground Lessor Consent.  Landlord represents to Tenant that Landlord has obtained the consent (if required) of any current Mortgagee and/or Ground Lessor..

 

12.                               Brokers.  Each of Landlord and Tenant represents to the other that it has dealt with no broker or other party that would be entitled to a commission other than JLL and Cushman & Wakefield, both of which shall be paid by Landlord pursuant to a separate agreement.

 

3

 

IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment the day and year first written above:

 

	
 
    	
LANDLORD:
    
	
 
    	
UP   45/75 SIDNEY STREET, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Michael Farley
    
	
 
    	
 
    	
Michael   Farley, Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
TENANT:
    
	
 
    	
 
    
	
 
    	
VOYAGER   THERAPEUTICS, INC.,
    
	
 
    	
a   Delaware corporation
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Steven M. Paul
    
	
 
    	
 
    	
 
    
	
 
    	
Name:
    	
Steven   M. Paul
    
	
 
    	
 
    	
 
    
	
 
    	
Title:
    	
President &   CEO
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Jane Henderson
    
	
 
    	
 
    	
 
    
	
 
    	
Name:
    	
Jane   Henderson
    
	
 
    	
 
    	
 
    
	
 
    	
Title:
    	
CFO &   SVP, Corporate Development
    
				

 

4

 

EXHIBIT A-2

FLOOR PLAN OF EXPANSION AREA

 

 

5Exhibit 4.1

 

Unless this certificate is presented
by an authorized representative of The Depository Trust Company, a New York Corporation (“DTC”), to the Company or
its agent for registration of transfer, exchange, or payment, and any certificate issued is registered in the name of Cede &
Co. or in such other name as is requested by an authorized representative of DTC (and any payment is made to Cede & Co. or
to such other entity as is requested by an authorized representative of DTC), ANY TRANSFER, PLEDGE, OR OTHER USE HEREOF FOR VALUE
OR OTHERWISE BY OR TO ANY PERSON IS WRONGFUL inasmuch as the registered owner hereof, Cede & Co., has an interest herein.

 

	Certificate No.:  	CUSIP No.:  637432NP6
	 	 
	ISIN No.:  US637432NP60	 
	 	 
	PRINCIPAL AMOUNT:  	 
	 	 
	MATURITY DATE:  February 7, 2028	 
	 	 
	ISSUE DATE:  February 7, 2018	CERTIFICATE INTEREST RATE: 3.40%

 

3.40% COLLATERAL TRUST BOND DUE 2028

 

National Rural Utilities Cooperative Finance
Corporation, a District of Columbia cooperative association (hereinafter called the “Company”, which term includes
any successor corporation under the Indenture referred to on the reverse hereof), for value received, hereby promises to pay to
Cede & Co., or registered assigns, the principal sum of $                
on the Maturity Date set forth above; and to pay interest thereon from the Issue Date set forth above at the Certificate Interest
Rate set forth above, until the principal hereof is paid or made available for payment.

 

Interest on the Bonds will be payable on February
7 and August 7 of each year commencing on August 7, 2018 to the persons in whose names such Bonds are registered at the close of
business on the fifteenth calendar day preceding the payment date, or if not a Business Day, the next succeeding Business Day.
Interest on the Bonds will accrue from and including the date of issue or from and including the last date in respect of which
interest has been paid, as the case may be, to, but excluding, the relevant interest payment date, date of redemption or the date

 

     

     

    

 

of maturity, as the case may be. Interest on the Bonds will be computed on the basis of a 360-day year of twelve 30-day months.

 

If any of the interest payment dates or the
maturity date falls on a day that is not a Business Day, the payment of interest or principal will be postponed to the next succeeding
Business Day, but the payment made on such dates will be treated as being made on the date payment was first due and the holders
of the Bonds will not be entitled to any further interest or other payments with respect to such postponements.

 

Reference is hereby made to the further provisions
of this Bond set forth on the reverse hereof which further provisions shall for all purposes have the same effect as if set forth
at this place.

 

Unless the certificate of authentication hereon
has been executed by or on behalf of U.S. Bank National Association, as Trustee under the Indenture, or its successor thereunder,
by manual signature, this Bond shall not be entitled to any benefit under such Indenture, or be valid or obligatory for any purpose.

 

     

     

    

 

IN WITNESS WHEREOF, the Company has caused
this instrument to be duly executed under its corporate seal.

 

	 	NATIONAL RURAL UTILITIES
	 	COOPERATIVE FINANCE CORPORATION
	 	 	 
	 	By:   	 
	 	 	J. Andrew Don
	 	 	Senior Vice President and
	 	 	Chief Financial Officer

 

(Seal)

 

Attest:

 

	By:  	 	 
	 	Assistant Secretary-Treasurer	 

 

Trustee’s Certificate of

Authentication

This is one of the Bonds

of the series designated therein,

described in the within-

mentioned Indenture

 

Dated:

 

By: U.S. BANK NATIONAL ASSOCIATION,

Trustee

 

	By:  	 	 
	 	Authorized Officer	 

 

     

     

    

 

REVERSE OF BOND

 

This Bond is one of an authorized issue of
Bonds of the Company known as its “3.40% Collateral Trust Bonds due 2028”, issued and to be issued in one or more series
under, and all equally and ratably secured (except as any sinking or other fund may afford additional special security for the
Bonds of any particular series) by, an Indenture dated as of October 25, 2007 (as amended, supplemented and modified and in effect
from time to time, the “Indenture”), executed by the Company to U.S. Bank National Association, as Trustee (herein
called the “Trustee”, which term includes any successor Trustee under the Indenture), to which Indenture reference
is hereby made for a description of the nature and extent of the securities and other property assigned, pledged, transferred and
mortgaged thereunder the rights of the Holders of said Bonds and of the Trustee and of the Company in respect of such security,
and the terms upon which said Bonds are to be authenticated and delivered.

 

The principal amount of the Bonds, designated
on the face hereof as $                     
may be increased from time to time pursuant to Section 2.03 of the Indenture. All Bonds need not be issued at the same time and
such series may be reopened at any time, without the consent of any Holder, for issuance of additional Bonds. Any such additional
Bonds will have the same terms and conditions and the same CUSIP number as set forth herein. No Bonds shall be authenticated and
delivered in excess of the principal amount so increased except in accordance with the Indenture. No additional Bonds shall be
authenticated and delivered unless such additional Bonds would be fungible with all Bonds for United States federal income tax
purposes.

 

The Indenture permits, with certain exceptions
as therein provided, the amendment thereof and the modification of the rights and obligations of the Company and the rights of
the Holders of the Bonds under the Indenture at any time by the Company with the

 

     

     

    

 

consent of the Holders of not less than a majority
in aggregate principal amount of the Bonds at the time Outstanding as defined in the Indenture. The Indenture also permits, without
the consent of the holders of any Bonds, the parties to any Mortgage Notes pledged under the Indenture, and any Mortgages or Loan
Agreements pursuant to which they were issued, to modify, alter, supplement or amend such Mortgage Notes, Mortgages and Loan Agreements,
so long as thereafter such Mortgage will comply with the requirements of the Company’s standard lending practices, as such
policies may be amended from time to time. The Indenture also contains provisions permitting the Holders of specified percentages
in principal amount of the Bonds at the time Outstanding, on behalf of the Holders of all Bonds, to waive compliance by the Company
with certain provisions of the Indenture and certain past defaults under the Indenture and their consequences. Any such consent
or waiver by the Holder of this Bond shall be binding upon such Holder and upon all future Holders of this Bond and of any Bond
issued upon the transfer hereof or in exchange herefor or in lieu hereof whether or not notation of such action is made upon this
Bond.

 

As provided in the Indenture, said Bonds are
issuable in series which may vary as in said Indenture provided or permitted. This Bond is one of a series entitled 3.40% Collateral
Trust Bonds due 2028.

 

The Company may redeem the Bonds at any time,
prior to November 7, 2027, in whole or in part, at a “make-whole” redemption price equal to the greater of (1) 100%
of the principal amount being redeemed or (2) the sum of the present values of the remaining scheduled payments of the principal
and interest (other than accrued interest) on the Bonds being redeemed that would be due if such Bonds matured on November 7, 2027,
discounted to the redemption date on a semi-annual basis (assuming a 360-day year consisting of twelve 30-day months) at the

 

     

     

    

 

Treasury
Rate plus 15 basis points for the Bonds, plus in each of (1) and (2) above, accrued interest to, but excluding, the redemption
date.

 

At any time on or after November 7, 2027,
the Company may redeem the Bonds, at its option, in whole or in part, at a redemption price equal to 100% of the principal amount
of the Bonds then outstanding to be redeemed, plus accrued and unpaid interest thereon to, but excluding, the redemption date.

 

If the Company elects to redeem less than
all of the Bonds, and such Bonds are at the time represented by a global security, then the depositary will select by lot the particular
interest to be redeemed. If the Company elects to redeem less than all of the Bonds, and such Bonds are not represented by a global
security, the particular Bonds to be redeemed shall be selected by the Trustee from the outstanding Bonds not previously called
for redemption, in a manner the Trustee deems appropriate and fair.

 

Notice of any redemption will be mailed at
least 30 days but not more than 60 days before the date of redemption to each holder of the Bonds to be redeemed. Unless the Company
defaults in payment of the redemption price, on and after the date of redemption, interest will cease to accrue on such Bonds or
the portions called for redemption.

 

If an Event of Default, as defined in the
Indenture, shall occur, the principal of this Bond may become or be declared due and payable immediately, in the manner and with
the effect provided in the Indenture.

 

This Bond is transferable by the registered
owner hereof in person or by attorney authorized in writing at the office or agency of the Company in the Borough of Manhattan,
City and State of New York or any other place or places where such Bond may be paid, upon surrender of this Bond, and upon any
such transfer a new Bond for the same series, for the same aggregate principal amount, will be issued to the transferee in exchange
hereof.

 

     

     

    

 

The Bonds of this series are issuable only
as registered Bonds without coupons in minimum denominations of $2,000 and integral multiples of $1,000 in excess thereof. As provided
in, and subject to the provisions of, the Indenture, Bonds of this series are exchangeable for other Bonds of this series of any
authorized denominations, of a like aggregate principal amount, as requested by the Holder surrendering the same.

 

No service charge will be made for any such
transfer or exchange, but the Company or the Trustee may require payment of a sum sufficient to cover any tax or other governmental
charge payable in connection therewith.

 

Prior to due presentment for transfer at any
office or agency of the Company designated for such purpose, the Company, the Trustee and any agent of the Company or the Trustee
may treat the person in whose name this Bond is registered as the owner hereof for the purpose of receiving payment as herein provided
and for all other purposes whether or not this Bond be overdue, and neither the Company, the Trustee nor any such agent shall be
affected by notice to the contrary.

 

No reference herein to the Indenture and no
provision of this Bond or of the Indenture shall alter or impair the obligation of the Company, which is absolute and unconditional,
to pay the principal of, and interest on this Bond at the times, place and rate, and in the coin or currency, herein prescribed.

 

The following terms shall have the following
meanings:

 

“Business Day” means each Monday,
Tuesday, Wednesday, Thursday and Friday which is not a day on which banking institutions in the Borough of Manhattan, City and
State of New York are authorized by law to close.

 

“Comparable Treasury Issue’’
means the United States Treasury security selected by an Independent Investment Banker as having a maturity comparable to the remaining
term of

 

     

     

    

 

the Bonds being redeemed (assuming, for this purpose, that the Bonds matured on November 7, 2027) that would be utilized,
at the time of selection and in accordance with customary financial practice, in pricing new issues of corporate debt securities
of comparable maturity to the remaining term of such Bonds.

 

“Comparable Treasury Price’’
means with respect to any redemption date, (A) the average of the Reference Treasury Dealer Quotations for the redemption date,
after excluding the highest and lowest Reference Treasury Dealer Quotations for that redemption date, or (B) if the Company obtains
fewer than four Reference Treasury Dealer Quotations, the average of all the Reference Treasury Dealer Quotations obtained.

 

“Independent Investment Banker’’
means one of the Reference Treasury Dealers appointed by the trustee after consultation with the Company.

 

“Reference Treasury Dealer’’
means (1) each of J.P. Morgan Securities LLC and Mizuho Securities USA LLC,
or their respective affiliates or successors; provided, however, that if any of them ceases to be a primary U.S. Government securities
dealer in the United States, the Company will appoint another primary U.S. Government securities dealer as a substitute, (2) one
primary U.S. Government securities dealer selected by each of KeyBanc Capital Markets Inc., PNC Capital Markets LLC and SunTrust
Robinson Humphrey, Inc. and (3) any other U.S. Government securities dealers selected by the Company.

 

“Reference Treasury Dealer Quotations’’
means, for each Reference Treasury Dealer and any redemption date, the average, as determined by the trustee, of the bid and ask
prices for the Comparable Treasury Issue (expressed in each case as a percentage of its principal amount) quoted in writing to
the Trustee by the Reference Treasury Dealer at 5:00 p.m. New York City time on the third business day preceding the redemption
date for the bonds being redeemed.

 

     

     

    

 

“Treasury Rate’’ means,
for any redemption date, the rate per annum equal to the semi-annual equivalent yield to maturity of the Comparable Treasury Issue,
assuming a price for the Comparable Treasury Issue (expressed as a percentage of its principal amount) equal to the Comparable
Treasury Price for the redemption date.

 

All terms used in this Bond which are defined
in the Indenture shall have the meanings assigned to them in the Indenture.

 

     

     

    

 

ASSIGNMENT

 

For value received the undersigned sells,
assigns and transfers unto (name, address including zip code and taxpayer I.D. or Social Security number of assignee) _____________________________________________________________________________
___________________________________________________________ the within Certificate and does hereby irrevocably constitute and
appoint __________________________________________________________________ attorney to transfer the said Certificate on the
books kept for registration thereof with full power of substitution on the premises.

  

	Dated:	 	 
	 	 	 
	 	 	 
	 	 	 
	 	Signature by or on behalf of Assignor

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00278-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00278-of-00352.parquet"}]]