Document:

exv10w1

 

Exhibit 10.1

     [AIR COMMERCIAL REAL ESTATE ASSOCIATION LOGO]

STANDARD SUBLEASE

MULTI-TENANT

AIR COMMERCIAL REAL ESTATE ASSOCIATION

1. Basic Provisions (“Basic Provisions”).

     1.1 Parties: This Sublease (“Sublease”), dated for reference purposes
only September 28, 2004 is made by and between Spectrum Pharmaceuticals, Inc.
(“Sublessor”) and Concurrent Pharmaceuticals, Inc. (“Sublessee”), (collectively
the “Parties”, or individually a “Party”).

     1.2(a) Premises: That certain portion of the Project (as defined
below),
known as per attached Exhibit A, consisting of approximately per attached
Exhibit A square feet (“Premises”). The Premises are located at: 157
Technology,
in the City of Irvine, County of Orange, State of California, with zip code
92618. In addition to Sublessee’s Lessee’s rights to use and occupy the
Premises
as hereinafter specified, Sublessee Lessee shall have nonexclusive rights to
the
Common Areas (as defined below) as hereinafter specified, but shall not have
any
rights to the roof, the exterior walls, or the utility raceways of the building
containing the Premises (“Building”) or to any other buildings in the Project.
The Premises, the Building, the Common Areas, the land upon which they are
located, along with all other buildings and improvements thereon, are herein
collectively referred to as the “Project.”

     1.2(b) Parking: Per Master Lease unreserved and            reserved
vehicle parking spaces.

     1.3 Term: years and 36 months commencing October 1, 2004
(“Commencement Date”) and ending September 30, 2007 (“Expiration Date”).

     1.4 Early Possession: None (“Early Possession Date”).

     1.5 Base Rent: $18,000.00 per month (“Base Rent”), payable on the
1st
day of each month commencing November 1, 2004 (subject to adjustment as set
forth in Paragraph 14 of the Addendum).

     [X] If this box is checked, there are provisions in this Sublease Lease for the
Base Rent to be adjusted.

     1.6 Lessee’s Share of Operating Expenses: None percent (None%)
(“Lessee’s Share”).

     1.7 Base Rent and Other Monies Paid Upon Execution:

          (a) Base Rent: $18,000.00 for the period November 1 — November 30,
2004.

          (b) Security Deposit: $20,900.00 (“Security Deposit”).

          (c) Other: $55,000.00 for additional Security Deposit. Please see
Paragraph 18 in the Addendum (A) to Sublease.

          (d) Total Due Upon Execution of this Lease: $93,900.00.

     1.8 Agreed Use:

Chemical and Biological Laboratory Testing, including animal testing (Rodents
only) and office uses.

     1.9 Real Estate Brokers:

          (a) Representation: The following real estate brokers (the “Brokers”)
and brokerage relationships exist in this transaction (check applicable boxes):

þ Grubb & Ellis represents Sublessor exclusively (“Sublessor’s Lessor’s
Broker”);

þ Voit Commercial Brokerage represents Sublessee exclusively (“Sublessee’S
Lessee’s Broker”); or

o represents both Sublessor and Sublessee (“Dual Agency”).

          (b) Payment to Brokers: Upon execution and delivery of this Sublease
by both Parties, Sublessor shall pay to

	 	 	 	 	 
	/s/ GL
(Gregory Lumpkin)

	 	 
	 	/s/ SK
(Shyam Kumaria)

	

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	/s/ JH
(Jeffrey Hatfield)

	 	 
	 	/s/ RS
(Rajesh Shrotriya)

	
 
	 	 	 	
 
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	(C) 2001 — AIR COMMERCIAL REAL ESTATE ASSOCIATION
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the Brokers the brokerage fee agreed to in a separate written agreement (or if
there is no such agreement, the sum of $25,920.00 or      % of the total Base Rent
for the brokerage services rendered by the Brokers).

     1.10 Guarantor. The obligations of the Sublessee under this Sublease
shall be guaranteed by N/A

(“Guarantor”).

     1.11 Attachments. Attached hereto are the following, all of which
constitute a part of this Sublease:

	þ	 	an Addendum consisting of Paragraphs 14 through 27;
	 
	þ	 	a plot plan depicting the Premises and/or Project;
	 
	o	 	a current set of the Rules and Regulations;
	 
	o	 	a Work Letter;
	 
	þ	 	a copy of the Master Lease;
	 
	o	 	other (specify);

2. Premises.

     2.1 Letting. Sublessor hereby subleases to Sublessee, and Sublessee
hereby
subleases from Sublessor, the Premises, for the term, at the rental, and upon
all of the terms, covenants and conditions set forth in this Sublease. Unless
otherwise provided herein, any statement of size set forth in this Sublease, or
that may have been used in calculating Rent, is an approximation which the
Parties agree is reasonable and any payments based thereon are not subject to
revision whether or not the actual size is more or less. Note: Sublessee is
advised to verify the actual size prior to executing this Sublease.

     2.2 Condition. Sublessor shall deliver the Premises to Sublessee broom
clean and free of debris on the Commencement Date or the Early Possession Date,
whichever first occurs (“Start Date”), and warrants that the existing
electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air
conditioning systems (“HVAC”), and any items which the Lessor is obligated to
construct pursuant to the Work Letter attached hereto, if any, other than these
constructed by Lessee, shall be in good operating condition on said date. If a
noncompliance with such warranty exists as of the Start Date, or if one of such
systems or elements should malfunction or fail within the appropriate warranty
period, Sublessor shall, as Sublessor’s sole obligation with respect to such
matter, except as otherwise provided in this Sublease, promptly after receipt
of
written notice from Sublessee setting forth with specificity the nature and
extent of such noncompliance, malfunction or failure, rectify same at
Sublessor’s expense. The warranty periods shall be as follows: (i) 6 months as
to the HVAC systems, and (ii) 30 days as to the remaining systems and other
elements. If Sublessee does not give Sublessor the required notice within the
appropriate warranty period, correction of any such noncompliance, malfunction
or failure shall be the obligation of Sublessee at Sublessee’s sole cost and
expense.

     2.3 Compliance. Sublessor warrants that any improvements, alterations or
utility installations made or installed by or on behalf of Sublessor to or on
the Premises comply with all applicable covenants or restrictions of record and
applicable building codes, regulations and ordinances (“Applicable
Requirements”) in effect on the date that they were made or installed.
Sublessor makes no warranty as to the use to which Sublessee will put the
Premises or to modifications which may be required by the Americans with
Disabilities Act or any similar laws as a result of Sublessee’s use. NOTE:
Sublessee is responsible for determining whether or not the zoning and other
Applicable Requirements are appropriate for Sublessee’s intended use, and
acknowledges that past uses of the Premises may no longer be allowed. If the
Premises do not comply with said warranty, Sublessor shall, except as otherwise
provided, promptly after receipt of written notice from Sublessee setting forth
with specificity the nature and extent of such noncompliance, rectify the same.

     2.4 Acknowledgements. Sublessee acknowledges that: (a) it has been
advised
by Sublessor and/or Brokers to satisfy itself with respect to the condition of
the Premises (including but not limited to the electrical, HVAC and fire
sprinkler systems, security, environmental aspects, and compliance with
Applicable Requirements and the Americans with Disabilities Act), and their
suitability for Sublessee’s intended use, (b) Sublessee has made such
investigation as it deems necessary with reference to such matters and assumes
all responsibility therefor as the same relate to its occupancy of the
Premises,
and (c) neither Sublessor, Sublessor’s agents, nor Brokers have made any oral
or
written representations or warranties with respect to said matters other than
as
set forth in this Sublease. In addition, Sublessor acknowledges that: (i)
Brokers have made no representations, promises or warranties concerning
Sublessee’s ability to honor the Sublease or suitability to occupy the
Premises,
and (ii) it is Sublessor’s sole responsibility to investigate the financial
capability and/or suitability of all proposed tenants.

     2.5 Americans with Disabilities Act. In the event that as a result of
Sublessee’s use, or intended use, of the Premises the Americans with
Disabilities Act or any similar law requires modifications or the construction
or installation of improvements in or to the Premises, Building, Project and/or
Common Areas, the Parties agree that such modifications, construction or
improvements shall be made at: [ ] Sublessor’s expense [X] Sublessee’s
expense.

     2.6 Vehicle Parking. Sublessee shall comply with Section 6.4 of the
Master Lease regarding vehicle parking. Sublessee shall be entitled to use the
number of Unreserved Parking Spaces and Reserved Parking Spaces specified in
Paragraph 1.2(b) on these portions of the Common Areas designated from time to
time for parking. Sublessee shall not use more parking spaces than said number.
Said parking spaces shall be used for parking by vehicles no larger than
fullsize passenger automobiles or pickup trucks, herein called “Permitted Size
Vehicles.” Sublessor may regulate the loading and unloading of vehicles by
adopting Rules and Regulations as provided in Paragraph 2.9. No vehicles other
than Permitted Size Vehicles may be parked in the Common Area without the prior
written permission of Sublessor.

     (a) Sublessee shall not permit or allow any vehicles that belong to or
are controlled by Sublessee or Sublessee’s employees, suppliers, shippers,
customers, contractors or invitees to be loaded, unloaded, or parked in areas
other than those designated by Sublessor for such activities.

     (b) Sublessee shall not service or store any vehicles in the Common
Areas.

     (c) If Sublessee permits or allows any of the prohibited activities
described in this Paragraph 2.6, then Sublessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to
remove or tow away the vehicles involved and charge the cost to Sublessee,
which cost shall be immediately payable upon demand by Sublessor.

     2.7 Common Areas — Definition. The term “Common Areas” is defined as all
areas and facilities outside the Premises and within the exterior boundary line
of the Project and interior utility raceways and installations within the
Premises that are provided and designated by the Sublessor from time to time
for the general nonexclusive use of Sublessor, Sublessee and other tenants of
the Project and their respective employees, suppliers, shippers, customers,
contractors and invitees, including parking areas, loading and

	 	 	 	 	 
	/s/ GL
(Gregory Lumpkin)

	 	 
	 	/s/ SK
(Shyam Kumaria)

	

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	/s/ JH
(Jeffrey Hatfield)

	 	 
	 	/s/ RS
(Rajesh Shrotriya)

	
 

	 	 	 	
 
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	(C)2001 — AIR COMMERCIAL REAL ESTATE ASSOCIATION
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unloading areas, trash areas, roadways, walkways, driveways and landscaped
areas.

     2.8 Common Areas — Sublessee’s Rights. Sublessor grants to Sublessee, for
the benefit of Sublessee and its employees, suppliers, shippers, contractors,
customers and invitees, during the term of this Sublease, the nonexclusive
right
to use, in common with others entitled to such use, the Common Areas as they
exist from time to time, subject to any rights, powers, and privileges reserved
by Sublessor under the terms hereof or under the terms of any rules and
regulations or restrictions governing the use of the Project. Under no
circumstances shall the right herein granted to use the Common Areas be deemed
to include the right to store any property, temporarily or permanently, in the
Common Areas. Any such storage shall be permitted only by the prior written
consent of Sublessor or Sublessor’s designated agent, which consent may be
revoked at any time. In the event that any unauthorized storage shall occur
then
Sublessor shall have the right, without notice, in addition to such other
rights
and remedies that it may have, to remove the property and charge the cost to
Sublessee, which cost shall be immediately payable upon demand by Sublessor.

     2.9 Common Areas — Rules and Regulations. Sublessor or such other
person(s)
as Sublessor may appoint shall have the exclusive control and management of the
Common Areas and shall have the right, from time to time, to establish, modify,
amend and enforce reasonable rules and regulations (“Rules and Regulations”)
for
the management, safety, care, and cleanliness of the grounds, the parking and
unloading of vehicles and the preservation of good order, as well as for the
convenience of other occupants or tenants of the Building and the Project and
their invitees. Sublessee agrees to abide by and conform to all such Rules and
Regulations, and to cause its employees, suppliers, shippers, customers,
contractors and invitees to so abide and conform. Sublessor shall not be
responsible to Sublessee for the noncompliance with said Rules and Regulations
by other tenants of the Project.

     2.10 Common Areas — Changes. Sublessor shall have the right, in
Sublessor’s
sole discretion, from time to time:

     (a) To make changes to the Common Areas, including, without
limitation, changes in the location, size, shape and number of driveways,
entrances, parking spaces, parking areas, loading and unloading areas, ingress,
egress, direction of traffic, landscaped areas, walkways and utility raceways;

     (b) To close temporarily any of the Common Areas for maintenance
purposes so long as reasonable access to the Premises remains available;

     (c) To add additional buildings and improvements to the Common Areas;

     (d) To use the Common Areas while engaged in making additional
improvements, repairs or alterations to the Project, or any portion thereof;
and

     (e) To do and perform such other acts and make such other changes in,
to or with respect to the Common Areas and Project as Sublessor may, in the
exercise of sound business judgment, deem to be appropriate.

3. Possession.

     3.1 Early Possession. If Sublessee totally or partially occupies the
Premises prior to the Commencement Date, the obligation to pay Base Rent shall
be abated for the period of such early possession. All other terms of this
Sublease (including but not limited to the obligations to pay Sublessee’s Share
of Common Area Operating Expenses, Real Property Taxes and Insurance premiums
and to maintain the Premises) shall, however, be in effect during such period.
Any such early possession shall not affect the Expiration Date.

     3.2 Delay in Commencement. Sublessor agrees to use its best commercially
reasonable efforts to deliver possession of the Premises by the Commencement
Date. If, despite said efforts, Sublessor is unable to deliver possession as
agreed, the rights and obligations of Sublessor and Sublessee shall be as set
forth in Paragraph 3.3. Section 3.2 of the Master Lease (as modified by
Paragraph 7.3 of this Sublease).

     3.4 3.3 Sublessee Compliance. Sublessor shall not be required to tender
possession of the Premises to Sublessee until Sublessee complies with its
obligation to provide evidence of insurance. Pending delivery of such evidence,
Sublessee shall be required to perform all of its obligations under this
Sublease from and after the Start Date, including the payment of Rent,
notwithstanding Sublessor’s election to withhold possession pending receipt of
such evidence of insurance. Further, if Sublessee is required to perform any
other conditions prior to or concurrent with the Start Date, the Start Date
shall occur but Sublessor may elect to withhold possession until such
conditions
are satisfied.

4. Rent and Other Charges.

     4.1 Rent Defined. All monetary obligations of Sublessee to Sublessor
under
the terms of this Sublease (except for the Security Deposit) are deemed to be
rent (“Rent”). Rent shall be payable in lawful money of the United States to
Sublessor at the address stated herein or to such other persons or at such
other
places as Sublessor may designate in writing.

     4.2
Common Area Operating Expenses. Sublessee shall pay to during the
term hereof, in addition to the Base Rent, Sublessee’s Share of all Common Area
Operating Expenses, as hereinafter defined, during each calendar year of the
term of this Sublease, in accordance with the following provisions:

     (a) “Common Area Operating Expenses” are defined, for purposes of this
Sublease, as all costs incurred by Sublessor relating to the operation of the
Project, including, but not limited to, the following:

     (i) The operation, repair and maintenance, in neat, clean, good
order and condition, but not the replacement (see subparagraph (e)), of the
following:

     (aa) The Common Areas and Common Area Improvements, including
parking areas, loading and unloading areas, trash areas, roadways, parkways,
walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area
lighting facilities, fences and gates, elevators, roofs, and roof drainage
systems.

     (bb) Exterior signs and any tenant directories.

     (cc) Any fire sprinkler systems.

     (ii) The cost of water, gas, electricity and telephone to service the
Common Areas and any utilities not separately metered.

     (iii) Trash disposal, pest control services, property management,
security services, and the costs of any environmental inspections.

     (iv) Reserves set aside for maintenance and repair of Common Areas.

     (v) Real Property Taxes.

     (vi) Insurance premiums.

     (vii) Any deductible portion of an insured loss concerning the
Building or the Common Areas.

     (b) The inclusion of the improvements, facilities and services set forth
in Subparagraph 4.2(a) shall not be deemed to impose an obligation upon
Ssublessor to either have said improvements or facilities or to provide those
services unless Sublessor already provides the services, or Sublessor has
agreed
elsewhere in this Sublease to provide the same or some of them.

     (c) sublessee’s Share of Common Area Operating Expenses shall be payable
by Sublessee within 10 days after a reasonably detailed statement of actual
expenses is presented to Sublessee. At Sublessor’s option, however, an amount
may be estimated by Sublessor from time to time of Sublessee’s Share of annual
Common Area Operating Expenses and the same shall be payable monthly or
quarterly, as Sublessor shall designate, during each 12 month period of the
Sublease term, on the same day as the Base Rent is due hereunder. Sublessor
shall deliver to Sublessee within 60 days after the expiration of each calendar
year a reasonably detailed statement showing Sublessee’s Share of the actual
Common Area Operating Expenses incurred during the preceding year. If
Sublessee’s payments under this Paragraph 4.2(c) during the preceding year
exceed Sublessee’s Share as indicated on such statement, Sublessor shall credit
the amount of such overpayment against Sublessee’s Share of Common Area
Operating Expenses next becoming due. If Sublessee’s payments under this
Paragraph 4.2(c) during the preceding year were less

	 	 	 	 	 
	/s/ GL
(Gregory Lumpkin)

	 	 
	 	/s/ SK
(Shyam Kumaria)

	

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	/s/ JH
(Jeffrey Hatfield)

	 	 
	 	/s/ RS
(Rajesh Shrotriya)

	
 

	 	 	 	
 
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	(C)2001 — AIR COMMERCIAL REAL ESTATE ASSOCIATION
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than sublessee’s Share as indicated on such statement, Sublessee shall pay
to Sublessor the amount of the deficiency within 10 days after delivery by
Sublessor to Sublessee of the statement.

     4.3
Utilities. Sublessee shall pay for all water, gas, heat, light,
power, telephone, trash disposal and other utilities and services supplied to
the Premises, together with any taxes thereon. Notwithstanding the provisions
of
Paragraph 4.2, if If at any time in Sublessor’s
sole reasonable business
judgment, Sublessor determines that Sublessee is using a disproportionate
amount
of water, electricity or other commonly metered utilities, or that Sublessee is
generating such a large volume of trash as to require an increase in the size
of
the dumpster and/or an increase in the number of times per month that the
dumpster is emptied, then Sublessor may increase Sublessee’s Base Rent by an
amount equal to such increased costs.

5. Security Deposit. The rights and obligations of Sublessor and Sublessee as
to said Security Deposit shall be as set forth in
Paragraph 5 Section 4.3 of
the Master Lease (as modified by Paragraph 7.3 of this Sublease).

6. Agreed Use. The Premises shall be used and occupied only for Chemical and
Biological Laboratory testing, including animal testing (Rodents Only) and
office uses, and for no other purpose.

7. Master Lease.

     7.1 Sublessor is the lessee of the Premises by virtue of a lease, as
amended, hereinafter the “Master Lease”, wherein The Irvine Company, a Delaware
Corporation is the lessor, hereinafter the “Master Lessor”.

     7.2 This Sublease is and shall be at all times subject and subordinate to
the Master Lease.

     7.3 The terms, conditions and respective obligations of Sublessor and
Sublessee to each other under this Sublease shall be the terms and conditions
of
the Master Lease except for those provisions of the Master Lease which are
directly contradicted by this Sublease in which event the terms of this
Sublease
document shall control over the Master Lease. Therefore, for the purposes of
this Sublease, wherever in the Master Lease the word “Lessor” “Landlord” is
used
it shall be deemed to mean the Sublessor herein and wherever in the Master
Lease
the word “Lessee” “Tenant” is used it shall be deemed to mean the Sublessee
herein.

     7.4 During the term of this Sublease and for all periods subsequent for
obligations which have arisen prior to the termination of this Sublease,
Sublessee does hereby expressly assume and agree to perform and comply with,
for the benefit of Sublessor and Master Lessor, each and every obligation of
Sublessor under the Master Lease relating solely to the premises being sublet
to Sublessee pursuant to this Sublease as well as to the Common Areas, except
for the following paragraphs which are excluded therefrom: N/A

     7.5 The obligations that Sublessee has assumed under paragraph 7.4 hereof
and hereinafter referred to as the “Sublessee’s Assumed Obligations”. the
obligations that sublessee has not assumed under paragraph 7.4 hereof are
hereinafter referred to as the “Sublessor’s Remaining Obligations”.

     7.6 Sublessee shall hold Sublessor free and harmless from all liability,
judgements, costs, damages, claims or demands, including reasonable attorneys
fees, arising out of Sublessee’s failure to comply with or perform Sublessee’s
Assumed Obligations.

     7.7 Sublessor agrees to maintain the Master Lease during the entire term
of this Sublease, subject, however, to any earlier termination of the Master
Lease without the fault of the Sublessor. and to comply with or perform
Sublessor’s Remaining Obligations and to hold sublessee free and harmless from
all liability, judgments, costs, damages, claims or demands arising out of
Sublessor’s failure to comply with or perform Sublessor’s Remaining
Obligations.

     7.8 Sublessor represents to Sublessee that the Master Lease is in full
force and effect and that no default exists on the part of any Party to the
Master Lease.

8. Assignment of Sublease and Default.

     8.1 Sublessor hereby assigns and transfers to Master Lessor the
Sublessor’s interest in this the rent to be paid under this Sublease, subject
however
to the provisions of Paragraph 8.2 hereof.

     8.2 Master Lessor, by executing this document, agrees that until a
default
shall occur in the performance of Sublessor’s Obligations under the Master
Lease, that Sublessor may receive, collect and enjoy the Rent accruing under
this Sublease. However, if Sublessor shall default in the performance of its
obligations to Master Lessor then Master Lessor may, at its option, receive and
collect, directly from Sublessee, all Rent owing and to be owed under this
Sublease. Master Lessor shall not, by reason of this assignment of the Sublease
nor by reason of the collection of the Rent from the Sublessee, be deemed
liable
to Sublessee for any failure of the Sublessor to perform and comply with
Sublessor’s Remaining Obligations the Master Lease.

     8.3 Sublessor hereby irrevocably authorizes and directs Sublessee upon
receipt of any written notice from the Master Lessor stating that a default
exists in the performance of Sublessor’s obligations under the Master Lease, to
pay to Master Lessor the Rent due and to become due under the Sublease.
Sublessor agrees that Sublessee shall have the right to rely upon any such
statement and request from Master Lessor, and that Sublessee shall pay such
Rent
to Master Lessor without any obligation or right to inquire as to whether such
default exists and notwithstanding any notice from or claim from Sublessor to
the contrary and Sublessor shall have no right or claim against Sublessee for
any such Rent so paid by Sublessee.

     8.4 No changes or modifications shall be made to this Sublease without
the consent of Master Lessor.

9. Consent of Master Lessor.

     9.1 In the event that the Master Lease requires that Sublessor obtain the
consent of Master Lessor to any subletting by Sublessor then, this Sublease
shall not be effective unless, within 30 days of the date hereof, Master Lessor
signs this Sublease thereby giving its consent to this Subletting.

     9.2 In the event that the obligations of the Sublessor under the Master
Lease have been guaranteed by third parties then neither this Sublease, nor the
Master Lessor’s consent, shall be effective unless, within 10 days of the date
hereof, said guarantors sign this Sublease thereby giving their consent to this
Sublease.

     9.3 In the event that Master Lessor does give such consent then:

     (a) Such consent shall not release Sublessor of its obligations or
alter the primary liability of Sublessor to pay the Rent and perform and comply
with all of the obligations of Sublessor to be performed under the Master
Lease.

     (b) The acceptance of Rent by Master Lessor from Sublessee or any one
else liable under the Master Lease shall not be deemed a waiver by Master
Lessor
of any provisions of the Master Lease.

	 	 	 	 	 
	/s/ GL
(Gregory Lumpkin)

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	 	/s/ SK (Shyam Kumaria)

	/s/ JH
(Jeffrey Hatfield)	 	 	 	/s/ RS (Rajesh Shrotriya)
	
 

	 	 	 	
 
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	(C)2001 — AIR COMMERCIAL REAL ESTATE ASSOCIATION
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     (c) The consent to this Sublease shall not constitute a consent to
any subsequent subletting or assignment.

     (d) In the event of any default of Sublessor under the Master Lease,
Master Lessor may proceed directly against Sublessor, any guarantors or any one
else liable under the Master Lease or this Sublease without first exhausting
Master Lessor’s remedies against any other person or entity liable thereon to
Master Lessor.

     (e) Master Lessor may consent to subsequent sublettings and
assignments of the Master Lease or this Sublease or any amendments or
modifications thereto without notifying sublessor or any one else liable under
the Master Lease and without obtaining their consent and such action shall not
relieve such persons from liability.

     (f) In the event that Sublessor shall default in its obligations
under the Master Lease, then Master Lessor, at its option and without being
obligated to do so, may require Sublessee to attorn to Master Lessor in which
event Master Lessor shall undertake the obligations of Sublessor under this
Sublease from the time of the exercise of said option to termination of this
Sublease but Master Lessor shall not be liable for any prepaid Rent nor any
Security Deposit paid by Sublessee, nor shall Master Lessor be liable for any
other defaults of the Sublessor under the Sublease.

     9.4 The signatures of the Master Lessor and any Guarantors of Sublessor
at
the end of this document shall constitute their consent to the terms of this
Sublease.

     9.5 Master Lessor acknowledges that, to the best of Master Lessor’s
knowledge, no default presently exists under the Master Lease of obligations to
be performed by Sublessor and that the Master Lease is in full force and
effect.

     9.6 In the event that Sublessor defaults under its obligations to be
performed under the Master Lease by Sublessor, Master Lessor agrees to deliver
to Sublessee a copy of any such notice of default. Sublessee shall have the
right to cure any default of Sublessor described in any notice of default
within
ten days after service of such notice of default on Sublessee. If such Default
is cured by Sublessee then Sublessee shall have the right of reimbursement and
offset from and against Sublessor.

10. Additional Brokers Commissions.

     10.1 Sublessor agrees that if Sublessee exercises any option or right of
first refusal as granted by Sublessor herein, or any option or right
substantially similar thereto, either to extend the term of this Sublease, to
renew this Sublease, to purchase the Premises, or to lease or purchase adjacent
property which Sublessor may own or in which Sublessor has an interest, then
Sublessor shall pay to Broker a fee in accordance with the schedule of Broker
in
effect at the time of the execution of this Sublease. Notwithstanding the
foregoing, Sublessor’s obligation under this Paragraph is limited to a
transaction in which Sublessor is acting as a Sublessor, lessor or seller.

     10.2 Master Lessor agrees that if Sublessee shall exercise any option or
right of first refusal granted to Sublessee by Master Lessor in connection with
this Sublease, or any option or right substantially similar thereto, either to
extend or renew the Master Lease, to purchase the Premises or any part thereof,
or to lease or purchase adjacent property which Master Lessor may own or in
which Master Lessor has an interest, or if Broker is the procuring cause of any
other lease or sale entered into between Sublessee and Master Lessor pertaining
to the Premises, any part thereof, or any adjacent property which Master Lessor
owns or in which it has an interest, then as to any of said transactions,
Master
Lessor shall pay to Broker a fee, in cash, in accordance with the schedule of
Broker in effect at the time of the execution of this Sublease.

     10.3 Any fee due from Sublessor or Master Lessor hereunder shall be due
and
payable upon the exercise of any option to extend or renew, upon the execution
of any new lease or, in the event of a purchase, at the close of escrow.

     10.4 Any transferee of Sublessor’s interest in this Sublease, or of Master
Lessor’s interest in the Master Lease, by accepting an assignment thereof,
shall
be deemed to have assumed the respective obligations of Sublessor or Master
Lessor under this Paragraph 10. Broker shall be deemed to be a third-party
beneficiary of this paragraph 10.

11. Representations and Indemnities of Broker Relationships. The Parties each
represent and warrant to the other that is has had no dealings with any person,
firm, broker or finder (other than the Brokers, if any) in connection with this
Sublease, and that no one other than said named Brokers is entitled to any
commission or finder’s fee in connection herewith. Sublessee and Sublessor do
each hereby agree to indemnify, protect, defend and hold the other harmless
from
and against liability for compensation or charges which may be claimed by any
such unnamed broker, finder or other similar party by reason of any dealings or
actions of the indemnifying Party, including any costs, expenses, attorneys’
fees reasonably incurred with respect thereto.

12. Attorney’s fees. If any Party or Broker brings an action or proceeding
involving the Premises whether founded in tort, contract or equity, or to
declare rights hereunder, the Prevailing Party (as hereafter defined) in any
such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys’ fees. Such fees may be awarded in the same suit or recovered in a
separate suit, whether or not such action or proceeding is pursued to decision
or judgment. The term, “Prevailing Party” shall include, without limitation, a
Party or Broker who substantially obtains or defeats the relief sought, as the
case may be, whether by compromise, settlement, judgment, or the abandonment by
the other Party or Broker of its claim or defense. The attorneys’ fees award
shall not be computed in accordance with any court fee schedule, but shall be
such as to fully reimburse all attorneys’ fees reasonably incurred. In
addition,
Sublessor shall be entitled to attorneys’ fees, costs and expenses incurred in
the preparation and service of notices of Default and consultations in
connection therewith, whether or not a legal action is subsequently commenced
in
connection with such Default or resulting Breach ($200 is a reasonable minimum
per occurrence for such services and consultation).

13. No Prior or Other Agreements; Broker Disclaimer. This Sublease contains
all
agreements between the Parties with respect to any matter mentioned herein, and
no other prior or contemporaneous agreement or understanding shall be
effective.
Sublessor and Sublessee each represents and warrants to the Brokers that it has
made, and is relying solely upon, its own investigation as to the nature,
quality, character and financial responsibility of the other Party to this
Sublease and as to the use, nature, quality and character of the Premises.
Brokers have no responsibility with respect thereto or with respect to any
default or breach hereof by either Party. The liability (including court costs
and attorneys’ fees), of any Broker with respect to negotiation, execution,
delivery or performance by either Sublessor or Sublessee under this Sublease or
any amendment or modification hereto shall be limited to an amount up to the
fee
received by such Broker pursuant to this Sublease; provided, however, that the
foregoing limitation on each Broker’s liability shall not be applicable to any
gross negligence or willful misconduct of such Broker.

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL
REAL ESTATE ASSOCIATION OR BY ANY REAL ESTATE BROKER AS TO THE LEGAL
SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS SUBLEASE OR THE
TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS
SUBLEASE.

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF
THE
PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE STRUCTURAL
INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY
OF THE PREMISES FOR SUBLESSEE’S INTENDED USE.

	 	 	 	 	 
	/s/ GL (Gregory Lumpkin)

	 	PAGE 5 OF 6
	 	/s/ SK (Shyam Kumaria)

	/s/ JH
(Jeffrey Hatfield)	 	 	 	/s/ RS (Rajesh Shrotriya)
	
 

	 	 	 	
 
	INITIALS

	 	 	 	INITIALS

			
	(C)2001 — AIR COMMERCIAL REAL ESTATE ASSOCIATION
	 	FORM SBMT-0-4/01E

 

 

WARNING: IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA,
CERTAIN PROVISIONS OF THE SUBLEASE MAY NEED TO BE REVISED TO COMPLY WITH THE
LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED.

		
	Execute at: 	Irvine

		
	On: 	10/4/04

BY SUBLESSOR:

Spectrum Pharmaceuticals, Inc.

a Delaware Corporation

		
	By: 	/s/ Shyam Kumaria

		
	Name Printed: 	Shyam Kumaria

		
	Title: 	Vice President of Finance

		
	By: 	

		
	Name Printed: 	

		
	Title: 	

		
	Address: 	

		
	Telephone: 	(     )

		
	Facsimile: 	(     )

		
	Federal ID No. 	

BROKER:

		
	Attn: 	

		
	Title: 	

		
	Address: 	

		
	Telephone: 	(     )

		
	Facsimile: 	(     )

		
	Federal ID No. 	

		
	Executed at: 	Fort Washington PA

	

		
	On: 	11/05/04

BY SUBLESSEE

Concurrent Pharmaceuticals, Inc.

a Delaware Corporation

		
	By: /s/ 	Gregory M. Lumpkin

		
	Name Printed: 	Gregory M. Lumpkin

		
	Title: 	Chief Financial Officer

		
	By: 	

		
	Name Printed: 	

		
	Title: 	

		
	Address: 	

		
	Telephone: 	(     ) 

		
	Facsimile: 	(     ) 

		
	Federal ID No. 	

BROKER:

		
	Attn: 	

		
	Title: 	

		
	Address: 	

		
	Telephone: 	(     ) 

		
	Facsimile: 	(     ) 

		
	Federal ID No. 	

Consent to the above Sublease is hereby given.

		
	Executed at: 	

		
	On: 	

BY MASTER LESSOR:

The Irvine Company,

a Delaware Corporation

		
	By: 	

		
	Name Printed: 	

		
	Title: 	

		
	By: 	

		
	Name Printed: 	

		
	Title: 	

		
	Address: 	

		
	Telephone: 	(     )

		
	Facsimile: 	(     )

		
	Federal ID No. 	

		
	Executed at: 	

		
	On: 	

BY GUARANTOR(S):

 

 

 

 

		
	By: 	

		
	Name Printed: 	

		
	Title: 	

		
	Address: 	

		
	By: 	

		
	Name Printed: 	

		
	Address: 	

NOTE: These forms are often modified to meet changing requirements of law and
needs of the industry. Always write or call to make sure you are utilizing the
most current form: AIR COMMERCIAL REAL ESTATE ASSOCIATION, 700 So. Flower St.,
Suite 600, Los Angeles, CA 90017. (213) 687-8777.

	 	 	 	 	 
	/s/ GL
(Gregory Lumpkin)

	 	 
	 	/s/ SK
(Shyam Kumaria)

	

	 	PAGE 6 OF 6
	 	

	/s/ JH
(Jeffrey Hatfield)

	 	 
	 	/s/ RS
(Rajesh Shrotriya)

	
 

	 	 	 	
 
	INITIALS

	 	 	 	INITIALS

			
	(C)2001 — AIR COMMERCIAL REAL ESTATE ASSOCIATION
	 	FORM SBMT-0-4/01Eexv10w2

 

Exhibit 10.2

ADDENDUM (A) TO SUBLEASE AGREEMENT DATED SEPTEMBER 28, 2004 BY AND

BETWEEN SPECTRUM PHARMACEUTICALS, INC., A DELAWARE CORPORATION AS

SUBLESSOR, AND CONCURRENT PHARMACEUTICALS, INC. A DELAWARE

CORPORATION, AS SUBLESSEE, AND THE IRVINE COMPANY, A DELAWARE

CORPORATION, AS MASTER LESSOR, FOR THE PREMISES KNOWN AS 157

TECHNOLOGY (SEE ATTACHED EXHIBIT A), IN IRVINE, CALIFORNIA

	 	 	 	 	 	 	 
	14.
	 	Rent	 	Months:	 	Rent:

	

	 	 	 	01	 	$0.00
	

	 	 	 	02- 18	 	$18,000.00
	

	 	 	 	19 — 36	 	$19,000.00
	 
	 	 	 	 	 	 
	15.	 	Operating Expenses &
Real Estate Taxes:	 	The above monthly Base Rent shall be an all-inclusive
monthly rent, which shall include the Operating Expenses
(as such term is defined in the Master Lease), including,
without limitation, utilities, maintenance, insurance,
taxes, water, trash and real estate taxes for the
Building. Janitorial service shall not be furnished by
Sublessor.
	 
	 	 	 	 	 	 
	16.	 	Condition of Premises:	 	Sublessor, at Sublessor’s sole cost and expense, shall
deliver the Premises in clean, good working condition,
including but not limited to, all plumbing, HVAC, lights,
electrical, gas, equipment, hoods and water systems.
	 
	 	 	 	 	 	 
	17.	 	Renewal Option:	 	Sublessee shall have an option (the “Renewal Option”) to
renew this Sublease for one approximate (18) month term
at a fair market rate. Sublessee shall provide Sublessor
with written notice of its intention to exercise said
Renewal Option not less than nine (9) months prior to the
expiration of the initial term of this Sublease.
Sublessee’s Renewal Option shall be subject to the
remaining term on the Master Lease.
	 
	 	 	 	 	 	 
	18.	 	First Month’s Rent &
Security Deposit:	 	Sublessee shall deliver the first month’s rent (i.e. $18,000.00)
and a security deposit equal to thirty eight thousand nine
hundred dollars 110% of last month’s rent (i.e. $38,900.00) upon
Sublease execution. In lieu of any corporate guaranty, Sublessee
shall pay an additional security deposit equal to thirty seven
fifty five thousand dollars ($37,000.00). So as long as Sublessee
at such time is not currently in default of this Sublease,
eighteen thousand dollars ($18,000.00) shall be returned to
Sublessee in month eighteen (18) and nineteen thousand dollars
($19,000.00) shall be returned to Sublessee in month twenty-four
(24).
	 
	 	 	 	 	 	 
	19.	 	Access:	 	For the purpose of permitting access to the Premises by
Sublessee and Sublessee’s agents and employees, Sublessor
hereby grants to Sublessee, during the term hereof, the
rights of access to and egress from the Premises that are
granted to Sublessor pursuant to the Master Lease.
	 
	 	 	 	 	 	 
	 	 	 	 	Notwithstanding the foregoing, it is further understood
that Sublessee’s main ingress and egress to and from the
Premises shall be through the back of the building,
however, Sublessee’s employees and visitors shall also
have the right to enter and leave through the main lobby
of the Building. In addition, Sublessee shall have no
rights to the reception desk or lobby signage.
	 
	 	 	 	 	 	 
	 	 	 	 	It is further understood that Sublessee will provide
Sublessor access to the Receiving area when necessary to
receive large deliveries.
	 
	 	 	 	 	 	 
	20.	 	Representations and

Warranties:	 	Sublessor hereby represents and warrants to Sublessee
that, as of the date hereof and as of the Start Date:
	 
	 	 	 	 	 	 
	 	 	 	 	     (a) The Master Lease as Amended is and shall be the only
agreement between Master Lessor and Sublessor with respect to
the Premises, the same has not been supplemented, amended or
modified (other than the Amendment dated 3/25/04), and is in
full force and effect. A true, correct and complete copy of the
Master Lease is attached hereto. To the Sublessor’s knowledge,
neither Master Lessor nor Sublessor is in default under the
Master Lease, and to the Sublessor’s knowledge no state of
facts exists which, with the giving of notice and/or the
passage of time would constitute a default by either Master
Lessor or Sublessor under the Master Lease. Sublessor has the
right to enter into this Sublease and by entering into this
Sublease, Sublessor will not breach any other agreement to
which Sublessor is a party.

 

 

	 	 	 	 	 	 	 
	 	 	 	 	     (b) To the Sublessor’s knowledge, Sublessor has received
no notices of, nor are there any pending or, threatened actions
or legal proceedings affecting the Premises.
	 
	 	 	 	 	 	 
	21.	 	Sublessee’s Default and
Sublessor’s Remedies:	 	In the event Sublessee defaults in the performance of any
of its obligations hereunder, Sublessor shall have the
right in Sublessor’s sole discretion, (i) to exercise any
and all remedies available to Master Lessor pursuant to
the Master Lease (as modified by Paragraph 7.3 of this
Sublease), independently of Master Lessor’s right to
exercise such rights and remedies, and/or any and all
remedies available to Sublessor now or hereafter existing
at law or in equity (ii) to terminate this Sublease;
provided, however, that in the event of (x) a monetary
default Sublessor shall be required to give Sublessee ten
(10) days prior written notice and an opportunity to cure
such monetary default before exercising its remedies
under this Paragraph, or (y) a non-monetary default
Sublessor shall be required to give Sublessee thirty (30)
days prior written notice and an opportunity to cure such
non-monetary default before exercising its remedies under
this Paragraph.
	 
	 	 	 	 	 	 
	22.	 	Sublessor’s Default and
Sublessee’s Remedies:	 	In the event Sublessor defaults in the performance of any
of its obligations hereunder Sublessee shall have the
right in Sublessee’s sole discretion, (i) to exercise any
and all remedies available to it under this Sublease or
now or hereafter existing at law or in equity, or (ii) to
terminate this Sublease; provided, however, Sublessee
shall be required to give Sublessor thirty (30) days
prior written notice and an opportunity to cure such
default before exercising its remedies under this
Paragraph.
	 
	 	 	 	 	 	 
	 	 	 	 	In the event Sublessor defaults in the performance of any
of its obligations under the Master Lease and Sublessor
is unable to cure said default, Sublessor shall notify
Sublessee of such default and Sublessee shall have the
right in Sublessee’s sole discretion, (i) without
releasing Sublessor in whole or in part from Sublessor’s
obligation to perform any and all covenants, conditions
and agreements to be performed by Sublessor under this
Sublease or under the Master Lease, to cure the default
at Sublessor’s sole cost, and (ii) to offset any amounts
incurred in order to cure such a default by Sublessor
against any amount owing from Sublessee to Sublessor
pursuant to any other agreement entered into by and
between Sublessor and Sublessee.
	 
	 	 	 	 	 	 
	23.	 	Address for Notice:	 	Any notice required or permitted to be given or served by
either party to this Sublease shall be in writing and
deemed to have been given or delivered, as the case may
be, when delivered, or three (3) days after deposit in
the United States Post Office, Certified or Registered
Mail, Return Receipt Requested, postage prepaid, or one
business day after deposit with a national overnight
express carrier, such as Federal Express, charges
prepaid, addressed as follows:
	 
	 	 	 	 	 	 
	

	 	 	 	Master Lessor:
	 	The Irvine Company
d/b/a Office Properties
8105 Irvine Center Drive
Suite 300
Irvine, CA 92618
Attn: Vice President, Technology Portfolio

	 
	 	 	 	 	 	 
	

	 	 	 	Sublessor:
	 	Spectrum Pharmaceuticals, Inc.
157 Technology
Irvine, CA 92618
Attn: Shyam Kumaria VP Finance

	 
	 	 	 	 	 	 
	

	 	 	 	Sublessee:
	 	Concurrent Pharmaceuticals, Inc.
502 West Office Center Drive
Ft. Washington, PA 19034
Attn: Gregory Lumpkin, V.P.

	 
	 	 	 	 	 	 
	24.	 	Indemnification:	 	Per Master Lease as modified by Paragraph 7.3 of the Sublease.

 

 

	 	 	 	 	 	 	 
	25.	 	Amendment of Master Lease:	 	Sublessor shall not modify, amend or terminate any of
the terms or provisions of the Master Lease without
the prior written consent of Sublessee, which consent may
not be unreasonably withheld.
	 
	 	 	 	 	 	 
	26.	 	Entire Agreement:	 	This Sublease, including the Master Lease as incorporated
herein by Paragraph 7.3 of this Sublease, and the
exhibits hereto set forth all the agreements and
understandings between Sublessor and Sublessee concerning
the Premises and there are no agreements or
understandings, either oral or written, between them
other than as herein set forth. All prior arrangements
and understandings, whether oral or written, between the
parties hereto are merged herein and extinguished, this
Sublease superseding and canceling the same. No amendment
to this Sublease shall be binding upon Sublessor or
Sublessee unless reduced to writing and executed by the
party against which such amendment is to be enforced.
	 
	 	 	 	 	 	 
	27.	 	Controlling Law:	 	This Sublease shall be interpreted and construed in
accordance with the laws of the State of California.

 

 

     IN WITNESS WHEREOF, the parties hereto have caused this Assignment to be
duly executed on the day and year first set forth above.

	 	 	 	 	 
	 	SUBLESSOR:

Spectrum Pharmaceuticals, Inc.,

A Delaware Corporation

 	 
	 	By:  	/s/ Rajesh Shotriya
 	 
	 	 	Rajesh Shotriya 	 
	 	 	Title:  CEO
Date: 10/11/04 	 
	 

	 	 	 	 	 
	 	SUBLESSEE:

Concurrent Pharmaceuticals, Inc.,

A Delaware Corporation

 	 
	 	By:  	/s/
Jeffrey Hatfield
 	 
	 	 	Jeffrey Hatfield
Title: CEO
Date: 10-7-04

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