Document:

Exhibit 10.33(a)

 

FIRST AMENDMENT TO AGREEMENT OF LEASE

 

THIS FIRST AMENDMENT TO AGREEMENT
OF LEASE (“First Amendment”) is made this 5th
day of November, 2003, by and between THE REALTY ASSOCIATES FUND
V, L.P., a Delaware limited partnership, successor in interest to OP
& F Bernards – 78, L.L.C. (“Landlord”) and RELIANT PHARMACEUTICALS, LLC, a Delaware limited liability
company (“Tenant”).

 

W I T N E S S E T H:

 

WHEREAS, OP & F Bernards – 78, L.L.C., Landlord’s predecessor in interest,
and Tenant entered into that certain Agreement of Lease dated February 5, 2001
(the “Lease”), pursuant to which Tenant leased that certain premises in the
building located on the fourth floor of the building located at 110 Allen Road,
Liberty Corner, Bernard Township, New Jersey 07938 (the “Building”), said
premises containing approximately Fifty-Two Thousand Four Hundred Seventeen
(52,417) rentable square feet of office space (the “Original Premises”);

 

WHEREAS, Landlord and Tenant desire to amend the Lease to (i) increase the square
footage of the Original Premises, and (ii) amend certain other terms and
conditions of the Lease as herein provided.

 

NOW, THEREFORE, in consideration of the premises and mutual covenants and agreements
herein contained and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree
to the following:

 

1.             Recitals. The recitals set forth above are incorporated herein by this reference
with the same force and effect as if fully set forth hereinafter.

 

2.             Capitalized Terms. Capitalized terms not otherwise defined herein shall have the meaning
ascribed to them in the Lease. From and after the date hereof, the Lease and
this First Amendment shall be known collectively as the “Lease”.

 

3.             Landlord. All references in the
Lease to OP & F Bernards – 78, L.L.C., as “Landlord”, shall now apply to
The Realty Associates Fund V, L.P., which acquired the Building.

 

4.             Premises.

 

a.             Effective November 1, 2003 (the “Effective Date”), the rentable square
footage of the Original Premises shall be increased by Twenty Thousand Two
Hundred Eighty-Three (20,283) rentable square feet of space on the first floor
of the Building as shown on the floor plan attached hereto as Exhibit A-2
(the “Additional Premises”) to Seventy-Two Thousand Seven Hundred Seven
(72,707) rentable square feet. Tenant shall, within five (5) days after
Landlord’s request, complete and execute the letter attached hereto as Exhibit
B-1 and deliver it to Landlord. Landlord shall deliver possession of the

 

1

 

Additional
Premises to Tenant broom cleaned and vacant of tenancies except as provided in
Paragraph 19 below .

 

b.             As of the Effective Date, Paragraph 1 of the Basic Lease Provisions and
Definitions contained in the Preamble of the Lease (the “Basic Lease Provisions”)
shall be deleted in its entirety and the following Paragraph 1 substituted in
lieu thereof:

 

“1.           Premises or Demised Premises: The Demised Premises
contains 72,707 rentable square feet of space in the aggregate consisting of
the following: (i) the “Original Premises” is outlined in red on the floor plan
annexed to the Lease and made a part thereof as Exhibit A consisting of
approximately 52,417 rentable square feet located on the fourth floor in the
east and west wings, and (ii) the “Additional Premises” is shown on the floor
plan annexed to this First Amendment and made a part hereof as Exhibit A-2
consisting of approximately 20,283 rentable square feet located on the first
floor, together with all fixtures, equipment, improvements and installations
attached to the Original Premises and the Additional Premises, in the building
located at 110 Allen Road, Liberty Corner, Bernards Township, New Jersey 07938
(the “Building”) located on the parcel of land more particularly described in
Exhibit A-1 attached to the Lease and made a part thereof (the “Land”). The
Building and the Land are referred to collectively in the Lease as the “Property.”  The Original Premises and the Additional
Premises are referred to collectively in the Lease as the “Demised Premises.”“

 

c.             From and after the Effective Date, except as otherwise provided herein,
all references in the Lease to the Demised Premises shall refer collectively to
the Original Premises and the Additional Premises.

 

5.             Term. The Term of the Lease with respect the Additional Premises shall be
coterminous with the Term of the Lease with respect to the Original Premises
and, accordingly, shall commence on the Effective Date and expire July 31, 2011
(inclusively, the “Additional Premises Term”), unless terminated sooner
pursuant to the provisions of the Lease or hereof.

 

6.             Fixed Rent.

 

a.             Throughout the Term of the Lease, Tenant shall continue to pay Fixed Rent
with respect to the Original Premises in the amounts set forth in Paragraph 6
of the Basic Lease Provisions and Exhibit F attached to the Lease.

 

b.             In addition to the Fixed Rent payable under the Lease with respect to the
Original Premises, as of the Effective Date, Tenant shall pay Fixed Rent with
respect to the Additional Premises, at the times and in the manner set forth in
Paragraph 2 of the Lease, according to the following schedule:

 

Additional
Premises Fixed Rent

 

	
  Lease Period

  	
   

  	
  Annual Fixed Rent

  	
   

  	
  Monthly Fixed Rent

  	
   

  
	
  11/01/03 – 05/31/06

  	
   

  	
  $

  	
  557,782.56

  	
  *

  	
  $

  	
  46,481.88

  	
   

  
	
  06/01/06 – 01/31/09

  	
   

  	
  $

  	
  578,065.56

  	
  *

  	
  $

  	
  48,172.13

  	
   

  
	
  02/01/09 – 07/31/11

  	
   

  	
  $

  	
  598,348.56

  	
  *

  	
  $

  	
  49,862.38

  	
   

  

 

2

 

*annualized amounts

 

c.             Notwithstanding anything to the contrary contained herein, no Fixed Rent
shall be paid by Tenant with respect to the Additional Premises for the first
eight (8) full consecutive calendar months of the Additional Premises Term. No
other amounts due to Landlord under this Lease other than the Fixed Rent with
respect to the Additional Premises shall be abated, except as expressly
provided herein. In the event Tenant defaults hereunder and fails to cure such
default within any applicable notice or cure period, Tenant shall not be
entitled to any further abatement of Fixed Rent with respect to the Additional
Premises and all Fixed Rent with respect to the Additional Premises previously
abated shall be immediately paid by Tenant to Landlord.

 

d.             Fixed Rent payable with respect to the Additional Premises shall be net of
electricity, which shall be a separate charge paid by Tenant in accordance with
Paragraphs 15(d) through (o) of the Lease.

 

e.             Paragraph 2(f) of the Lease is hereby deleted and shall be of no further
force and effect.

 

7.             Base Rent Paid Upon Execution. Upon Tenant’s execution of this First Amendment, Tenant shall deposit
with Landlord the sum of Forty-Six Thousand Four Hundred Eighty-One and 88/100
Dollars ($46,481.88) for the first full month’s Fixed Rent due with respect to
the Additional Premises, notwithstanding any abatement of Fixed Rent pursuant
to Paragraph 5(c) above. The Fixed Rent deposited by Tenant pursuant to this
Paragraph 7 shall be applied to the Fixed Rent due with respect to the
Additional Premises for the first full calendar month of the Additional
Premises Term for which Fixed Rent is due hereunder (i.e., the ninth full
calendar month of the Additional Premises Term).

 

8.             Security Deposit. The Security Deposit held by Landlord pursuant to the Lease shall not be
increased in connection with Tenant’s lease of the Additional Premises.

 

9.             Tenant’s Proportionate Share
of Expenses. As of the Effective
Date, Paragraph 9 of the Basic Lease Provisions shall be deleted in its
entirety and the following Paragraph 9 substituted in lieu thereof:

 

“9.           Tenant’s Proportionate Share of Expenses:  36.30% comprised of 26.17% with respect to
the Original Premises and 10.13% with respect to the Additional Premises,
arrived at by dividing the square footage of the Demised Premises (which for
purposes of the Lease, is agreed to be 72,707 rentable square feet in the
aggregate consisting of the Original Premises containing 52,417 rentable square
feet and the Additional Premises containing 20,283 rentable square feet) by
(ii) the Total Square Footage of the Building (which for purposes of this Lease
is agreed to be 200,270 square feet).”

 

10.           Parking. As of the Effective Date, Paragraph 13 of the Basic Lease Provisions
shall be deleted in its entirety and the following Paragraph 13 substituted in
lieu thereof:

 

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“13.         Number of Tenant Allocated Parking Spaces:  Fifteen
(15) covered reserved spaces (“Reserved Spaces”) and Tenant shall be permitted
to use its pro rata share of unreserved space in common with other Tenants of
the Building.”

 

11.           Operating Expense Base. The “Operating
Expense Base” (as that term is defined in Paragraph 3(a) of the Lease) with
respect to the Additional Premises shall be the calendar year 2004. The “Initial
Year” (as that term is defined in Paragraph 3(a) of the Lease) with respect to
the Additional Premises shall mean the period of time from the Effective Date
until the end of the calendar year 2003. The “Real Estate Taxes Base” (as that
term is defined in Paragraph 3(a) of the Lease) with respect to the Additional
Premises shall be the calendar year 2004. The Operating Expense Base, Initial
Year and Real Estate Taxes Base with respect to the Original Premises shall
remain as stated in the Lease and shall not be modified hereby.

 

12.           Tenant Improvements.

 

a.             Tenant
acknowledges that Landlord has met its obligations to construct tenant
improvements or provide an allowance for Tenant to construct tenant
improvements with respect to the Original Premises pursuant to Exhibit B of the
Lease.

 

b.             Tenant
hereby agrees to accept the Additional Premises in its “as-is” condition
existing on the date hereof and Landlord shall have no obligation to construct
any tenant improvements to the Additional Premises on behalf of Tenant.

 

c.             Tenant shall construct tenant improvements (“Improvements”) for the
Additional Premises in accordance with the plans (the “Plans”), which shall be
prepared by Tenant and approved in final form by Landlord, which approval shall
not be unreasonably withheld. The Plans shall include items and information as
Landlord shall reasonably require to evaluate Tenant’s work. All Improvements
shall be constructed in a good and workmanlike manner using new materials and
in accordance with all applicable laws, codes and regulations, including the
Americans with Disability Act (“ADA”) and in accordance with Paragraph 6 of the
Lease (except that the first sentence of Paragraph 6(b) of the Lease shall not
apply with respect to the Improvements). It is expressly agreed that (a) Tenant
shall not commence any such work until said Plans have been approved by
Landlord, and (b) the Plans which have been so approved by Landlord have been
used by Tenant, if applicable, to obtain all permits that are necessary to
construct the Improvements. Tenant acknowledges that Landlord’s review and
approval of the Plans is not conducted for the purpose of determining the
accuracy and completeness of the Plans, their compliance with applicable codes
and governmental regulations including ADA, or their sufficiency for purposes
of obtaining a building permit, all of which shall remain the responsibility of
Tenant and Tenant’s architect. Accordingly, Landlord shall not be responsible
for any delays in obtaining the building permit due to the insufficiency of the
Plans or any delays due to changes in the Plans required by the applicable
governmental regulatory agencies reviewing the Plans. If, as a result of any
proposed Improvements made by Tenant to the Additional Premises, Landlord is
obligated to comply with the ADA or any other law or regulation and such
compliance requires Landlord to make any improvement or alteration to any
portion of the Building, as a condition to Landlord’s approval, Landlord shall
have the right to require Tenant to pay to Landlord prior to the construction
of any such Improvement by Tenant, the entire cost of any improvement or
alteration Landlord is obligated to complete by such law or regulation.

 

4

 

d.             Tenant shall provide Landlord with a breakdown of the estimated total cost
of the Improvements (“Cost Breakdown”), including, without limitation:
construction cost of the Improvements; architectural and engineering fees
relating to the preparation and review of the space plan and the Plans
(inclusive of the initial space plan and all design work above and below the
ceiling); governmental agency plan check, permit and other fees; sales and use
taxes; testing and inspection costs; and construction fees (including general
contractor’s overhead and supervision fees and the construction supervisory fee
referred to in subparagraph (i) hereof). In connection thereto, Landlord hereby
grants to Tenant an “Improvement Allowance” of up to Twenty and 75/100 Dollars
($20.75) per rentable square foot of space in the Additional Premises (i.e.,
20,283 rentable square feet multiplied by $20.75 = $420,872.25). The
Improvement Allowance shall be disbursed to Tenant not more frequently than
once per month based on disbursement requests submitted by Tenant to Landlord
and certified by Tenant’s architect. Such disbursement request shall set forth
the total amount incurred, expended and/or due for each requested item less
prior disbursements and a description of the work performed, and materials
supplied and/or costs incurred or due with respect to each item for which
disbursement is requested. Each such disbursement request shall be accompanied
by invoices, vouchers, statements, affidavits, payroll records and/or other
documents reasonably requested by Landlord, which substantiate costs incurred
to justify such a disbursement, together with lien waivers for those
contractors and materialmen providing construction services or materials. In
addition, each disbursement shall be subject to inspection and approval of
completed work by Landlord’s construction engineer. In the event the Cost
Breakdown exceeds the Improvement Allowance, Tenant shall pay from another
source of funds the amount by which the Cost Breakdown exceeds the Improvement
Allowance prior to any disbursement of the Improvement Allowance by Landlord. In
the event the actual cost of the Improvements is less than the Improvement
Allowance, the unused portion of the Improvement Allowance shall not be paid or
refunded to Tenant or be available to Tenant as a credit against any
obligations of Tenant under the Lease, except that up to thirty-three percent
(33%) of the Improvement Allowance (i.e., $420,872.25 multiplied by .33 =
$138,887.84) may be used to reimburse Tenant for its documented, third-party
out-of-pocket expenses incurred in connection with its installation of its data
and voice cabling and wiring at the Additional Premises. The Improvement
Allowance must be expended on or before the expiration of the twelve (12)
calendar month period following the Effective Date. If the Improvement
Allowance is not expended on or before such date, the Improvement Allowance
shall no longer be available to Tenant and Landlord shall have no further
obligation to provide such Improvement Allowance to Tenant.

 

e.             Tenant shall obtain Landlord’s approval of Tenant’s contractor, which
approval shall not be unreasonably withheld provided (i) such contractor’s primary business is the
construction of tenant/interior finish work in commercial office buildings;
(ii) such contractor is licensed to do business in Somerset County, New Jersey,
and (iii) such contractor is not a contractor with whom Landlord or its agent
has had unsatisfactory dealings in the past. Landlord hereby agrees that if
Tenant elects to use Gale Construction Company, LLC or DDB Interior Contracting
as Tenant’s contractor, such contractors are pre-approved and shall not require
any additional approvals by Landlord. Additionally, Tenant shall submit
a copy of the proposed construction contract to Landlord for Landlord’s
approval. Landlord’s approval, which shall not be unreasonably withheld, shall
be given or denied (as applicable) within ten (10) business days of receipt of
the necessary information from Tenant. Tenant’s contractors and subcontractors shall
be required to provide the

 

5

 

following
types of insurance, in the minimum amounts indicated, naming Landlord (and
Landlord’s mortgagee, if required by Landlord) as additional insured:

 

(i)            Workmen’s Compensation with full statutory limits for employer’s
liability.

 

(ii)           Commercial General Liability Insurance including direct and contingent
liability in the aggregate amount of One Million and No/100 Dollars
($1,000,000.00) combined single limit coverage per occurrence for personal
injury, death or property damage.

 

(iii)          The Liability Policy shall include coverage for Broad Form Hold Harmless
Agreement as is contained in the standard contract.

 

(iv)          Automobile Liability Insurance with bodily injury limits of $250,000 per
person, $500,000 per accident, and $50,000 per accident for Property Damage.

 

Certificates of insurance for
all of the foregoing insurance coverages shall be delivered to Landlord before
construction of the improvements is started and before Tenant’s contractor’s
equipment is placed upon the Additional Premises. In all other respects, the
insurance coverage above mentioned shall comply with the Lease provisions.

 

f.              It is agreed that Tenant assumes the entire responsibility and liability due
to its negligence, including statutory or common law, for any and all injuries
or death of any or all persons, including its contractor, subcontractors and
employees, and for any and all damages to property caused by or resulting from
or arising out of any act or omission on the part of Tenant, its contractor,
subcontractors or employees, in the prosecution of the work thereunder. With
respect to such work Tenant agrees to indemnify and save harmless Landlord, its
mortgagee, architect, engineers and their employees and all other tenants of
the Property from and against all losses and expense, including legal fees,
which they may suffer or pay as the result of claims or lawsuits due to,
because of or arising out of any and all such injuries, death or damage,
whether real or alleged, and Tenant, its contractor and subcontractors shall
assume and defend at their own expense all such claims or lawsuits, unless
caused by the gross negligence or willful misconduct of Landlord. Tenant agrees
to insure this assumed liability in its Comprehensive General Liability Policy
and the original or copy of the policy delivered to Landlord shall indicate
this contractual coverage.

 

g.             For and during the period of construction, Tenant shall provide and pay
for all utilities consumed upon the Additional Premises during said period and
for the removal of all temporary connections.

 

h.             Tenant shall endeavor to cause the contractor to substantially complete
construction of the Improvements in a diligent manner. It shall be the sole
responsibility of Tenant to file all drawings and specifications, pay all fees
and obtain all permits and applications from any governmental authorities
having jurisdiction, and to obtain any certificates or approvals, including a
certificate of occupancy, required to enable Tenant to occupy the Additional
Premises. Upon completion of the Improvements, Tenant’s contractors and/or
subcontractors shall provide Landlord, without cost to Landlord, with one

 

6

 

(1)
set of transparent “as built” drawings. No delay in completion of construction
of the Improvements shall delay the Effective Date beyond the date specified
herein.

 

13.           Signage. Paragraph 9 of the Lease is
hereby amended by adding the following new paragraph to the end thereof:

 

“Tenant,
at Tenant’s sole cost and expense, shall have the non-exclusive right to place
signage on the exterior of the Building on the top southeast corner of the
Building in a location to be mutually agreed upon by Landlord and Tenant,
subject to all applicable laws, codes and regulations (including any zoning
requirements), as well as any restrictions or covenants of record, Landlord’s
signage and design criteria, and otherwise subject to Landlord’s prior
approval, including but not limited to, Landlord’s approval of the size,
location and installation of such signage, provided:  (i) Tenant is leasing from Landlord a minimum
of Seventy-Two Thousand Seven Hundred Seven (72,707) rentable square feet in
the Building; (ii) Tenant is the single largest tenant in the Building; (iii)
Tenant has neither assigned the Lease nor sublet more than twenty-five percent
(25%) of the Premises in the aggregate (so long as Tenant remains the largest
Tenant in the Building after any such subletting); and (iv) Tenant has not been
in default under the Lease beyond the expiration of any applicable notice and
cure period at any time during the Term of the Lease. Landlord shall have the
right, (x) at anytime during the Term of the Lease if any of the foregoing
conditions are not met, or (y) at the expiration or earlier termination of the
Lease, to require Tenant to remove any such signage at Tenant’s sole cost and
expense and to repair any damage caused by such removal at Tenant’s sole cost
and expense, except that, in the event that Landlord requires Tenant to remove
its exterior signage because Tenant is no longer the single largest tenant in
the Building, then such signage shall be removed at Landlord’s sole cost and
expense. Tenant will be required to have an annual maintenance contract
providing for the ongoing maintenance of such sign. The signage rights granted
to Tenant in this Paragraph are personal to the original Tenant and may not be
assigned by or to any person or entity other than the original Tenant,
including in connection with any transfer permitted pursuant to Paragraph 27 of
the Lease. Landlord shall use commercially reasonable efforts to cooperate with
Tenant in obtaining any necessary authorizations and permits required in
connection with such signage. Notwithstanding anything to the contrary
contained herein, for purposes of this Paragraph 13, a “Permitted Transferee”
(as that term is defined in Paragraph 16 of this First Amendment) shall be
deemed to be the “original Tenant” or the “Tenant”. “

 

14.           Notice.
Landlord’s addresses for notice set
forth in Paragraph 18 of the Lease shall be deleted entirely and the following
shall be substituted in lieu thereof:

 

	
   

  	
  “To Landlord:

  	
   

  	
  The Realty Associates Fund V,
  L.P.

  
	
   

  	
   

  	
   

  	
  c/o Kwartler Associates, Inc.

  
	
   

  	
   

  	
   

  	
  2 North Street

  
	
   

  	
   

  	
   

  	
  Waldwick, New Jersey 07463

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  With copy to:

  	
   

  	
  TA Associates Realty

  
	
   

  	
   

  	
   

  	
  28 State Street, Tenth Floor

  
	
   

  	
   

  	
   

  	
  Boston, Massachusetts 02109

  

 

7

 

Attention: Mr. Christopher J. Good”

 

15.           Option
to Renew. The Option to Renew
contained in Paragraph 24 of the Lease shall apply with respect to the
Additional Premises, it being understood that Tenant must exercise the Option
to Renew with respect to the entire Demised Premises (i.e., the Original
Premises and the Additional Premises) and not merely a part thereof.

 

16.           Assignment
and Subletting. Paragraph 27(c)
of the Lease is hereby deleted in its entirety and the following shall be
substituted in lieu thereof:

 

“Notwithstanding
anything to the contrary contained in Section 27 of the Lease, provided Tenant
is not in default after expiration of all applicable notice and cure periods at
the time, Tenant shall have the right, without Landlord’s consent, upon thirty
(30) days advance written notice to Landlord, to assign the Lease or sublet the
whole or any part of the Premises (a) to any entity or entities which are owned
by Tenant, or which owns Tenant, (b) in connection with the sale or transfer of
substantially all of the assets of the Tenant or the sale or transfer of
substantially all of the outstanding ownership interests in Tenant, or (c) in
connection with a merger, consolidation or other corporate reorganization of
Tenant (each of the transactions referenced in the above subparagraphs (a), (b),
and (c) are hereinafter referred to as a “Permitted Transfer,” and each
surviving entity shall hereinafter be referred to as a “Permitted Transferee”);
provided, that such assignment or sublease is subject to the following
conditions:

 

(i)            Tenant
shall remain fully liable under the terms of the Lease;

 

(ii)           such Permitted Transfer shall be subject to
all of the terms, covenants and conditions of the Lease;

 

(iii)          such Permitted Transferee has a net worth at
least equal to the net worth of Tenant as of the date of this First Amendment,
and

 

(iv)          such Permitted Transferee shall expressly
assume the obligations of Tenant under the Lease by a document reasonably
satisfactory to Landlord.

 

In addition, an initial public offering shall
not be considered an assignment under the Lease.”

 

17.           Right of Second Offer. In the event Tenant leases the Additional Space in the Building pursuant
to its right of second offer set forth in Paragraph 32 of the Lease or any
other additional space in the Building within the twelve (12) month period
following the date on which this First Amendment has been executed by both
Landlord and Tenant, whichever signs later (the “Execution Date”), then,
Landlord and Tenant hereby agree that any such additional space shall be
subject to the same terms and conditions applicable to the Additional Premises
set forth herein and the parties hereto shall enter into an amendment to the
Lease confirming such terms.

 

18.           Atrium Lighting. Landlord hereby agrees that, within a reasonable period of time following
the Effective Date but no later than six (6) months following the Effective
Date, Landlord shall remove or replace the existing pink neon lighting in the
atrium area of the Building.

 

8

 

19.           Telecommunications Wiring and Equipment. Tenant shall have the right to operate telecommunications equipment and
to bring fiber optic cabling into the Demised Premises, subject to all
applicable laws, codes and regulations and provided, the cost of installing and
maintaining any such cabling shall be borne solely by Tenant
and Tenant’s use of such telecommunications equipment and/or cabling shall not
unreasonably interfere with any other tenant’s use and enjoyment of its
premises or the Common Areas of the Building. Such telecommunications equipment
and/or cabling may only be installed, maintained, repaired and replaced by a
contractor approved by Landlord, in Landlord’s sole but reasonable discretion. Any
such installation shall be made pursuant to Paragraph 6 of the Lease and,
notwithstanding anything to the contrary contained in Paragraph 6(b) of the
Lease, shall be subject to Landlord’s reasonable consent. The Building’s
minimum point of entry (“MPOE”) for telephone service, the Building risers and
the telephone terminal rooms located on each floor of the Building may only be
accessed with Landlord’s prior consent and by contractors approved by Landlord,
in Landlord’s sole but reasonable discretion. Tenant shall be responsible for
any loss, cost, damage, liability and expense (including attorneys’ fees)
arising out of or related to the installation, maintenance, repair and
replacement of any such telecommunications equipment and/or cabling by Tenant. Landlord
shall have the right, (i) at the expiration or earlier termination of the
Lease, or (ii) in the event such telecommunications equipment and/or cabling
interferes with another tenant’s use of its premises or the Common Areas, to
require Tenant to remove any such telecommunications equipment and/or cabling
and repair and restore any damage caused by such removal at Tenant’s sole cost
and expense. Notwithstanding anything to the contrary contained in this
Paragraph 19 or elsewhere in the Lease or herein, Tenant understands that the
tenant in the space which is adjacent to the Additional Premises (the “Adjacent
Tenant”) has telecommunications equipment in the telecommunications closet
located in the Additional Premises and Tenant hereby agrees that it shall not
disturb any such equipment or unreasonably interfere with such Adjacent Tenant’s
use of its telecommunications equipment located in such telecommunications
closet until January 31, 2004. The Adjacent Tenant’s right to enter the
Additional Premises in order to access such telecommunications closet shall be
on reasonable notice to Tenant and during Tenant’s normal business hours
(except in the event of an emergency), and shall be made without unreasonable
interference to Tenant’s business conducted from the Additional Premises or
Tenant’s use and enjoyment of the Additional Premises.

 

20.           Brokers. Tenant represents and warrants to Landlord that Tenant has not had any
dealings or entered into any agreements with any person, entity, realtor,
broker, agent or finder in connection with the negotiation of this First Amendment
other than Kwartler Associates, Inc. and GVA Williams (collectively, the “Brokers”).
Tenant shall indemnify and hold Landlord harmless from and against any loss,
claim, damage, expense (including costs of suit and reasonable attorneys’ fees)
or liability for any compensation, commission or charges claimed by any other
realtor, broker, agent or finder claiming to have dealt with Tenant in
connection with this First Amendment. Landlord shall be responsible for payment
of the brokers’ fees to the Brokers pursuant to the terms of a separate
agreement.

 

21.           Reaffirmation
of Terms. Except as modified
herein, all of the terms, covenants and provisions of the Lease are hereby
confirmed and ratified and shall remain unchanged and in full force and effect.

 

22.           Representations. Tenant hereby represents and warrants to Landlord that Tenant (i) is not
in default of any of its obligations under the Lease and that such Lease is

 

9

 

valid,
binding and enforceable in accordance with its terms, (ii) has full power and
authority to execute and perform this First Amendment, and (iii) has taken all
action necessary to authorize the execution and performance of this First
Amendment.

 

23.           Counterpart
Copies. This First Amendment
may be executed in two or more counterpart copies, each of which shall be
deemed to be an original and all of which counterparts shall have the same
force and effect as if the parties hereto had executed a single copy of this
First Amendment.

 

[SIGNATURES
APPEAR ON FOLLOWING PAGE]

 

10

 

IN WITNESS WHEREOF, Landlord and Tenant have executed this First Amendment as of the day and
year first above written.

 

 

	
   

  	
   

  	
  LANDLORD:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  THE REALTY ASSOCIATES FUND V, L.P.,

  
	
   

  	
   

  	
  a Delaware limited partnership

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Realty Associates Fund V LLC, a Massachusetts

  
	
   

  	
   

  	
   

  	
  limited liability company,

  
	
   

  	
   

  	
   

  	
  general partner

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  Realty Associates Advisors LLC,

  
	
   

  	
   

  	
   

  	
   

  	
  a Delaware limited liability company,

  Manager

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  By:

  	
  Realty Associates Advisors Trust, a

  Massachusetts business trust, sole

  member

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
  By:

  	
  /s/ Henry G. Brauer

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
  Officer

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Realty Associates Fund V Texas Corporation, a

  
	
   

  	
   

  	
   

  	
  Texas corporation, general partner

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  /s/ Henry G. Brauer

  
	
   

  	
   

  	
   

  	
  Officer

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  RELIANT PHARMACEUTICALS, LLC,

  
	
   

  	
   

  	
  a Delaware limited liability company

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ Joseph
  J. Krivulka

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Its:

  	
  President

  	
   

  
									

 

11

 

EXHIBIT
A-2

 

THE ADDITIONAL PREMISES

 

(Floor Plan)

 

A-2-1

 

EXHIBIT B-1

 

VERIFICATION LETTER

 

RELIANT PHARMACEUTICALS, LLC, a Delaware limited partnership, (“Tenant”) hereby certifies that it has
entered into a lease amendment with THE REALTY ASSOCIATES FUND
V, L.P., a Delaware limited partnership (“Landlord”) and verifies
the following information as of the                   day
of                         ,
20       :

 

	
  Number of Rentable Square Feet in Premises:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Additional Premises Commencement Date:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Lease Termination Date:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Tenant’s Share:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Initial Base Rent:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Federal Tax I.D. No.:

  	
   

  	
   

  	
   

  

 

Tenant acknowledges and agrees that all
tenant improvements Landlord is obligated to make to the Additional Premises,
if any, have been completed and that Tenant has accepted possession of the
Additional Premises and that as of the date hereof, there exist no offsets or
defenses to the obligations of Tenant under the Lease. Tenant acknowledges that
it has inspected the Additional Premises and found them suitable for Tenant’s
intended commercial purposes.

 

	
   

  	
  TENANT:

  
	
   

  	
   

  
	
   

  	
  RELIANT PHARMACEUTICALS, LLC,

  
	
   

  	
  a Delaware limited partnership

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
   

  	
   

  

 

[SIGNATURES
CONTINUE ON NEXT PAGE]

 

B-1-1

 

	
  ACKNOWLEDGED AND
  AGREED TO:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  LANDLORD:

  	
   

  
	
   

  	
   

  
	
  THE REALTY ASSOCIATES FUND V, L.P.,

  	
   

  
	
  a Delaware limited
  partnership

  	
   

  
	
   

  	
   

  
	
  By:

  	
  Realty Associates Fund V LLC, a

  	
   

  
	
   

  	
  Massachusetts limited liability company,

  	
   

  
	
   

  	
  general partner

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  Realty Associates Advisors LLC,

  	
   

  
	
   

  	
   

  	
  a Delaware limited liability company,

  	
   

  
	
   

  	
   

  	
  Manager

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Realty Associates Advisors Trust,

  	
   

  
	
   

  	
   

  	
   

  	
  a Massachusetts business trust,

  	
   

  
	
   

  	
   

  	
   

  	
  sole member

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Officer

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  Realty Associates Fund V Texas Corporation,

  	
   

  
	
   

  	
  a Texas corporation, general partner

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Officer

  	
   

  
								

 

B-1-2Exhibit 10.33(b)

 

SECOND AMENDMENT TO AGREEMENT OF LEASE

 

THIS SECOND AMENDMENT TO
AGREEMENT OF LEASE (“Second Amendment”)
is made this 7th day of October, 2004, by and between THE REALTY ASSOCIATES FUND V, L.P., a Delaware limited
partnership, successor in interest to OP & F Bernards – 78, L.L.C. (“Landlord”)
and RELIANT PHARMACEUTICALS, INC.,
a Delaware corporation, formerly known as Reliant Pharmaceuticals, LLC (“Tenant”).

 

W I T N E S S E T H:

 

WHEREAS, OP & F Bernards – 78, L.L.C., Landlord’s predecessor in interest,
and Tenant entered into that certain Agreement of Lease dated February 5, 2001
(the “Original Lease”), as amended by that certain First Amendment to Agreement
of Lease dated November 5, 2003 (the “First Amendment”) (the Original Lease and
the First Amendment are collectively referred to herein as the “Lease”)
pursuant to which Tenant leased that certain premises in the building located
at 110 Allen Road, Liberty Corner, Bernard Township, New Jersey 07938 (the “Building”),
said premises containing approximately Seventy-Two Thousand Seven Hundred
(72,700) rentable square feet in the aggregate comprised of approximately
Fifty-Two Thousand Four Hundred Seventeen (52,417) rentable square feet of
office space on the fourth floor (the “Original Premises”) and Twenty Thousand
Two Hundred Eighty-Three (20,283) rentable square feet on the first floor (the “Additional
Premises”) (collectively, the “Demised Premises”);

 

WHEREAS, Landlord and Tenant desire to amend the Lease to (i) increase the square
footage of the Demised Premises, and (ii) amend certain other terms and
conditions of the Lease as herein provided.

 

NOW, THEREFORE, in consideration of the premises and mutual covenants and agreements
herein contained and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree
to the following:

 

1.             Recitals. The recitals set forth above are incorporated herein by this reference
with the same force and effect as if fully set forth hereinafter.

 

2.             Capitalized Terms. Capitalized terms not otherwise defined herein shall have the meaning
ascribed to them in the Lease. From and after the date hereof, the Original
Lease, the First Amendment and this Second Amendment shall be known collectively
as the “Lease”.

 

3.             Demised Premises.

 

a.             Effective October 1, 2004, (the “Effective Date”), the rentable square
footage of the Demised Premises shall be increased by Twenty-Three Thousand
Five Hundred Sixty (23,560) rentable square feet of space on the first floor of
the Building as shown on the floor plan attached hereto as Exhibit A-3
(the “Second Additional Premises”) to Ninety-Six Thousand Two Hundred Sixty
(96,260) rentable square feet. Tenant shall,

 

1

 

within
five (5) days after Landlord’s request, complete and execute the letter
attached hereto as Exhibit B-2 and deliver it to Landlord.

 

b.             As of the Effective Date, Paragraph 1 of the Basic Lease Provisions and
Definitions contained in the Preamble of the Lease, as amended by Paragraph 4b.
of the First Amendment (the “Basic Lease Provisions”) shall be deleted in its
entirety and the following Paragraph 1 substituted in lieu thereof:

 

“1.           Premises or Demised Premises: The Demised Premises
contains 96,260 rentable square feet of space in the aggregate consisting of
the following: (i) the “Original Premises” consisting of approximately 52,417
rentable square feet located on the fourth floor in the east and west wings, as
outlined in red on the floor plan annexed to the Lease and made a part thereof
as Exhibit A), (ii) the “Additional Premises” consisting of
approximately 20,283 rentable square feet located on the first floor (as shown
on the floor plan annexed to the First Amendment and made a part thereof as Exhibit
A-2), and (iii) the “Second Additional Premises” consisting of
approximately 23,560 rentable square feet located on the first floor (as shown
on the floor plan annexed to this Second Amendment and made a part hereof as Exhibit
A-3) together with all fixtures, equipment, improvements and installations
attached to the Original Premises, the Additional Premises and the Second
Additional Premises in the building located at 110 Allen Road, Liberty Corner,
Bernards Township, New Jersey 07938 (the “Building”) located on the parcel of
land more particularly described in Exhibit A-1 attached to the Lease and made
a part thereof (the “Land”). The Building and the Land are referred to
collectively in the Lease as the “Property.” 
The Original Premises, the Additional Premises and the Second Additional
Premises are referred to collectively in the Lease as the “Demised Premises.”

 

c.             From and after the Effective Date, except as otherwise provided herein,
all references in the Lease to the Demised Premises shall refer collectively to
the Original Premises, the Additional Premises and the Second Additional
Premises.

 

4.             Term. The Term of the Lease with respect to the Second Additional Premises
shall be coterminous with the Term of the Lease with respect to the Demised
Premises and, accordingly, shall commence on the Effective Date and expire July
31, 2011 (inclusively, the “Second Additional Premises Term”), unless
terminated sooner pursuant to the provisions of the Lease or hereof.

 

5.             Fixed Rent.

 

a.             Throughout the Term of the Lease, Tenant shall continue to pay Fixed Rent
with respect to the Demised Premises in the amounts set forth in Paragraph 6 of
the Basic Lease Provisions and Exhibit F attached to the Lease, as amended by
Paragraph 6 of the First Amendment.

 

b.             In addition to the Fixed Rent payable under the Lease with respect to the
Demised Premises, as of the Effective Date, Tenant shall pay Fixed Rent with
respect

 

2

 

to
the Second Additional Premises, at the times and in the manner set forth in
Paragraph 2 of the Lease, according to the following schedule:

 

Additional
Premises Fixed Rent

 

	
  Lease Period

  	
   

  	
  Annual Fixed Rent

  	
   

  	
  Monthly Fixed Rent

  	
   

  
	
  Effective
  Date-5/31/06

  	
   

  	
  $

  	
  647,900.04

  	
  *

  	
  $

  	
  53,991.67

  	
   

  
	
  6/1/06-1/31/09

  	
   

  	
  $

  	
  671,460.00

  	
  *

  	
  $

  	
  55,955.00

  	
   

  
	
  2/1/09-7/31/11

  	
   

  	
  $

  	
  695,019.96

  	
  *

  	
  $

  	
  57,918.33

  	
   

  

 

*annualized amounts

 

c.             Notwithstanding anything to the contrary contained herein, no Fixed Rent
shall be paid by Tenant with respect to the Second Additional Premises for the
first seven (7) full consecutive calendar months of the Second Additional
Premises Term. No other amounts due to Landlord under this Lease other than the
Fixed Rent with respect to the Second Additional Premises shall be abated,
except as expressly provided herein. In the event Tenant defaults hereunder and
fails to cure such default within any applicable notice or cure period, Tenant
shall not be entitled to any further abatement of Fixed Rent with respect to
the Second Additional Premises and all Fixed Rent with respect to the Second
Additional Premises previously abated shall be immediately paid by Tenant to
Landlord.

 

d.             Fixed Rent payable with respect to the Second Additional Premises shall be
net of electricity, which shall be a separate charge paid by Tenant in
accordance with Paragraphs 15(d) through (o) of the Lease.

 

6.             Base Rent Paid Upon Execution. Upon Tenant’s execution of this Second Amendment, Tenant shall deposit
with Landlord the sum of Fifty-Three Thousand Nine Hundred Ninety-One and
67/100 Dollars ($53,991.67) for the first full month’s Fixed Rent due with
respect to the Second Additional Premises, notwithstanding any abatement of
Fixed Rent pursuant to Paragraph 5(c) above. The Fixed Rent deposited by Tenant
pursuant to this Paragraph 6 shall be applied to the Fixed Rent due with
respect to the Second Additional Premises for the first full calendar month of
the Second Additional Premises Term for which Fixed Rent is due hereunder
(i.e., the eighth (8th) full calendar month of the Second Additional
Premises Term).

 

7.             Security Deposit. The Security Deposit held by Landlord pursuant to the Lease shall not be
increased in connection with Tenant’s lease of the Second Additional Premises.

 

8.             Tenant’s Proportionate Share
of Expenses. As of the Effective
Date, Paragraph 9 of the Basic Lease Provisions, as amended by Paragraph 9 of
the First Amendment, shall be deleted in its entirety and the following
Paragraph 9 substituted in lieu thereof:

 

“9.           Tenant’s Proportionate Share of Expenses:  48.06% comprised of 26.17% with respect to
the Original Premises, 10.13% with respect to the Additional Premises and
11.76% with respect to the Second Additional Premises, arrived at by dividing
the square footage of the Demised Premises (which for purposes of the Lease, is
agreed to be 96,267 rentable square feet in the aggregate consisting of

 

3

 

the
Original Premises containing 52,417 rentable square feet, the Additional
Premises containing 20,283 rentable square feet and the Second Additional
Premises containing 23,560 rentable square feet) by (ii) the Total Square
Footage of the Building (which for purposes of this Lease is agreed to be
200,270 square feet).”

 

9.             Parking. As of the Effective Date, Paragraph 13 of the Basic Lease Provisions, as
amended by Paragraph 10 of the First Amendment, shall be deleted in its
entirety add the following Paragraph 13 substituted in lieu thereof:

 

“13.         Number of Tenant Allocated Parking Spaces:  Twenty
(20) covered reserved spaces (“Reserved Spaces”) and Tenant shall be permitted
to use its pro rata share of unreserved space in common with other Tenants of
the Building.”

 

10.           Operating Expense Base. The “Operating
Expense Base” (as that term is defined in Paragraph 3(a) of the Lease) with
respect to the Second Additional Premises shall be the calendar year 2004. The “Initial
Year” (as that term is defined in Paragraph 3(a) of the Lease) with respect to
the Second Additional Premises shall mean the period of time from the Effective
Date until the end of the calendar year 2004. The “Real Estate Taxes Base” (as
that term is defined in Paragraph 3(a) of the Lease) with respect to the Second
Additional Premises shall be the calendar year 2004. The Operating Expense
Base, Initial Year and Real Estate Taxes Base with respect to the Original
Premises and the Additional Premises shall remain as stated in the Original
Lease and the First Amendment and shall not be modified hereby.

 

11.           Tenant Improvements.

 

a.             Tenant
acknowledges that Landlord has met its obligations to construct tenant
improvements or provide an allowance for Tenant to construct tenant
improvements with respect to the Original Premises and the Additional Premises
pursuant to Exhibit B of the Original Lease and Paragraph 2 of the First
Amendment.

 

b.             Tenant
hereby agrees to accept the Second Additional Premises in its “as-is” condition
existing on the date hereof and Landlord shall have no obligation to construct
any tenant improvements to the Second Additional Premises on behalf of Tenant.

 

c.             Tenant shall construct tenant improvements (“Improvements”) for the Second
Additional Premises in accordance with the plans (the “Plans”), which shall be
prepared by Tenant and approved in final form by Landlord, which approval shall
not be unreasonably withheld. The Plans shall include items and information as
Landlord shall reasonably require to evaluate Tenant’s work. All Improvements
shall be constructed in a good and workmanlike manner using new materials and
in accordance with all applicable laws, codes and regulations, including the
Americans with Disability Act (“ADA”) and in accordance with Paragraph 6 of the
Lease (except that the first sentence of Paragraph 6(b) of the Lease shall not
apply with respect to the Improvements). It is expressly agreed that (a) Tenant
shall not commence any such work until said Plans have been approved by
Landlord, and (b) the Plans which have been so approved by Landlord have been
used by Tenant, if applicable, to obtain all permits that are necessary to
construct the Improvements. Tenant acknowledges that Landlord’s review and
approval of the Plans is not conducted for the purpose of determining the
accuracy and completeness of the Plans, their compliance with applicable codes
and governmental regulations including ADA, or their sufficiency for purposes
of obtaining a building permit, all of which shall remain the

 

4

 

responsibility
of Tenant and Tenant’s architect. Accordingly, Landlord shall not be
responsible for any delays in obtaining the building permit due to the
insufficiency of the Plans or any delays due to changes in the Plans required
by the applicable governmental regulatory agencies reviewing the Plans. If, as
a result of any proposed Improvements made by Tenant to the Second Additional
Premises, Landlord is obligated to comply with the ADA or any other law or
regulation and such compliance requires Landlord to make any improvement or
alteration to any portion of the Building, as a condition to Landlord’s
approval, Landlord shall have the right to require Tenant to pay to Landlord
prior to the construction of any such Improvement by Tenant, the entire cost of
any improvement or alteration Landlord is obligated to complete by such law or
regulation.

 

d.             Tenant shall provide Landlord with a breakdown of the estimated total cost
of the Improvements (“Cost Breakdown”), including, without limitation:
construction cost of the Improvements; architectural and engineering fees
relating to the preparation and review of the space plan and the Plans
(inclusive of the initial space plan and all design work above and below the
ceiling); governmental agency plan check, permit and other fees; sales and use
taxes; testing and inspection costs; and construction fees (including general
contractor’s overhead and supervision fees and the construction supervisory fee
referred to in subparagraph (i) hereof). In connection thereto, Landlord hereby
grants to Tenant an “Improvement Allowance” of up to Twenty and 75/100 Dollars
($20.75) per rentable square foot of space in the Second Additional Premises
(i.e., 23,560 rentable square feet multiplied by $20.75 = $488,870.00). The
Improvement Allowance shall be disbursed to Tenant not more frequently than
once per month based on disbursement requests submitted by Tenant to Landlord
and certified by Tenant’s architect. Such disbursement request shall set forth
the total amount incurred, expended and/or due for each requested item less
prior disbursements and a description of the work performed, and materials
supplied and/or costs incurred or due with respect to each item for which
disbursement is requested. Each such disbursement request shall be accompanied
by invoices, vouchers, statements, affidavits, payroll records and/or other
documents reasonably requested by Landlord, which substantiate costs incurred
to justify such a disbursement, together with lien waivers for those
contractors and materialmen providing construction services or materials. In
addition, each disbursement shall be subject to inspection and approval of
completed work by Landlord’s construction engineer. In the event the Cost
Breakdown exceeds the Improvement Allowance, Tenant shall pay from another
source of funds the amount by which the Cost Breakdown exceeds the Improvement
Allowance prior to any disbursement of the Improvement Allowance by Landlord. In
the event the actual cost of the Improvements is less than the Improvement
Allowance, the unused portion of the Improvement Allowance shall not be paid or
refunded to Tenant or be available to Tenant as a credit against any
obligations of Tenant under the Lease, except that up to thirty-three percent
(33%) of the Improvement Allowance (i.e., $488,870.00 multiplied by .33 =
$161,327.10) may be used to reimburse Tenant for its documented, third-party
out-of-pocket expenses incurred in connection with its installation of its data
and voice cabling and wiring at the Second Additional Premises. The Improvement
Allowance must be expended on or before the expiration of the twelve (12)
calendar month period following the Effective Date. If the Improvement
Allowance is not expended on or before such date, the Improvement Allowance
shall no longer be available to Tenant and Landlord shall have no further
obligation to provide such Improvement Allowance to Tenant.

 

e.             Tenant shall obtain Landlord’s approval of Tenant’s contractor, which
approval shall not be unreasonably withheld provided (i) such contractor’s primary business

 

5

 

is the construction of
tenant/interior finish work in commercial office buildings; (ii) such
contractor is licensed to do business in Somerset County, New Jersey, and (iii)
such contractor is not a contractor with whom Landlord or its agent has had
unsatisfactory dealings in the past. Landlord hereby agrees that if Tenant
elects to use Gale Construction Company, LLC or DDB Interior Contracting as
Tenant’s contractor, such contractors are pre-approved and shall not require
any additional approvals by Landlord. Additionally, Tenant
shall submit a copy of the proposed construction contract to Landlord for
Landlord’s approval. Landlord’s approval, which shall not be unreasonably
withheld, shall be given or denied (as applicable) within ten (10) business
days of receipt of the necessary information from Tenant. Tenant’s contractors
and subcontractors shall be required to provide the following types of
insurance, in the minimum amounts indicated, naming Landlord (and Landlord’s
mortgagee, if required by Landlord) as additional insured:

 

(i)            Workmen’s Compensation with full statutory limits for employer’s
liability.

 

(ii)           Commercial General Liability Insurance including direct and contingent
liability in the aggregate amount of One Million and No/100 Dollars
($1,000,000.00) combined single limit coverage per occurrence for personal
injury, death or property damage.

 

(iii)          The Liability Policy shall include coverage for Broad Form Hold Harmless
Agreement as is contained in the standard contract.

 

(iv)          Automobile Liability Insurance with bodily injury limits of $250,000 per
person, $500,000 per accident, and $50,000 per accident for Property Damage.

 

Certificates of insurance for
all of the foregoing insurance coverages shall be delivered to Landlord before
construction of the improvements is started and before Tenant’s contractor’s
equipment is placed upon the Second Additional Premises. In all other respects,
the insurance coverage above mentioned shall comply with the Lease provisions.

 

f.              It is agreed that Tenant assumes the entire responsibility and liability
due to its negligence, including statutory or common law, for any and all
injuries or death of any or all persons, including its contractor,
subcontractors and employees, and for any and all damages to property caused by
or resulting from or arising out of any act or omission on the part of Tenant,
its contractor, subcontractors or employees, in the prosecution of the work
thereunder. With respect to such work Tenant agrees to indemnify and save
harmless Landlord, its mortgagee, architect, engineers and their employees and
all other tenants of the Property from and against all losses and expense,
including legal fees, which they may suffer or pay as the result of claims or
lawsuits due to, because of or arising out of any and all such injuries, death
or damage, whether real or alleged, and Tenant, its contractor and
subcontractors shall assume and defend at their own expense all such claims or
lawsuits, unless caused by the gross negligence or willful misconduct of
Landlord. Tenant agrees to insure this assumed liability in its Comprehensive
General Liability Policy and the original or copy of the policy delivered to
Landlord shall indicate this contractual coverage.

 

6

 

g.             For and during the period of construction, Tenant shall provide and pay
for all utilities consumed upon the Second Additional Premises during said
period and for the removal of all temporary connections.

 

h.             Tenant shall endeavor to cause the contractor to substantially complete
construction of the Improvements in a diligent manner. It shall be the sole
responsibility of Tenant to file all drawings and specifications, pay all fees
and obtain all permits and applications from any governmental authorities
having jurisdiction, and to obtain any certificates or approvals, including a
certificate of occupancy, required to enable Tenant to occupy the Second
Additional Premises. Upon completion of the Improvements, Tenant’s contractors
and/or subcontractors shall provide Landlord, without cost to Landlord, with
one (1) set of transparent “as built” drawings. No delay in completion of
construction of the Improvements shall delay the Effective Date beyond the date
specified herein.

 

12.           Option
to Renew. The Option to Renew
contained in Paragraph 24 of the Lease shall apply with respect to the Second
Additional Premises, it being understood that Tenant must exercise the Option
to Renew with respect to the entire Demised Premises (i.e., the Original Premises,
the Additional Premises and the Second Additional Premises) and not merely a
part thereof.

 

13.           Generator.            Landlord
agrees to permit Tenant, at Tenant’s sole cost and expense, to install, operate
and maintain a generator and related facilities and equipment (collectively,
the “Generator”) in a location to be mutually agreed upon by Landlord and
Tenant. The plans and specifications for the Generator shall be subject to the
prior written approval of Landlord, which shall not be unreasonably withheld,
conditioned or delayed. Tenant shall install the Generator in a good and safe
manner in accordance with the terms and conditions of the Lease. Tenant shall
provide reasonable notice to Landlord of the time and date upon which it
desires to install the Generator. Landlord shall have the right to have a
representative present at the installation of the Generator in order to approve
the methods of installation and performance thereof. The Generator shall be
screened in a manner and design acceptable to Landlord in its sole but
reasonable discretion. Tenant shall have the responsibility to secure all
necessary approvals relating to the installation and operation of the Generator
from state, federal and other governmental authorities and shall provide copies
of all such approvals to Landlord prior to installation and operation of such
Generator. Further, Tenant shall construct, operate and maintain such
facilities in accordance with all applicable laws, including all environmental
laws, ordinances, rules and regulations and in compliance with the reasonable
requirements of the insurers of the Building. Tenant hereby agrees to indemnify
Landlord from and against any breach by Tenant of the obligations stated in the
preceding sentence, and agrees to defend and hold Landlord harmless from and
against any and all claims, judgments, damages, penalties, fines, costs,
liabilities, or losses (including, without limitation, diminution in value of
the Building, damages for the loss or restriction or use of rentable space or
of any amenity of the Building, damages arising from any adverse impact on
marketing of space in the Building, sums paid in settlement of claims,
reasonable attorneys’ fees, consultant fees and expert fees) which arise during
or after the Term of this Lease as result of such breach. In addition, Tenant
shall indemnify, defend and hold Landlord, its principals, officers, directors,
agents, employees and servants harmless from and against any liability, loss,
costs, claims, damage and expense of whatever kind arising directly or
indirectly from the installation, operation, maintenance, repair, and removal
of such Generator, including, but not limited to, reasonable attorneys’ fees
and court costs, except where such liability, loss, costs, claims, damage or
expense arises directly from the gross negligence or willful misconduct of
Landlord, its principles, officers, directors, agents, employees and servants. At
the expiration or earlier

 

7

 

termination of the Lease, at Landlord’s option, the Generator shall be
removed from its location at Tenant’s sole cost and Tenant shall restore such
area to the condition existing prior to such installation, and any damage
caused by such removal shall be repaired at Tenant’s sole cost. If Landlord has
required Tenant to remove the Generator and Tenant fails to so remove the
Generator within ten (10) days of the termination of this Lease, Tenant hereby
authorizes Landlord to remove and dispose of the Generator and charge Tenant
for all costs and expenses incurred. Tenant agrees that Landlord shall not be
liable for any property disposed of or removed by Landlord pursuant to the
immediately preceding sentence. Tenant’s obligations hereunder shall survive
the expiration or earlier termination of the Lease.

 

14.           Brokers. Tenant represents and warrants to Landlord that Tenant has not had any
dealings or entered into any agreements with any person, entity, realtor,
broker, agent or finder in connection with the negotiation of this Second Amendment
other than Kwartler Associates, Inc. and GVA Williams (collectively, the “Brokers”).
Tenant shall indemnify and hold Landlord harmless from and against any loss,
claim, damage, expense (including costs of suit and reasonable attorneys’ fees)
or liability for any compensation, commission or charges claimed by any other
realtor, broker, agent or finder claiming to have dealt with Tenant in
connection with this Second Amendment. Landlord shall be responsible for
payment of the brokers’ fees to the Brokers pursuant to the terms of a separate
agreement.

 

15.           Reaffirmation
of Terms. Except as modified
herein, all of the terms, covenants and provisions of the Lease are hereby
confirmed and ratified and shall remain unchanged and in full force and effect.

 

16.           Representations. Tenant hereby represents and warrants to Landlord that Tenant (i) is not
in default of any of its obligations under the Lease and that such Lease is
valid, binding and enforceable in accordance with its terms, (ii) has full
power and authority to execute and perform this Second Amendment, and (iii) has
taken all action necessary to authorize the execution and performance of this
Second Amendment.

 

17.           Counterpart
Copies. This Second
Amendment may be executed in two or more counterpart copies, each of which
shall be deemed to be an original and all of which counterparts shall have the
same force and effect as if the parties hereto had executed a single copy of
this Second Amendment.

 

[SIGNATURES
APPEAR ON FOLLOWING PAGE]

 

8

 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Second Amendment as of the day
and year first above written.

 

 

	
   

  	
   

  	
  LANDLORD:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  THE REALTY ASSOCIATES FUND V, L.P.,

  
	
   

  	
   

  	
  a Delaware limited partnership

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Realty Associates Fund V LLC, a Massachusetts

  limited liability company,

  
	
   

  	
   

  	
   

  	
  general partner

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  Realty Associates Advisors LLC,

  
	
   

  	
   

  	
   

  	
   

  	
  a Delaware limited liability company,

  
	
   

  	
   

  	
   

  	
   

  	
  Manager

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  By:

  	
  Realty Associates Advisors Trust, a

  Massachusetts business trust, sole

  member

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
  By:

  	
  /s/ Heather L. Hohenthal

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
  Officer

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Realty Associates Fund V Texas Corporation, a

  Texas corporation, general partner

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  /s/ Heather L. Hohenthal

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  Officer

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  RELIANT PHARMACEUTICALS, INC.,

  
	
   

  	
   

  	
  a Delaware corporation

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ Joseph J. Krivulka

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Its:

  	
  President

  	
   

  
											

 

9

 

EXHIBIT
A-3

 

THE SECOND ADDITIONAL PREMISES

 

(Floor Plan)

 

A-2-1

 

EXHIBIT B-2

 

VERIFICATION LETTER

 

RELIANT PHARMACEUTICALS, INC., a Delaware corporation, (“Tenant”) hereby certifies that it has entered
into a lease amendment with THE REALTY ASSOCIATES FUND
V, L.P., a Delaware limited partnership (“Landlord”) and verifies
the following information as of the                  day
of                     ,
20    :

 

	
  Number of Rentable Square Feet in Second Additional Premises:

  	
   

  
	
   

  	
   

  
	
  Second Additional Premises Commencement
  Date:                  

  	
   

  
	
   

  
	
  Lease Termination Date:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Tenant’s Share:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Initial Base Rent:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Federal Tax I.D. No.:

  	
   

  	
   

  
				

 

Tenant acknowledges and agrees that all
tenant improvements Landlord is obligated to make to the Second Additional
Premises, if any, have been completed and that Tenant has accepted possession
of the Second Additional Premises and that as of the date hereof, there exist
no offsets or defenses to the obligations of Tenant under the Lease. Tenant
acknowledges that it has inspected the Second Additional Premises and found
them suitable for Tenant’s intended commercial purposes.

 

	
   

  	
  TENANT:

  
	
   

  	
   

  
	
   

  	
  RELIANT PHARMACEUTICALS, INC.,

  
	
   

  	
  a Delaware corporation

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Joseph J. Krivulka

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
  President

  	
   

  

 

[SIGNATURES
CONTINUE ON NEXT PAGE]

 

B-1-1

 

	
  ACKNOWLEDGED AND
  AGREED TO:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  LANDLORD:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  THE REALTY ASSOCIATES FUND V, L.P.,

  	
   

  	
   

  
	
  a Delaware limited
  partnership

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  Realty Associates Fund V LLC, a

  	
   

  	
   

  
	
   

  	
  Massachusetts limited liability company,

  	
   

  	
   

  
	
   

  	
  general partner

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  Realty Associates Advisors LLC,

  	
   

  	
   

  
	
   

  	
   

  	
  a Delaware limited liability company,

  	
   

  	
   

  
	
   

  	
   

  	
  Manager

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Realty Associates Advisors Trust,

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  a Massachusetts business trust,

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  sole member

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Officer

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  Realty Associates Fund V Texas Corporation,

  	
   

  	
   

  
	
   

  	
  a Texas corporation, general partner

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Officer

  	
   

  	
   

  
							

 

B-1-2

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00128-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00128-of-00352.parquet"}]]