Annual report pursuant to Section 13 and 15(d)

Commitments and Contingencies

v3.22.1
Commitments and Contingencies
12 Months Ended
Dec. 31, 2021
Commitments and Contingencies  
Commitments and Contingencies

Note 7 - Commitments and Contingencies

Leases

On October 27, 2017, the Company entered into a lease agreement with WCS - 377 Plantation Street, Inc., a Massachusetts nonprofit corporation. Pursuant to the terms of the lease agreement, the Company agreed to lease 27,043 square feet from the landlord, located at 377 Plantation Street in Worcester, MA (the “Facility”), through November 2026, subject to additional extensions at the Company’s option. Base rent, net of abatements of $0.6 million over the lease term, totals approximately $3.6 million, on a triple-net basis.

The terms of the lease also require that the Company post an initial security deposit of $0.8 million, in the form of $0.5 million letter of credit and $0.3 million in cash, which increased to $1.3 million ($1.0 million letter of credit, $0.3 million in cash) on November 1, 2019. After the fifth lease year, the letter of credit obligation is subject to reduction.

The Facility began operations for the production of personalized CAR T and gene therapies in 2018.

The Company leases office space and copiers under agreements classified as operating leases that expire on various dates through 2026. The Company’s lease liabilities result from the lease of its Facility in Massachusetts, which expires in 2026, and its copiers, which expire in 2024. Such leases do not require any contingent rental payments, impose any financial restrictions, or contain any residual value guarantees. Certain of the Company’s leases include renewal options and escalation clauses; renewal options have not been included in the calculation of the lease liabilities and right of use assets as the Company is not reasonably certain to exercise the options. The Company does not act as a lessor or have any leases

classified as financing leases. At December 31, 2021, the Company had operating lease liabilities of $2.0 million and right of use assets of $1.1 million, which were included in the Balance Sheet. At December 31, 2020, the Company had operating lease liabilities of $2.2 million and right of use assets of $1.1 million, which were included in the Balance Sheet.

The following summarizes quantitative information about the Company’s operating leases:

    

For the Year Ended

December 31, 

December 31, 

($ in thousands)

    

2021

    

2020

Lease cost

 

  

 

  

Operating lease cost

 

$

315

 

$

330

Variable lease cost

599

470

Total

 

$

914

 

$

800

    

For the Year Ended

 

December 31, 

December 31, 

($ in thousands)

    

2021

 

    

2020

 

Operating cash flows from operating leases

 

$

484

 

$

76

Weighted-average remaining lease term – operating leases

4.8

5.8

Weighted-average discount rate – operating leases

9.0

%

9.0

%

Maturities of our operating leases, excluding short-term leases, are as follows:

($ in thousands)

    

Year ended December 31, 2022

$

516

Year ended December 31, 2023

529

Year ended December 31, 2024

 

513

Year ended December 31, 2025

 

516

Year ended December 31, 2026

 

439

Thereafter

Total

 

2,513

Less present value discount

(481)

Operating lease liabilities

$

2,033